By Marianne Cole
I was both surprised and very disappointed by Clearwater County Council’s decision following the public hearing of July 24th to re-designate +/- 40 acres of agricultural land to light industrial. This land is located on the west side of Hwy 22, approximately half a mile north of the junction with SH 587, the Bowden Road. The application for re-designation was being made by Element GP Inc who wishes to establish a 55, 000 square foot micro-climate controlled cannabis production facility on the property.
Council chambers were packed with surrounding neighbors and other county residents. Numerous excellent presentations were given in opposition to the re-designation and an ad hoc show of hands indicated unanimous opposition. Arguments against the change focussed on concerns over loss of agricultural land, water usage, impact on wildlife, quality of life, traffic safety, emergency response times, and reduction of neighboring land values.
What was most surprising and disappointing was the seemingly clear disregard for this council’s own recently established Land Use Bylaw when they voted unanimously to allow the re-designation. (Note: Councillor Laing was absent.) The bylaw governing this proposal had been proactively passed in March 2018 to prevent this very situation of cannabis operations wherever in the county.
There are two applicable clauses in this document. Section 7.12 (1) states, “Clearwater County should direct cannabis production facilities to locate in a business park.” Various presentations noted the availability of industrial lots in the county, most notably the newly developed park in Caroline, a project funded by taxpayer dollars. It would seem fiscally responsible for council to seize the opportunity to retrieve some of those tax dollars by suggesting this potential operation establish there.
Also in the LUB section 7.12 (3) states, “All cannabis production facilities applying for a development permit on an industrial parcel not located within a business park must be located outside of a 300m. radius from a property boundary that has any of the following attributes; a. an existing residence…” With the potential re-designation/new subdivision property line, the facility would be within approximately 150m. of the property boundary that has two residences. Other properties with residences are immediately across the road to the north and east of the proposed site. Clearly this re-designation promotes a direct conflict with the LUB. Note: There is opportunity for this to be rectified with a refusal of the development permit but why would council encourage further time, expense and frustration by all involved when it could have all been solved with the refusal at this public hearing?
It seems council has not only ignored its own guiding documents but also the voice of the people, a cause that was repeatedly touted as being important during last fall’s election campaign.
Wikipedia defines a double standard as “the application of different sets of principles for similar situations.” One is left to wonder, as the process related to the approval of this cannabis production facility proceeds (the subdivision application, and the development permit application) will the guiding documents and earlier valued principles of this council be upheld or will the double standard continue?
Wednesday, July 25, 2018
Friday, July 20, 2018
Letter to Mountaineer Editor
Dear Editor,
I would like to make some follow up comments on your editorial in the July 17 edition titled "No more land bets for Clearwater County". At the conclusion of the article you state: "Clearwater County needs to develop a clear eyed plan for its future facilities, then stick to it"
In a democratic world, very hard to implement and not necessarily desirable.
At the last election, four new councillors came on board, replacing the previous dominant four, including the Reeve and Deputy Reeve. Following the installation of the new council a number of senior staff members left their employment with the County, or were made redundant in organizational changes.
The incoming council set a new direction for the county by scrapping the $30 million development plan for new facilities north of Rocky and redirecting its attention towards improved internet service for county residents. More money was also made available for paving of county roads.
From my perspective, these are positive developments and should be commended.
Another planning area which Council needs to revisit is the Nordegg development plan which is pretty well stalled at this time due to lack of public interest in buying land within the town site. Hopefully, county residents will be engaged in reviewing this plan in the near future.
Helge Nome
I would like to make some follow up comments on your editorial in the July 17 edition titled "No more land bets for Clearwater County". At the conclusion of the article you state: "Clearwater County needs to develop a clear eyed plan for its future facilities, then stick to it"
In a democratic world, very hard to implement and not necessarily desirable.
At the last election, four new councillors came on board, replacing the previous dominant four, including the Reeve and Deputy Reeve. Following the installation of the new council a number of senior staff members left their employment with the County, or were made redundant in organizational changes.
The incoming council set a new direction for the county by scrapping the $30 million development plan for new facilities north of Rocky and redirecting its attention towards improved internet service for county residents. More money was also made available for paving of county roads.
From my perspective, these are positive developments and should be commended.
Another planning area which Council needs to revisit is the Nordegg development plan which is pretty well stalled at this time due to lack of public interest in buying land within the town site. Hopefully, county residents will be engaged in reviewing this plan in the near future.
Helge Nome
Thursday, July 19, 2018
PUBLIC HEARING NOTICE
By Marianne Cole
A Public Hearing will be held on Tuesday, July 24, 2018 at 9:00AM in County Council Chambers. The key points for the hearing are:
To hear the proposal to re-designate 40 acres of land from agricultural to light industrial. Element GP Inc. is proposing to construct a 55,000 sq. ft. cannabis (marijuana) production facility on the property. This property is located along Hwy. 22, just north of SH587 (the Bowden Road), on the west side of the road.
CONCERNS
Earlier Clearwater County passed a Land Use Bylaw that stated, “Clearwater County should direct cannabis production facilities to locate in a business park.” The Bylaw, however, does allow for such operations as a “Discretionary Use” on land zoned, “ Light Industrial”, hence the proposal for rezoning.
In that Land Use Bylaw it also states in Section 7 that “All cannabis production facilities applying for a development permit on an industrial parcel not located within a business park, must be located outside of a 300m. radius from a property boundary that has any of the following attributes: (a) an existing residence.” The rezoned land would create a property boundary between it and the remainder of the land (with 2 residences on it) that falls within the above 300m. radius. Furthermore, immediately to the east across Hwy. 22 there is a property boundary that falls within the 300m. radius.
The county has, itself spent money on developing an industrial park in Caroline and it would seem fiscally responsible to encourage new businesses to establish there. The Caroline business park would also be seemingly more accessible, being located on a highway leading directly to the Hwy 2 corridor.
There are also other available industrial lots in the Pidherney’s Industrial Park along Hwy. 11 as well as Metal Dog Industrial Park north of Rocky on Airport Road. (Note: Developing in a business park requires a set-back restriction of only 50m radius from a property with an existing residence.)
The County’s Municipal Development Plan states, “Clearwater County shall consider agriculture as the primary land use within the County.” The MDP also states, “Public input during the preparation of this plan clearly indicated the conservation of agricultural land and water as especially important to the residents of the County.”
To re-designate 40 acres of agricultural land to industrial goes against the values in the above statements.
Allowing this re-designation opens the door to innumerable other applications and the possibility of cannabis production facilities all across the county, a serious issue the county was trying to avoid with the earlier passing of their Land Use Bylaw and its definitely positive restrictions.
In conclusion, there is also concern over the integrity/honesty/credibility of Element GP Inc. Upon researching info on this company I found the following: “Element GP Inc. (ELEMENT Cannabis Group) is a new cannabis producer and supplier who is building a high technology, micro-climate controlled, vertical grow, cultivation and extraction facility locate approximately 15km. north of Sundre, Alberta” How can they be advertising, on social media, that they are building a facility when there hasn’t been either a re-designation of the property or an approved development permit???
ENCOURAGEMENT
PLEASE, if you have time and opportunity, check out the county website (Council Agendas) for the complete agenda package/info for the hearing on Tuesday. Please call if you need help or want more info. (Marianne at (403)729-2493) You may also want to google Element GP Inc. for more info as well.
If possible, COME to the hearing and/or send your comments/concerns to: Rick Emmons, Chief Administrative Officer, Clearwater County, Box 550, Rocky Mtn. House, T4T 1A4; OR email Rick at remmons@clearwatercounty.ca, OR drop off your letter at the county office prior to Tuesday. Anyone can make a presentation/read their concerns at the hearing.
PASS this information on to any of your friends or those involved with Facebook, Twitter, Instagram, or Voice Your Opinion Rocky.
HAVE A GREAT REMAINING SUMMER AND THE CCTA WILL BE BACK ON TRACK IN SEPTEMBER
A Public Hearing will be held on Tuesday, July 24, 2018 at 9:00AM in County Council Chambers. The key points for the hearing are:
To hear the proposal to re-designate 40 acres of land from agricultural to light industrial. Element GP Inc. is proposing to construct a 55,000 sq. ft. cannabis (marijuana) production facility on the property. This property is located along Hwy. 22, just north of SH587 (the Bowden Road), on the west side of the road.
CONCERNS
Earlier Clearwater County passed a Land Use Bylaw that stated, “Clearwater County should direct cannabis production facilities to locate in a business park.” The Bylaw, however, does allow for such operations as a “Discretionary Use” on land zoned, “ Light Industrial”, hence the proposal for rezoning.
In that Land Use Bylaw it also states in Section 7 that “All cannabis production facilities applying for a development permit on an industrial parcel not located within a business park, must be located outside of a 300m. radius from a property boundary that has any of the following attributes: (a) an existing residence.” The rezoned land would create a property boundary between it and the remainder of the land (with 2 residences on it) that falls within the above 300m. radius. Furthermore, immediately to the east across Hwy. 22 there is a property boundary that falls within the 300m. radius.
The county has, itself spent money on developing an industrial park in Caroline and it would seem fiscally responsible to encourage new businesses to establish there. The Caroline business park would also be seemingly more accessible, being located on a highway leading directly to the Hwy 2 corridor.
There are also other available industrial lots in the Pidherney’s Industrial Park along Hwy. 11 as well as Metal Dog Industrial Park north of Rocky on Airport Road. (Note: Developing in a business park requires a set-back restriction of only 50m radius from a property with an existing residence.)
The County’s Municipal Development Plan states, “Clearwater County shall consider agriculture as the primary land use within the County.” The MDP also states, “Public input during the preparation of this plan clearly indicated the conservation of agricultural land and water as especially important to the residents of the County.”
To re-designate 40 acres of agricultural land to industrial goes against the values in the above statements.
Allowing this re-designation opens the door to innumerable other applications and the possibility of cannabis production facilities all across the county, a serious issue the county was trying to avoid with the earlier passing of their Land Use Bylaw and its definitely positive restrictions.
In conclusion, there is also concern over the integrity/honesty/credibility of Element GP Inc. Upon researching info on this company I found the following: “Element GP Inc. (ELEMENT Cannabis Group) is a new cannabis producer and supplier who is building a high technology, micro-climate controlled, vertical grow, cultivation and extraction facility locate approximately 15km. north of Sundre, Alberta” How can they be advertising, on social media, that they are building a facility when there hasn’t been either a re-designation of the property or an approved development permit???
ENCOURAGEMENT
PLEASE, if you have time and opportunity, check out the county website (Council Agendas) for the complete agenda package/info for the hearing on Tuesday. Please call if you need help or want more info. (Marianne at (403)729-2493) You may also want to google Element GP Inc. for more info as well.
If possible, COME to the hearing and/or send your comments/concerns to: Rick Emmons, Chief Administrative Officer, Clearwater County, Box 550, Rocky Mtn. House, T4T 1A4; OR email Rick at remmons@clearwatercounty.ca, OR drop off your letter at the county office prior to Tuesday. Anyone can make a presentation/read their concerns at the hearing.
PASS this information on to any of your friends or those involved with Facebook, Twitter, Instagram, or Voice Your Opinion Rocky.
HAVE A GREAT REMAINING SUMMER AND THE CCTA WILL BE BACK ON TRACK IN SEPTEMBER
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