By Dan Singleton
MVP Staff
The Mountain View County municipal planning commission (MPC) has rejected a development permit application by West Can Seal Coating Inc. for a proposed gravel pit southwest of Sundre.
During the May 2 MPC meeting, members voted unanimously to reject the application for the 150-acre operation, located about one kilometre south of Highway 584.
The county's planning department had reviewed the application, including the public consultation process undertaken over the past 10 months, and recommended rejection of the application.
The department cited the following three principal reasons:
1. The application will affect the use and enjoyment of neighbouring properties.
2. Impacts on the regional road network have not been satisfactorily addressed.
3. The application does not meet the goals and directions of the South McDougal Flats Area Structure Plan requiring the addressing of impacts and public response.
Commission members passed a motion rejecting the application, citing the first and third reasons.
West Can hosted an open house on Dec. 10 followed by smaller one-on-one public sessions to discuss the proposal and gather public input.
More than 170 letters objecting to the proposed development had been received by MVC, many from residents with properties near the proposed pit.
Objections outlined in the letters included concerns about the potential impact on the aquifer, heavy truck traffic, noise pollution, dust, and reclamation.
“While the applicant has taken many steps to work with the community, it is clear from the feedback that this application is far from resolution. Until there is broader community acceptance, this application should not be approved,” the planning department said in its report to MPC.
“The purpose of community consultation is for all parties to work towards establishing conditions so that different land use can co-exist. We have not reached this point with this application. The community clearly feels that issues relating to dust, noise, traffic impacts, setbacks, water, safety and reclamation have not been satisfactorily addressed. There needs to be a broader form of community acceptance.”
MVC Deputy Reeve Patricia McKean, who sits on the MPC, said she concurred with administration's recommendation to reject the application.
“We need gravel, but having a pit that near to a country residential area with that many residents doesn't make sense,” said McKean.
Murray Griffin, whose residence is near the proposed pit, was one of those filing a letter of objection. He says he is very pleased the MPC has rejected the development application. “This shows that the county recognizes that there has to be give and take,” said Griffin. “If West Can had addressed the people when they first bought the property they would have known this situation would arise.
“I hope that everybody in McDougal Flats recognizes this needs to be stopped. We can't put up with any more gravel extraction because the aquifer is so sensitive. We can't take the risk. When we have no water, we have nothing.”
Neil Bates, who is the developer of the 10-lot County Haven Acres south of the proposed pit, said he is pleased the application was rejected because he believes approval would have hurt lot sales.
During the May 2 MPC meeting, West Can vice-president of operations Matthew Arnill told commission members that the company had made changes to its application to address public concerns.
Following the meeting, Arnill said he plans to appeal the MPC's rejection of the development permit application to the county's subdivision and development appeal board.
“I truly believe that this development fits within the McDougal Flats area structure plan,” said Arnill, adding that he believes the company has met its community consultation requirements.
An appeal must be filed within 14 days of an applicant being officially notified of the MPC decision. Once an appeal is filed, a hearing would be held within 30 days, said John Rusling, MVC director of planning.
