A public hearing before the Mountain View County Subdivision and Development Appeal Board will be held on June 7 after West Can Seal Coating Inc. filed an appeal of a recent Municipal Planning Commission ruling, say officials.
On May 2 the MPC rejected the company's development permit application for the 150-acre operation, located one kilometre south of Highway 584 west of Sundre.
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 two principal reasons for rejecting the application: “The application will affect the use and enjoyment of neighbouring properties; and 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.”
In its appeal filed last week, West Can said it maintains the project should be approved and that the appeal board should reverse the MPC decision.
“West Can and our agents have undertaken a full review of the March 12 municipal development permit application,” the company said in its appeal application. “West Can is satisfied that the matters related to the use and enjoyment of neighbouring properties are fully and adequately addressed.
“Prior to undertaking the municipal development plan application, West Can undertook a review of the south McDougal Flats Area Structure Plan and was satisfied that the gravel pit was and will be in compliance with the (ASP), but also other Mountain View County bylaws and provincial regulations relating to sand and gravel extraction.
“The goal of the West Can application is to improve the current conditions and aesthetics of the Ross pit (the former gravel pit at the site). The planning outcome will transition the pit into a model of future sand and gravel activities in the south McDougal Flats community in Mountain View County.”
West Can hosted an open house in December and 11 smaller one-on-one public sessions to discuss the proposal and gather public input prior to the May 2 MPC hearing.
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.
Unlike MPC hearings, appeals heard by the county's subdivision and development appeal board can include verbal comments from stakeholders.
Murray Griffin, whose residence is near the proposed pit, was one of those filing a letter of objection. He said opponents of the proposed project will be attending the June 7 appeal hearing, which is scheduled to get underway at 9 a.m. in council chambers.
West Can vice-president of operations Matthew Arnill said he hopes the appeal will be successful.
“I truly believe that this development fits within the McDougal Flat area structure plan,” said Arnill.
