Residents debated whether rezoning land from agricultural to residential was in the County’s best interest, Feb. 11 during Rocky View County’s (RVC) regular council meeting.
The applicants, Bernard and Linda Pagenkopf, owners of Uncle Bernie’s All Natural Meats organic farm and ranch located west of Irricana, told council a redesignation would enable two additional parcels of land to be created, allowing the Pagenkopf’s children to build homes there.
“We’re doing this to offer this to our kids, so they can have a titled piece of land where they can build a home. With five children, there’s at least two or three of them that have an interest in being on the land and living in the country,” said Bernard, adding his family is all involved in their business of raising elk, buffalo, beef, chickens and turkeys, and selling the products at farmers markets.
“We make an honest living of this land ...we’ve put together the entrepreneurial spirit to come up with something that works for us,” Bernard added.
Administration recommends council approve the application, stating in a report, it “generally” met the policies in the County Plan, and the County’s Agricultural Service Board had no concerns with the application regarding how it would impact agricultural practices in the area.
In Opposition
Two County residents and nearby landowners submitted letters of opposition and presented to council their reasoning for why a successful application “would do nothing but create conflict in the future.”
Spencer Sinclair, a landowner and rancher near the property, told council “unnecessary” agricultural land “fragmentation” leads to a series of negative issues and impacts for surrounding residents including: erosion and fragmentation of the agricultural land base; issues with access and safety; higher crime levels; increased traffic volumes; affects on infrastructure; and environmental impacts on adjacent landowners.
“RVC has a legal responsibility to its residents to manage growth in a responsible and effective manner… these applications do not represent sound land-use planning,” stated Sinclair.
According to Sinclair, 59 area landowners were opposed to the application, including the adjacent Fairview Hutterite Colony. However, a formal petition was not submitted to council.
Another landowner and rancher, John McMurray, submitted to council a list of 15 reasons he and his family oppose the application.
McMurray referenced several sections of the County Plan, quoting in Section 8, one of the five primary goals of the plan is to “support agriculture operators in going about their day-to-day business with minimum adverse impacts from non-agricultural land uses.”
“This subdivision is a non-agricultural land use that will have an adverse impact,” stated McMurray.
He also referenced RVC’s Cost of Services Study completed in April 2009, that outlines residential and commercial/industrial developments costs and revenues to the County. McMurray said residential development costs the County more than it pays.
Larry Konschuk, a land development consultant representing the Pagenkopf’s, rebutted the comments. He said through the creation of multiple County planning documents in the past several years, “landowners made it clear… they wanted the right to protect first parcel out,” which is where agricultural producers/landowners separate a home site or farmstead from a larger agricultural land base.
“It’s their legal right to have a first parcel out and more latitude to subdivide on unproductive land in RVC,” said Konschuk.
Council debates
Area Councillor Greg Boehlke said he was “disappointed to hear the way this has split the community.” He asked fellow councillors to support his motion to give the application a first of three readings.
Councillors Bruce Kendall, Earl Solberg and Lois Habberfield supported his motion, saying they agreed with landowners’ right to a first parcel out. Councillors Al Sacuta and Rolly Ashdown also voted in favour. Liz Breakey, Jerry Arshinoff and Margaret Bahcehli were opposed.
“Regrettably there are strong feelings on both sides. To overrule the majority of the people in some area just because of a policy is wrong. The people that live there must take precedence,” said Arshinoff.
The application will be brought back to council at a later date since it failed to receive unanimous support for third reading.
