Subdivisions
What's Being Proposed?
A major element of the proposed update is the removal of the option for landowners to create more than one residential parcel from agricultural quarter sections without an outline plan or Area Structure Plan (ASP).
In recent years, public input on the MDP has shown a mix of views:
Some residents have asked for more flexible rules, including more parcels, varied parcel sizes, and different uses.
Others have expressed concern about increasing the division of agricultural land and the long‑term impacts on rural character.
Council’s priority is to preserve agricultural land and maintain the County’s rural character. In line with this direction, the proposed amendments tighten subdivision allowances and strengthen policies that protect agricultural areas from further subdivision.
Frequently Asked Questions - Proposed MDP Subdivision Changes
- Is Clearwater County Council opposed to residential acreages? No. Council is not opposed to residential acreages. The goal is to maintain a healthy balance so that acreages do not exceed farms. This ensures agricultural producers can continue to operate viably while still allowing reasonable residential opportunities in the County.
- Why is Council removing the ability to create a third title out of a quarter section? Doesn’t this go against what residents want? The proposed changes increase transparency in decision-making. Council heard clearly during the election campaign and through public input that the majority of Clearwater County residents do not support creating a third title (or more) out of a quarter section. Removing discretionary language such as “may” in Section 10.2.2 ensures decisions are more transparent, consistent and predictable.
- Requiring an Outline Plan or Area Structure Plan sounds like extra red tape and cost. Why make it harder for people to subdivide? Requiring an Outline Plan or Area Structure Plan is not new policy. It provides a higher level of planning when higher density is proposed. This helps address important issues such as road infrastructure, approach locations, compatible land uses, dust control, and potential impacts on water supply. The intent is to ensure well-planned development rather than scattered, unplanned growth.
- How do these changes protect agriculture and industry? These updates help preserve Clearwater County’s rural culture and agricultural land base by returning to an approach similar to the 2010 MDP. Reducing land fragmentation supports the long-term viability of agriculture. They also create fewer challenges for industry (which accounts for approximately 90% of the County’s revenue) including gravel mining, oil & gas development, pipelines, and gas plants. Multiple acreages per quarter section can make it difficult to meet legislated environmental setbacks and can lead to conflicts with industrial operations.
- Will these changes hurt sustainability or put more pressure on County services? Council’s direction promotes the sustainability of Clearwater County by protecting agricultural land and listening to residents. It encourages higher-density development near or around existing hamlets and urban neighbours where services are more readily available. It also reduces pressure on county roads (additional traffic often leads to requests for dust control and paving) and, in some areas, on water and wastewater systems.
- Other municipalities allow more parcels per quarter section. Why doesn’t Clearwater County do the same? Experiences in neighbouring rural municipalities that allowed significantly more titles per quarter section (up to five) have shown negative outcomes: too many road approaches per mile, increased landowner conflicts, excessive nuisance issues (such as dogs), an oversupply of acreages beyond market demand, and negative impacts on acreage property values. Council wants to avoid these problems for our community.
- Will amending the MDP make Clearwater County less desirable or hurt our ability to attract new residents? With Council being deliberate in the decision-making process for subdividing, Clearwater County can remain a highly desirable place to live, especially as other rural municipalities increase density and place greater strain on health care, schools, and infrastructure. The approach aims to protect the rural character that makes the County attractive without adding unnecessary strain to existing services.
- What is the overall goal of these MDP changes? The changes focus on supporting the agriculture industry, maintaining the County’s rural character, listening to residents, and managing growth that supports both agriculture and industry for the long term.