As you probably are aware, Council had passed the Land Use Bylaw earlier this week.
Here are my thoughts on this topic and why I voted in favor of passing the Land Use Bylaw.
As this was complex I’ll start with the short version
I’m worried about the long-term financial sustainability of Coalhurst as I consider inflation and look at some upcoming provincial changes. There are also amenities I think are community priorities, such as community space in a high school modification and adding amenities around the wetlands. I don’t think it is practical or reasonable to download all of these costs to residential taxpayers. Right now, over 95% of our assessment comes from residential. To cover our future financial needs, we need to increase our non-residential assessment. This Land Use Bylaw will enable this.
At the same time, I have so appreciated hearing the concerns of residents. Especially those that will be close to the business park. The Land Use Bylaw is a very high vision document that doesn’t go into the details of how to address those concerns. But they need to be addressed. I look forward to having strong community consultation as Council develops an Area Structure Plan to plan how to implement the new Land Use Bylaw while still maintaining high quality and peaceful neighborhoods.
I know that there were some frustrations about the engagement process. Which I get. But it was a process that is mandated by the province to insure everyone gets a fair hearing. Now that it is concluded, Council has a lot more ability to freely talk to residents until the next formal process begins. So if you want to chat or have a conversation, please reach out.
And now for the more indepth thoughts.
On Tuesday, July 8th, Council unanimously approved the third and final reading of Bylaw #462-25, the Land Use Bylaw. I want to acknowledge that concerns were raised during the community engagement process, including the open house and public hearing, and they have been heard. I’m sharing this post to provide transparency on why I voted in favor of the bylaw.
Council’s Role: The Welfare of the Municipality as a Whole
As a Council member, my primary role is to “consider the welfare and interests of the municipality as a whole” as stated on the Alberta Government’s website: https://www.alberta.ca/roles-and-responsibilities-of-municipal-officials. This often means making difficult, sometimes unpopular, decisions that are ultimately for the long-term benefit of the entire community.
Alignment with Strategic Planning and Existing Documents
My decision was heavily influenced by our Town’s Strategic Plan (https://coalhurst.ca/government/town-planning-vision/). The Land Use Bylaw aligns strongly with our mission to be a “community of choice” and our value of “Public Service,” which focuses on long-term community benefit. Specifically, two of our top priorities, “Providing Coalhurst Residents with Exceptional Service” and “Incentivizing Business Development in Coalhurst,” are directly supported by this bylaw. We also prioritize “Making Informed Decisions based on the Principles of Good Governance.”
Furthermore, our 2017 Municipal Development Plan (https://orrscgis.com/Data/ORRSC_Web_Docs/Bylaws/Towns/Coalhurst/Municipal%20Development%20Plan/Coalhurst%20Municipal%20Development%20Plan%20391-17%20May%202017%20(consolidated%20to%20Bylaw%20404-19%20Feb%202019).pdf) identifies the proposed business park location as “New Employment Areas” on PDF page 41, guiding our decision.
Benefits of a Business Park
A business park offers significant advantages for our community:
- Economic Growth: It provides employment opportunities and creates local jobs and provides services and products to the community.
- Tax Revenue: Increased tax revenue from businesses can help offset the burden on residential property taxes, which currently account for 95.4% of our total assessment (https://coalhurst.ca/wp-content/uploads/2025/05/2025-Mill-Rate-Bylaw-No.-466-25.pdf). This is crucial for sustainability, especially with rising costs for services and external requisitions like Education Tax, Green Acres Foundation, and RCMP costs which may increase further with the “Independent Agency Police Service” announcement on July 2nd (https://www.youtube.com/watch?v=4gKJ66B_iww&t=2668s).
- Community Investments: Increased tax revenue can enable partnerships for community spaces e.g., within the Coalhurst High School modernization project, which recently received design funding (https://lethbridgenewsnow.com/2025/05/21/design-funding-approved-for-coalhurst-high-school-modernization/). It can also contribute to amenities for projects like our Wetlands, which will require significant financial contributions. Speaking of the Wetlands, we have an open house scheduled for July 26th to review the concept our working committee has been working on.
Addressing Resident Concerns: Location and Future Engagement
A key concern raised during engagement was the proposed business park’s location and its proximity to residential neighborhoods. The chosen location was identified as ideal after a Council motion on November 7th, 2023, where we asked administration “…for land development assessment and future municipal planning for commercial use, mixed use, and light industrial use…”. Other potential sites, like Miner’s Park or the empty space in the center of town, presented cost-prohibitive issues (e.g., lift stations, remediation costs). The Greentree area to the south of the wetlands already has an Area Structure Plan (https://coalhurst.ca/services/planning-development/proposed-area-structure-plan-greentree/) in place since September 17th, 2024. No other suitable locations exist within current town boundaries.
Regarding the level of engagement, the process is mandated by the Municipal Government Act (Sections 692 – Planning Bylaws & 216.4 – Public Hearings: https://kings-printer.alberta.ca/570.cfm?frm_isbn=9780779853908&search_by=link). I am grateful for all the feedback received.
It’s important to understand that the Land Use Bylaw is the first step in a multi-stage process. It’s a higher-level plan that broadly outlines potential land uses. More detailed community engagement opportunities will arise as projects move forward, particularly during the Area Structure Plan (for subdivisions of three or more lots) and subdivision processes. We saw this with the Greentree Area Structure Plan, which included an open house and public hearing. While the concerns raised are valid, I believe they are more appropriately addressed at these later, more detailed stages of planning.
Moving Forward
Considering all these factors, I believe passing the Land Use Bylaw is in the best interest of the entire town. This is just the beginning of the process, and there will be mandated opportunities for public feedback and for Council to listen as plans become more specific. I’m hoping I’ll be sitting at the table at that time to ensure those concerns are heard.
I understand this was a lengthy explanation, but I felt it was crucial to be transparent about my decision and the reasoning behind it. I did not make this decision lightly and empathize with those who raised concerns. I am open to respectful conversations if anyone wishes to discuss this further.