New subdivision on former golf course denied

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This article was published 18/03/2022 (1513 days ago), so information in it may no longer be current.

EAST ST. PAUL

East St. Paul municipal council held a nearly five-hour public hearing on March 7 to rezone 180 acres of the former Meadows Golf Course (2511 McGregor Farm Rd.). The application sought to change the zoning of the property from parks and recreation (PR) and rural residential 5 (RR5) to single-housing dwelling (R1-25), multi-family dwelling (RM-60) and commercial highway (CH) zoning.

The Red River Planning District noted that the RM currently has no piped water or sewer services in this area, nor does the RM currently have the capacity within their existing sewer system to accommodate additional development, and no plans to extend piped wastewater across HWY 59 to the subject area. As such, RRPD suggested that lot sizes should be appropriate for onsite wastewater/sewer disposal system, or septic tanks or fields, and questioned whether some of the proposed lot sizes would be able to accommodate those systems.

Richard + Wintrup, representing the applicant, Peguis Development Corporation and the Peguis Real Estate Fund, expressed a desire to work with the council and the community throughout the process as a traditional development, but noted that if the application was ultimately not successful, they would pursue other alternatives to developing the land as an urban reserve for Peguis First Nation members. The developer suggested that a partnership with the RM with regard to water and waste servicing could be entered into, which would help alleviate some of the challenges the RM is currently experiencing, providing a number of possible options for discussion.

“We want to be working in a way that will end up with a win-win for everyone,” Michelle Richard, of Richard + Wintrup, said.

Council did note concerns with regard to the lot sizes which a R1-25 zoning, which are smaller than other lots within the RM, would allow. The applicant argued that having the option for higher density provided options for building complete communities, including aging in place.

A number of residents appeared in support of the development, including Heather Martin of East St. Paul.

“I can’t wait for civilization to finally come to the east side of East St. Paul,” Martin said. “We need people there. I can’t wait until there are lights down Wenzel.”

Peguis council member Martin Favel and Candace McCorrister, financial trustee for Peguis First Nation Surrender Claim Trust, also spoke in favour of the development.

Eight people registered to speak in opposition to the project in-person, with many more registered online and still more registered for information. Common concerns were that the proposed smaller lot sizes were too small, with density of multi-family units being too high for the community and that approval would set a poor precedent for future development.

“This would change our long established character we have in our community forever,” said longtime resident Alan Park, who opposed the project.

In the end, council held off making a decision that evening, tabling it until the following day, when council defeated the motion unanimously.

“The rezoning application is not consistent with the municipality’s own development plan, which was just updated in 2019,” mayor Shelley Hart said. “The RM does not have the required infrastructure to support the development, nor has the applicant provided sufficient information on how those services would be or could be provided.”

On March 8, council also held public hearings regarding a zoning bylaw amendment and subdivision for the property south of Prairie Ridge Drive, between Rebeck Road and Andrews Road, in order to create 17 lots from five existing parcels of land, rezoning the lots from rural residential (RR2) to rural infill residential (RR1). Three of those lots would be 1.39 acres, while the remainder would be two acres in size. The Rebeck family, who are developing the land, noted that there is already interest from prospective buyers in at least nine lots, while the family intends to maintain possession of eight of the lots.

A number of local residents and family members were registered in support, along with a number registered for information. Council approved the applications.