Annexation plans are usually far-reaching documents that take a long-term view for future development and land use plans.
The implications can be significant, and initially not all that apparent for landowners who find their property joining a town or city when municipal borders are extended.
There are lessons in the case of a Turner Valley acreage owner who wants his land out of town.
James Holladay owns a 30-acre acreage inside the town, bordering the MD of Foothills. The land was annexed into Turner Valley in the 1970s and has not received water or sewer services after nearly 40 years. And, according to the Town’s capital plan, services won’t be coming for the next decade either.
Holladay claims he pays double in property taxes to the Town of Turner Valley than are paid by neighbouring landowners to the MD of Foothills. This, without water and sewer services.
It’s a unique case, but his concerns are legitimate. It could be as much as five decades after annexation that his land will receive services. His land is now part of an area restructure plan for Cuffling Flats. Except, he has no intention to develop his land, but he would like to subdivide one parcel to build a new home.
Holladay either wants his taxes reduced, or he wants his property to become part of the MD. It’s up to Holladay and the Town to find an agreement.
There may be a case for his tax relief request. The Town of Okotoks has its own tax provisions. Under Okotoks’ annexation plans, between 2017 and 2046 land that is annexed into Okotoks would be taxed at either MD rates, or town rates if they are lower.
There’s a lesson for Okotoks here too. The Town needs to be cognizant of the potential impacts its own 60-year annexation plan could have.
Their interests need to be respected over the next six decades.
