The aptly named Paradise Shores RV Resort, is anything but paradise for a number of Buffalo Lake residents.
Ever since the project was announced at the end of January, opposition to the project has been vocal. A petition which has now surpassed 800 signatures was started by Darrell Hicke to raise concerns about the scope of the project, as well as the development process.
“The petition was started by a grassroots group of rate payers and area residents who care deeply about Buffalo Lake and are concerned the size, scope, density, and land use planning of the proposed Paradise Shores RV Park.”
“We feel it exceeds the current bylaws under the 2015 Intermunicipal Development Plan, as the rezoning application and Area Structure Plan submitted by the developer was completely without public input and consultation by residents, ratepayers or lake communities.”
The agreement in principle would see approximately 800 RV lots, completed in two phases, with around 370 stalls planned for Phase One. The application has a retail store listed, a restaurant/clubhouse, as well as a potential spa or lounge, along with other amenties such as sports courts and a floating water park.
Developer Dave Hamm told the County during their February 14th meeting that there has been lots of interest, and that they’ve taken pre-sale deposits on nearly a third of the park.
The County of Stettler has given first reading to two bylaws concerning the Area Structure Plan and the Rezoning Bylaw. Reeve Larry Clarke stressed that this did not mean the project was approved, but that first reading was required in order to discuss the project further.
Despite this, construction equipment has been seen on the site removing old structures since the beginning of February. The County’s Director of Planning and Development, Johan van der Bank says is allowed, under RV Sites Canada’s own liabilities.
Aside from concerns about the size of the project, and the location chosen east of Buffalo View Estates, there are other factors still up in the air about how utilities would be supplied and the access road to and from the RV Resort.
At this time, water would have to be provided either through ground wells or by acquiring water from the County through the Shirley McClellan line.
Meantime, construction is currently underway on the White Sands waterline and reservoir. From there, there have been discussions to bring water out west to Rochon Sands within the next couple of years, which would also pass through this development.
Site grading and sewer services would also need to be installed. During the presentation on Valentine’s Day, developer Dave Hamm spoke of a closed sewer system with tanks every 32 sites that would be emptied once a week.
As for the access road to Paradise Shores, the developers mentioned wanting to use Range Road 204 for an emergency access. Concerns have also been shared over who would be responsible for dust control. RV Sites Canada say they are currently conducting a traffic impact assessment on the south shore of Buffalo Lake
Council also asked about the potential effects an eventual marina could have on the shoreline. The developers said they would look into expanding the White Sands boat launch, and would keep RV lots at least 30 metres away from the province’s right-of-way along the beach.
Public access would still be allowed along the beach, with walkways constructed above the riparian zone, along a further commitment to plant 5000 native plants and trees at the RV Resort.
RV Sites Canada would like to see Phase One completed this year for the upcoming season, with May 2019 penciled in for a completion date for Phase Two.
The development permit will be brought to the County’s Municipal Planning Commission on February 28th to set the conditions for the project. The application will then be brought to a Public Hearing on Saturday, March 17 at 1 p.m. at the Stettler Ag. Society Pavilion.
If you have already sent a submission to jvanderbank@stettlercounty.ca, the County says it will be included in the package for the Public Hearing. The deadline to submit comments and concerns will be at noon on Friday, March 16th.
landin.chambers@stettlerindependent.com
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