The County of Stettler has received a permit application from RV Sites Canada to rezone and develop an area located between Buffalo View Estates and the Summer Village of White Sands.
The Paradise Shores RV Resort Area Structure Plan was received on January 24th, for the site at NE-20-40-20-W4M on Buffalo Lake. The development proposed is for long term RV rentals, and would be done in two phases.
The agreement in principle would see approximately 800 RV lots, with around 370 stalls planned for Phase One. The application also has a retail store listed for groceries or liquor, that could accommodate a future gas bar if approved by provincial and federal departments. The resort application also has a restaurant/clubhouse with a potential spa or lounge, the size of which would still have to be determined. Tiny cottages and outdoor facilities such as sports courts are also listed.
Director of Planning and Development for the County-Johan van der Bank says “Developers will often advertise and pre-sell lots when they have a degree of certainty their development will be approved. The County’s administration does not normally put out an application that has not yet been seen by council, but we considered the timing of it and felt there was a need for public consultation. This was not possible until the County had received an application from RV Sites Canada”
The property is listed for recreational residential development under the 2013 Buffalo Lake South Shore Intermunicipal Development Plan, which means the County is not in a position to refuse the application under the bylaw. However, both the County and the Summer Villages have control over how the development is implemented, such as conditions on the development permit. The developer acknowledged this and has made pre-sale contracts that are subject to municipal approval.
Another issue has to do with road access to the proposed RV Resort, which will be discussed when the application is brought to council and the Municipal Planning Commission. The developer would prefer not to use Bayview Street for access, instead proposing to use Range Road 204. However, the County required the half mile of road dedication between the east end of Bayview Street by Buffalo View Estates to Range Road 204 near White Sands. This extension of Bayview Street is identified in the Buffalo Lake South Shore IDP for emergency access, as Highway 835 is presently the only access into and out of the area.
Electrical power to the campground would be supplied through 50-amp outlets through ATCO Electric, while water would be supplied either through ground water wells or by acquiring water from the County. Construction is currently underway on the White Sands water reservoir, with the line to be built in the coming weeks. From there, there have been discussions to bring water out west to Rochon Sands within the next couple of years. As there is currently no water access from the County, an application to draw from the groundwater well on the proposed RV site would have to be approved by Alberta Environment.
Site grading and sewer services would also need to be installed if approved. Parking spots are listed on the south and southeast boundaries of the lot, with plans as well for a twelve foot sound barrier fence along the west end to create a buffer between Buffalo View Estates and the RV Resort. Meantime, campground lots would be set back a minimum of 30 metres from the shoreline, which falls under provincial jurisdiction.
RV Sites Canada would also implement an environmental protection plan to alleviate impacts to fish and wildlife, as well as the water, soil, vegetation and shoreline. To that end, the company would also enlist park rangers to assess conditions in the area over time. At this time, the company would leave the shoreline undisturbed, although they would come forward with an application during a future phase for access to the planned marina.
Public access would still be allowed along the shoreline, with partial access from the beach to the private RV Resort. Paradise Shores would also intend to use the public boat launch near the White Sands Summer Village and would consider a future phase development to expand the boat launch if it were overwhelmed with boaters.
Separate building permit applications will also be needed from Alberta Environment and Parks for construction of concrete sewage holding tanks, as well as above ground structures like the clubhouse, beach and an eventual pier and marina. The marina would require boat docking assemblies, which also require approval from both the province and feds.
The Area Structure Plan and rezoning bylaws will now come to County Council on Wednesday, February 14, ahead of a public hearing likely to be scheduled for Wednesday, March 14. If Council agrees to that date, the development permit for Phase One will then be presented to the Municipal Planning Commission on March 28.
Construction equipment may be seen removing old structures within the next week or two now that the developer has an application in to the County. Comments and input should be provided to jvanderbank@stettlercounty.ca before Wednesday, March 7th. The public is also welcome to attend the public hearing as well.
landin.chambers@stettlerindependent.com
Like us on Facebook and follow us on Twitter