Concerns over a proposed RV Resort at Buffalo Lake led Lacombe County to call a meeting in Stettler on March 2nd.
Representatives of municipalities that make up the Buffalo Lake Intermunicipal Development Plan (IDP) — the counties of Stettler, Lacombe and Camrose plus the summer villages of Rochon Sands and White Sands — were part of the meeting that stemmed from opposition by lake residents back in January. Concerns have been raised about the size and scale of the project that is set between White Sands and Buffalo View Estates.
Since then, a petition opposing the project has collected over 1,000 signatures.
At the meeting, Lacombe County Coun. Brenda Knight noted the county, “Only got the RV Resort documents two days prior to the meeting.”
Knight also took issue that the project is moving ahead to a second reading, when jurisdictions outside of County of Stettler are just receiving the paperwork.
As a development permit has yet to be approved, preliminary work has been ongoing at the site — with the developer being allowed to remove old buildings and power lines as well as snow removal, wetland barrier construction and temporary road access.
Developer Dave Hamm made a presentation and was asked why he chose Buffalo Lake to purchase land for an RV Resort.
“Red Deer is considered an RV haven, and we wanted to find a location in central Alberta,” he said.
Hamm went on to state that Sylvan Lake, Pigeon Lake and Gull Lake have already been developed, so they turned their attention to Buffalo Lake.
Johan van der Bank, County of Stettler’s director of planning and development, noted projects like this are often negotiated over a two-year period.
“They had their first inquiry into the land last August and then received an application in late January,” he said.
”As RV Sites Canada began pre-selling lots a week before applying, our hands were tied to release the application publicly.”
Within the Buffalo Lake IDP, there is a 60-day process where a member municipality can file a dispute.
No motion was made to do so, as the project is required to go to second reading under the County of Stettler’s bylaws.
Public Hearing
A public hearing on the zoning bylaws was held in Stettler on March 17 prior to possible approval of second reading. Results of that vote were not available at press time.
From there, third reading can be given at a future meeting to lay out conditions for final approval.
Some of the conditions may address issues such as an emergency plan for the RV Resort. Meanwhile, cell service, garbage disposal and dust control were also highlighted at the IDP meeting.
Provincial approvals are also necessary for storm water systems and other utilities, while potential highway intersection improvements and permission to place a marina on the lake would need the Alberta government’s permission.
Other concerns
The South Shores Community Association, representing 106 landowners in the area, has also highlighted issues it sees.
Among the concerns are the resort will push the area’s dwelling unit density beyond the area structure plan, additional traffic volumes, boat capacity on the lake and the parameter barrier with Buffalo View Estates.
Since the project was first proposed, a third phase has been added, with more sites on the east side to bring the total to 1,000.
If approved, the developer wants to be operational by the May long weekend and the first 340 sites of Phase 1 finished by June 15 and 100 sites constructed every five weeks to complete Phase 2. The hope is to have Phase 3 done by June 25, 2019.
Water levels
Meanwhile, information from County of Stettler coun. Cheri Neitz noted there are concerns over the lake’s water level and the potential that pumping water into the lake might become necessary.
That information came from a Jan. 29 meeting of the Buffalo Lake Management Team, which showed the lake is 15 centimetres below normal. Another measurement is slated for after the spring runoff.
Should pumping be needed, the fear is that the invasive fish Prussian Carp may invade the lake, as screens have been so far been unable to filter out the larvae. The species has been found in both the Red Deer and the Blindman rivers, but has not yet transferred to either Gull Lake or Buffalo Lake.
