MD follows through with eviction
By Pamela Keith
staff reporter
Residents of an Okotoks campground were forced to vacate their homes this week after a judge granted the MD of Foothills an injunction to close down the Wilderness Campground east of Okotoks earlier this year.
According to the MD, the campground had been operating without a development permit for more than 14 years, despite numerous attempts to work with the owners to bring it into compliance with the development permit process as well as health, environmental and safety code regulations.
The campground, however, did not comply with any of the six conditions that were released in a development officer’s decision on June 2003 —the last time the campground applied for a development permit.
As a result, the property was denied a development permit to operate the campground, which was home to 30 to 50 permanent residences.
Even with the most recent legal action taken by the MD which prohibits the facility to be operated as a campground there have still be weekend campers pitching their tents on the property.
However, many of the permanent residents began packing their belongings last week and by Monday evening, only a handful remained at the campground.
“It’s just very sad that the MD would let this happen,” said one of the residents, who did not want to be named, as he packed his belongings.
Other residents, who helped operate the campground’s well and sewer system, did not comment on the matter.
Signs have been erected at the Wilderness Campground warning users of the eviction and, on Wednesday, the MD erected physical barricades and turned off the power in an effort to prevent access to and from the campground lands.
The MD cited a variety of safety concerns over the past number of years, with the problems becoming more evident following the flooding experienced along the Sheep River in June 2005.
Violations have been noted with respect to exposed electrical wiring and a buried railway boxcar that is allegedly being used as a septic tank. The MD is concerned the tank could be leaking untreated sewage into the groundwater or the nearby Sheep River.
As a result, the Calgary Health Region is currently preparing an order under the Public Health Act.
MD development officer Heather McInnes said she has been dealing with issues at the campground since 1998.
“We have given Allan Bloome (the owner) lots of chances to comply,” said McInnes when the MD decided to shut down the campground in late January. “Enough is enough. There are safety concerns there.”
MD special constables along with Okotoks RCMP visited the campground on Tuesday and warned the remaining residents they would be evicted on Wednesday.
McInnes said she is expecting to have a few residents refuse to leave. She said she has already been informed a handful of residents are planning to protest the eviction.
Eviction signs were posted two weeks after the decision was made by foothills council to close the campground. Residents were then informed that they must vacate the property within 60 days.
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In this issue...
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First Pitch
Okotoks Dawgs ready
for home opener
• See Sports
Levi Hinderks (left) and Jordan Grover get their carts ready for Saturday’s soapbox derby.
photos by John Barlow
• See Entertainment
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Commuters
relieved
transit strike averted
A proposed subdivision that would include 300 homes in the MD of Foothills just west of the town limits has resulted in staunch opposition from the Town of Okotoks.
Last Thursday a public hearing was held at the Foothills MD council chambers in High River for the area structure plan and redesignation of 419 acres to facilitate the development of Sandstone Springs. The proposal, which is on land owned by Joseph Drisdale would include 230 residential lots for single family homes and another 70 patio homes in a bareland condominium project.
Although the proposal did not result in much opposition from neighbouring landowners, Okotoks Mayor Bill McAlpine said the town is vehemently against the proposal due to its potential impact on Okotoks’ water and infrastructure.
“We are concerned about a major subdivision on our outskirts and how it will impact the town’s recreational facilities, traffic on Big Rock Trail and it is upstream of our water supply what are they going to do with their waste water and will their water needs impact flow in the Sheep River,” said McAlpine.
“This is a high density subdivision right on the border of our community and that worries us, plain and simple,” added McAlpine. “And this is just the first one.”
The Town of Okotoks submitted a letter of concern to the MD of Foothills in regards to the Sandstone proposal and asked the MD council to postpone last Thursday’s public hearing until both councils have had an opportunity to discuss the proposal. Okotoks council stated they believe the Sandstone proposal does not conform to the Intermunicipal Development Plan that both councils agreed upon.
“(The applications) do not, in our view, conform to the mutually agreed to principles for residential development with the Town of Okotoks/MD of Foothills Intermunicipal Development Plan which makes for provision within portions of the IDP plan area surrounding Okotoks for relatively low density country residential development,” stated Okotoks subdivision planner Teresa Carte in a letter to the Foothills MD council.
The Foothills MD council did not make a decision on the application voting to table the matter so council could tour the site which is bordered by Highway 7 to the south and Big Rock Trail to the north.
Foothills MD Councillor Terry Waddock admitted he did have some concerns in regards to the water that would be needed to service 300 homes.
“Groundwater is more of a concern because it is a limited resource and this is a significant development that relies entirely on groundwater,” said Waddock.
Continued on page 3
The Sandstone development will be serviced with three wells that will have to be licenced with Alberta Environment and the wells will supply a communal potable water system for the 300 residences. The wells will only supply potable water as water for irrigation is proposed to be serviced through rain water and storm run off that will be stored in the wetlands on the property. In addition, each home will be metered for potable water and irrigation.
According to Urban Systems, the design firm for the development, the project will require an average of 270 cubic metres of water per day with a maximum of 400 cubic metres per day. The three wells will supply about 500 cubic metres of water per day.
In addition, the developer stated the wells on the property are not hydrologically connected to the Sheep River. That is key as there is a water licence moratorium on the Sheep River meaning the wells could not be licenced if it was deemed they would impact the Sheep River.
Not all residents in the region agreed that such a high density development was prudent either due to concerns with groundwater. Although the majority who attended the hearing did not oppose the development, they did voice concerns with regards to the impact the development would have on neighbouring wells.
In terms of density, Sandstone Springs proposes about 1.4 units per acre whereas other recent proposals are higher including Sirocco, which is proposing about 1,500 homes on 955 acres (1.5 units per acre) and Heritage Pointe Phase 3 which includes 304 residences on 137 acres (2.12 units per acre). However, the MD also recently turned down the Saddle Spring development near Millarville which included 85 units on 629 acres or 0.13 units per acre.
In addition to the 300 residences, Sandstone Springs includes more than 42 acres of environmental reserve around the 30 acres of wetlands that bisects the property, 41 acres of municipal reserve and an eight kilometre trail system.
Craig Johnson of New North Projects Ltd., which is a partner in the development, said the Sandstone Springs project is a unique proposal that will be an asset to the community.
“This is an extraordinary property with extraordinary mountain views,” said Johnson. “The sandstone ridges and wetlands give this land unique characteristics. We will try hard to preserve the natural landscape.”
As for the town’s concerns the developers agreed water is a key issue and they are sensitive to the use of groundwater which is why they needed to ensure the wells were not going to impact the Sheep River and why each home will be metered to encourage water conservation.
Dave Nixon, president of Dream West Homes, attended the public hearing and stated additional development is needed to meet demand and Okotoks is simply unwilling to meet that demand.
“In my opinion Okotoks has shut itself off by closing its doors to development,” said Nixon. “This is a fabulous opportunity and it shows great foresight by the MD to step up to the plate when Okotoks has closed its doors.”
A proposed subdivision that would include 300 homes in the MD of Foothills just west of the town limits has resulted in staunch opposition from the Town of Okotoks.
Last Thursday a public hearing was held at the Foothills MD council chambers in High River for the area structure plan and redesignation of 419 acres to facilitate the development of Sandstone Springs. The proposal, which is on land owned by Joseph Drisdale would include 230 residential lots for single family homes and another 70 patio homes in a bareland condominium project.
Although the proposal did not result in much opposition from neighbouring landowners, Okotoks Mayor Bill McAlpine said the town is vehemently against the proposal due to its potential impact on Okotoks’ water and infrastructure.
“We are concerned about a major subdivision on our outskirts and how it will impact the town’s recreational facilities, traffic on Big Rock Trail and it is upstream of our water supply what are they going to do with their waste water and will their water needs impact flow in the Sheep River,” said McAlpine.
“This is a high density subdivision right on the border of our community and that worries us, plain and simple,” added McAlpine. “And this is just the first one.”
The Town of Okotoks submitted a letter of concern to the MD of Foothills in regards to the Sandstone proposal and asked the MD council to postpone last Thursday’s public hearing until both councils have had an opportunity to discuss the proposal. Okotoks council stated they believe the Sandstone proposal does not conform to the Intermunicipal Development Plan that both councils agreed upon.
“(The applications) do not, in our view, conform to the mutually agreed to principles for residential development with the Town of Okotoks/MD of Foothills Intermunicipal Development Plan which makes for provision within portions of the IDP plan area surrounding Okotoks for relatively low density country residential development,” stated Okotoks subdivision planner Teresa Carte in a letter to the Foothills MD council.
The Foothills MD council did not make a decision on the application voting to table the matter so council could tour the site which is bordered by Highway 7 to the south and Big Rock Trail to the north.
Foothills MD Councillor Terry Waddock admitted he did have some concerns in regards to the water that would be needed to service 300 homes.
“Groundwater is more of a concern because it is a limited resource and this is a significant development that relies entirely on groundwater,” said Waddock.
The Sandstone development will be serviced with three wells that will have to be licenced with Alberta Environment and the wells will supply a communal potable water system for the 300 residences. The wells will only supply potable water as water for irrigation is proposed to be serviced through rain water and storm run off that will be stored in the wetlands on the property. In addition, each home will be metered for potable water and irrigation.
According to Urban Systems, the design firm for the development, the project will require an average of 270 cubic metres of water per day with a maximum of 400 cubic metres per day. The three wells will supply about 500 cubic metres of water per day.
In addition, the developer stated the wells on the property are not hydrologically connected to the Sheep River. That is key as there is a water licence moratorium on the Sheep River meaning the wells could not be licenced if it was deemed they would impact the Sheep River.
Not all residents in the region agreed that such a high density development was prudent either due to concerns with groundwater. Although the majority who attended the hearing did not oppose the development, they did voice concerns with regards to the impact the development would have on neighbouring wells.
In terms of density, Sandstone Springs proposes about 1.4 units per acre whereas other recent proposals are higher including Sirocco, which is proposing about 1,500 homes on 955 acres (1.5 units per acre) and Heritage Pointe Phase 3 which includes 304 residences on 137 acres (2.12 units per acre). However, the MD also recently turned down the Saddle Spring development near Millarville which included 85 units on 629 acres or 0.13 units per acre.
In addition to the 300 residences, Sandstone Springs includes more than 42 acres of environmental reserve around the 30 acres of wetlands that bisects the property, 41 acres of municipal reserve and an eight kilometre trail system.
Craig Johnson of New North Projects Ltd., which is a partner in the development, said the Sandstone Springs project is a unique proposal that will be an asset to the community.
“This is an extraordinary property with extraordinary mountain views,” said Johnson. “The sandstone ridges and wetlands give this land unique characteristics. We will try hard to preserve the natural landscape.”
As for the town’s concerns the developers agreed water is a key issue and they are sensitive to the use of groundwater which is why they needed to ensure the wells were not going to impact the Sheep River and why each home will be metered to encourage water conservation.
Dave Nixon, president of Dream West Homes, attended the public hearing and stated additional development is needed to meet demand and Okotoks is simply unwilling to meet that demand.
“In my opinion Okotoks has shut itself off by closing its doors to development,” said Nixon. “This is a fabulous opportunity and it shows great foresight by the MD to step up to the plate when Okotoks has closed its doors.”
By Lynne Pelser Karch
contributor
With a possible Calgary transit strike averted, Okotoks commuters are breathing a sigh of relief.
“I was more than a little relieved,” said Stephen Martins of the averted strike action. Martins, who commutes daily to North East Calgary, was anticipating not only increased congestion on already taxed infrastructure, but also the impact the strike would have on business.
Martins was prepared to make concessions to employees scrambling for alternate transportation.
“Two or three employees that work for me rely on Calgary transit,” he explained.
Calgary transit users were spared massive service disruptions thanks to a last minute concession from both the City of Calgary and the transit union which agreed to remove the contentious issue of shuttle buses from ongoing negotiations.
Late Wednesday of last week, negotiators for the City of Calgary and the Amalgamated Transit Union signed off on a deal guaranteeing a 12 per cent wage increase over three years.
In a show of strength, transit employees had been prepared to take job action by walking off the job Friday for a 24-hour period.
Commuters already anticipating a scorching summer of traffic headaches mostly due to the multiple road construction projects underway are thankful an agreement could be reached.
In a city that is already suffering massive growing pains, increased traffic congestion appeared to have been the main concern for Okotokians commuting to Calgary.
Graham Bruce was predicting longer than average travel times. It normally takes Bruce 45 minutes on the Okotoks Commuter bus to reach his downtown Calgary job site. Bruce was certain commuters unable to use Calgary transit would choose to drive to work, adding to already painful traffic woes.
“I was not looking forward to the expected delays from heavier than normal traffic,” says Bruce.
Some employers were being proactive in preparing their employees for possible transit strike action.
An employee of a large engineering company in Calgary was impressed with his employer’s response to the news of the proposed walk out by transit workers. “Management got busy organizing an internal car pool for their staff,” said this commuter. “They also made sure we knew about other internet-based car pool sites, like www.carpool.ca.”
With threats of a strike behind them, commuters are left with only one final daily challenge — just how long is the line for coffee at Tim Horton’s?
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