By Tammy Rollie
Staff Reporter
Concerns over the potential impact a proposed apartment complex in Black Diamond could have on the Oilfields Hospital dominated town council’s Aug. 2 meeting.
Several residents spoke out against the proposed Mountain View development held in front of a packed room at the Griffiths Senior Centre over potential for increased noise, traffic, and impacts on the water supplies, nature and the hospital.
The proposed development includes three 41-suite apartments and 10 attached villas on five acres of land and, if approved, construction could begin next month.
Many of the issues raised by residents centre on possible impacts on Oilfields Hospital.
“We have an obligation to protect our most frail and vulnerable citizens,” Ted Bain, who lives in Riverwood Estates near the proposed development. “Please don’t gamble with our hospital.”
The area was zoned for multi-family development in 2007, said Black Diamond Mayor Glen Fagan.
The original property owner had a similar development plan, but did not start construction.
The town’s development officer is currently reviewing the development permit for Mountain View, said Fagan.
Bain provided council with copies of 28-year-old newspaper articles stating the newly-constructed hospital required up to $4 million in renovations due to swelling clay beneath the foundation.
Calgary geologist Georgina Griffin had written a report describing the effects the clay had on the hospital’s foundation when it got wet. She provided a copy of the report to the Western Wheel.
Shortly after the facility was built in 1984, the walls and roof sustained damage due to the clay swelling and heaving below the foundation.
UMA Engineering conducted geotechnical and structure investigations four times and in 1990 a section of the hospital was demolished, the ground stabilized and two new wings built, the report states.
Bain said he’s worried vibrations from construction, a change in water drainage in the area and added weight could cause the ground to shift beneath the hospital.
“No matter what opinions we receive from the expert, no matter what promises we receive from the developer, we do not believe the reward to our citizens is significant enough to balance any risk to the hospital,” he told council. “Any time you have any chance of losing something of value to an uncertain outcome you are gambling.”
Developer Todd Gow, of Circle G Vitality Communities in Calgary, said he is aware of the stability issues and engineers have been hired to address any problems with the ground.
“I’ve been assured by the construction company and the architect that they dealt with this type of stuff before,” he said. “They‘ve also done a lot of research on what happened at the hospital as well. We would never have bought the site if we thought there would have been an issue with that.”
Bain also expressed his concern to council about construction being so close to the hospital and the potential for noise to impact patients.
Another concern is the impact the proposed development will have on an adjacent escarpment, which Bain said is both a natural area and wildlife corridor. He said portions of the escarpment will be cast in shadows at various parts of the day when it never was previously.
However, Gow said a shadow study was conducted and it reveals there will be minimal shadow cast on the natural area.
Gow said he’s moved from traditional condo developments to a focus on small towns in the baby-boomer and seniors market where he sees great potential.
“The amount of interest we have in the project is incredible,” he said. “I’ve never been involved in a project that has had this much interest in it. We are filling a gap in the market right now.”
Gow said he’s trying to be respectful of citizens’ concerns regarding the project.
“I value people’s opinions,” he said. “Some of them are realistic and some of them are not.”
The information provided by residents at the meeting was supplied to the officer and will be part of the review process.
“The concerns that were expressed are all genuine concerns and will have to be dealt with in due process,” he said. “As long as that developer has done everything with regards to the bylaw they have to do, the developer can go forward.”
