ATHABASCA - Athabasca County council approved second reading of three different amendments to its Land Use Bylaw last week, after two of the three removed plans to develop campgrounds in the Wandering River area and instead focus on other amenities.
Three public hearing for Bylaw 025-2020, Bylaw 026-2020 and Bylaw 027-2020 took place before council’s Aug. 27 regular meeting, where a groundswell of support for the developments was heard.
Director of planning and development Shirley Moerman introduced each proposed amendment that would see the land in question rezoned from agricultural to recreational commercial to accommodate future development. She noted administration recommended approving each amendment, as all were in line with the goals of the Municipal Planning Commission.
The first two public hearings dealt with the development of a trout pond at NE-4-72-17-W4 and an ATV track at NE-8-72-17-W4. Both were proposed by Connie and Leonard Storoschuk, who are long-time farmers and business owners in the area.
The two applications originally included the development of additional campgrounds at each site, but those were removed by the applicants after observing the denial of several other similar developments by the county over the last two months.
First on the agenda was Bylaw 025, regarding the trout pond. There were 55 submissions of support — seven in the notification area; 45 others from within the county; and three from outside the county. Those same categories in opposition stood at five, eight and 14, for a total of 27.
County manager Ryan Maier read aloud submissions in favour and against the development including form letters on both sides that were signed by numerous individuals.
The arguments for and against the developments were similar to those heard in previous meetings where LUB amendments were denied. Those opposed spoke of increased vehicle traffic, ATV use, law enforcement, road maintenance and other infrastructure deficiencies that needed to be addressed before any further development of campgrounds, along with the use of good agricultural land for recreational purposes.
Those in favour, including the applicants, spoke of the opportunity to take advantage of an expanding camping industry and the need for economic development in the Wandering River area, which is beneficial for both residents and the county.
Connie Storoschuk spoke on behalf of her applications, asking council to take into account that the majority of those opposed were opposed to the development of campgrounds, which had since been taken out of the proposal.
“We want to build a large fishing pond and a spray park as a recreational activity. We are willing to invest our dollars into building a commercial business that the community and visitors can enjoy,” she said. “Our commitment to the community of Wandering River is high and we would really like to see growth here.”
On Bylaw 026, regarding the ATV track, there were 31 submissions opposed and 55 in support, many of them from the same parties who had made their opinions known in previous hearings.
Storoschuk also spoke to this proposal, saying many of the submissions against were again regarding expanding campgrounds, which had been taken out of their application, and that many of the other issues, like increased crime and poaching, were not county issues and should be taken care of by RCMP and Fish and Wildlife.
“We will be making rules, posting rules and enforcing the rules at this park,” she said. “Safety is and will be our top concern.”
She went on to close her statement by thanking those who were in support and pointing out “it is scary when a few handfuls of people are responsible for determining a farmer’s future,” referring to the submissions against the developments that had come forward.
“This is not a campground application. If councillors will approve redistricting our land, we can help bring in more revenue to Wandering River and our neighbouring communities as well.”
The third public hearing, regarding the development of 12 camping stalls at NE-9-71-17-W4, west of Breynat, to help the applicant supplement his retirement income was also heard with eight submissions indicating support of the project and 32 against.
Many of the same concerns were heard, but some also pointed out the applicant had circumvented county regulations by having already set up stalls and was only applying for the LUB amendment now that he had been caught, saying he was “claiming ignorance and asking for forgiveness,” and that was not a valid defence.
Applicant Llewellyn Holloway spoke to his application, saying he was surprised by the number of submissions being made “without knowing facts.”
Holloway noted the land had been used by Fort McMurray evacuees during the 2015 fires and had been the venue of several family events throughout the years and the stalls became a permanent fixture. This year, the stalls were used by people affected by the economic downturn, as an emergency area to set up camp, he said.
“I do not have the means or the desire to compete (with other area campgrounds). What I have, I have built with a small John Deere tractor, a dump trailer and my own two hands and now simply wish to use this as a supplement to our pensions to ensure a financially secure retirement,” Holloway said.
All three of the amendments did pass second reading unanimously, 8-0, with Coun. Doris Splane absent from the meeting, but council agreed not to move forward with third reading until strategic planning meetings could take place Oct. 16 and Oct. 29 and a policy could be implemented.
As campgrounds are considered a discretionary use of land in the LUB, bringing back previously denied applications, without having to wait for a year, could also happen.
