Wednesday 31 October 2012

Live blog - Bingham Crossing Public Hearing October 30, 2012

Ok, I promise I will post the rest of the summer's "Life Off the Grid" blogs soon. Rural Municipality politics seized me pretty much the moment my truck rolled into the driveway.  I must now commandeer the blog in order to post this as it is too long to post on Face Book...

 
    This is my live-blog from the Bingham Public Hearing on Tuesday, October 30, 2012, for anyone who was not there, is not on Twitter, or would like to refresh their memory... It is not complete and there is occasional paraphrasing when people spoke too quickly, but it has the gist of it. There should be a transcript available of the entire taped proceedings eventually, but for tomorrow, perhaps this will do... Sorry for the occasional editorial observation – couldn't help myself.
  • They should be starting soon #no2bing
  • Now hearing motion to alternate speakers & other motions for hearing format #no2bing
  • Looks like a good turn-out, but if you are planning to come out, DO! Don't know how many for/against #no2bing
  • Rolly doing the instructions about how to speak to council (address chair, etc) #no2bing
  • Motion was passed, btw #no2bing
  • Counsillor Solberg asks if council decision is based only on public input. Rolly says no
  • Staff guy speaking on the proposal #no2bing
  • Staff guy describing the Direct Control bylaw #no2bing
  • 270,000 sq feet in Phase 1, but floor space 360,000 sq feet #no2bing
  • Meanwhile, RVC has pulled out all the stops on security - looks like we have riot squad on stand-by #no2bing
  • And we are now standing room only! Keep arriving! Make them get more chairs. #no2bing
  • Lois asks if Council will see master site development plan - yes. Will it be all 3 at once – yes
  • Couns Solberg - resident eligibility re seniors housing - clarify - there are no rules #no2bing
  • Kim asks how many acres are being redesignated - about 80 acres #no2bing
  • 270,000 sq feet commercial space, 360,000 sq feet includes senior centre #no2bing
  • Ron Renaud for Bingham up next #no2bing
  • Renaud has a team with him as usual - wants to talk about public engagement process #no2bing
  • 11 open houses - plan shaped by our neighbours - he's disappointed by what's going on in community #no2bing
  • He is now attacking the social media and anyone who objects to Bingham #no2bing
  • "Disruptive campaign of misinformation..." #no2bing
  • Council, look past this barrage of half-truths...” #no2bing
  • Urban Systems guy up now #no2bing
  • Talking about sustainable tax base founded on development #no2bing
  • Says N springbank ASP calls for commercialization of Hwy 1 corridor #no2bing
  • Says seniors housing not an add on - always part of plan #no2bing
  • New off ramp, 3 round abouts, improve rr33 and 250, direct traffic away from residential #no2bing
  • Says 22 acres of commercial and 10 acres of seniors housing to be developed first #no2bing
  • Lifestyle zone - plazas, squares, not only for res of SB, for region #no2bing
  • Highway buffer zone - more significant retail in this area #no2bing
  • Talking about how they have reached out to community #no2bing
  • Talking about the phone survey, say more support for than opposition #no2bing
  • Themes from letters - county debt - BC will bring net benefit #no2bing
  • BC to pay for infrastructure #no2bing
  • Scale of project - balance of area for roadways #no2bing
  • Cost of seniors housing in line with others in area #no2bing
  • Water currently servicing Edge School - pipes in the ground #no2bing
  • Rural lifestyle - in the eye of the beholder - says we are not rural #no2bing
  • Rolly has called a 5 minute break #no2bing
  • And they are back - questions to the applicant - net cost benefit? Thomas consultants did report #no2bing
  • Says height max is 12 metres (39 feet - 3 stories) -don't we need a ladder truck? #no2bing
  • Highway edge has car dealership listed... #no2bing
  • No tenants lined up - just a range of possibles, incl car dealership #no2bing
  • How can you have an off ramp but no on-ramp? #no2bing
  • No need to build new ramps for opening day in 2015, or in 20 years time #no2bing
  • Replacing interchanges with roundabouts #no2bing
  • New vehicles during peak hrs 400 to 450 in AM, 1000 in PM - 9K - 10K car trips per day - total 15K per day at 1st phase #no2bing
  • Mkt study - why local & regional retail? Incl SB & hwy traffic - total mkt of 25,000 customers #no2bing
  • No max sq footage on any buildings - determined for master site plan #no2bing
  • What happens 1st? Ramp, roundabouts, change road elevation, median on 250 #no2bing
  • When start? Concurrent with phase 1 #no2bing
  • Staging cell A, B, C in phase 1? Intend to build all at once #no2bing
  • Solberg asks if road paid for by developer - yes
  • What is tax benefit? Approx $600 K - seniors not counted in original model #no2bing
  • Ratio buildings vs open space? Needs to get back to that #no2bing
  • How many surveyed? Outcomes? #no2bing
  • Survey Oct 10 - 14, random digit dial, set quotas based on age, etc. Total sample 315 - whole county - 5% reliability
  • 1% mentioned development unprompted, 37% across county have heard of it #no2bing
  • 28% support across county, divided immediate neighbourhood #no2bing
  • Need retail - in favour, opposed - not needed, not rural, bad location #no2bing
  • Why survey whole county? BC chose #no2bing
  • 97 Springbankers were surveyed. #no2bing
  • Back to traffic - about 10,000 new vehicles per day. Won't give current traffic volumes... #no2bing
  • Rolly trying to get people to shut up - lots of indignant whispering #no2bing
  • Who pays for road upgrades? BC says with roundabouts roads will be good as is for this phase - phase 2 not on table today #no2bing
  • Why do we have different totals? $106M says county, $172M says province. Who pays? #no2bing
  • Background traffic levels - 2015 adjusted background est is 6K - 7K per day. W/ BC 14K - 15K per day #no2bing
  • Why won't they say what traffic level is now? #no2bing
  • Road work to be done when development ready to open #no2bing
  • RVC has a levy to finance future interchange. Confusing! One minute BC pays, next it is RV acreage levy #no2bing
  • Say residents benefiting would pay levy #no2bing
  • Layout of cell C - 270K sq feet retail? County specified number of parking spaces #no2bing
  • Will there be a parkade? At this point it's surface parking #no2bing
  • Roundabout will use existing right of way #no2bing
  • Storm water will drain to Elbow. Same drainage as now b/c of drainage control they say #no2bing
  • No other phase on the table now. #no2bing
  • Won't most of additional 10K traffic be coming from south? What about those roads? #no2bing
  • Margaret says retail study / transportation study numbers don't line up #no2bing
  • Existing traffic on RR33 is 5K - 6K #no2bing
  • Margaret addresses acreage levy - what happens if interchange needed before $ is raised? #no2bing
  • BC will pay phase 1 improvements. Urban Systems says they can negotiate with county if phase 2 happens #no2bing
  • Kim- phase 1 - retail/office/potentially private schools, museums, gov't offices etc? Yes #no2bing
  • How many acres will BC be paying levy on? BC defers question #no2bing
  • This phase can stand on its own. (From McLean) - weird question #no2bing
  • Solberg - cell C - how big is a regional grocery - 50K sq feet #no2bing
  • How big is a regional retail? 15K sq feet, wouldn't call it big box #no2bing
  • Superstore 150K sq feet #no2bing
  • Margaret - car lot doesn't fit. BC says no intent to put in a car dealership #no2bing
  • Any berms? Berming & screening parking areas - people here don't like using underground parking #no2bing
  • McLean - how big is Sunterra? 15K to 30K. Food stores change format - talks about Whole Foods from US #no2bing
  • Kim - variance 25% why? - what we negotiated with RVC staff #no2bing
  • Taking a break, then public input. Birol from Harmony up first #no2bing
  • They're back. Rolly is saying they will adjourn around 8 PM and move the rest to Thursday #no2bing
  • Birol is up. Bordeaux Development. In favour. Springbank is phenomenal. Know most of people. Never seen so much slander.. #no2bing
  • Never seen so much fear-mongering. So much misinformation. What is divisive is the messaging out there #no2bing
  • Ray Norton (?) Nearby stakeholder - against BC - we have strong community now. Not wanted. Belongs in Calgary. #no2bing
  • Seniors housing is window dressing and too expensive. Community built seniors place like Bragg creek better #no2bing
  • Developer should pay for all roadwork. If councillor has received $ from developer should reccuse! #no2bing
  • Huge applause when he finished #no2bing
  • Solberg - is there a group now in Springbank working on srs housing #no2bing
  • He doesn't know of any group now. #no2bing
  • Dr. David Challuk - left a video - in favour
  • When everyone applauded Rolly threatened to throw us out. Gee, I thought it was OUR building... #no2bing
  • Talking about elderly being surrounded by pastoral setting - good for the soul. #no2bing
  • The guy with the video is from Cochrane #no2bing
  • Nancy Desai - opposed - size and scope of project - lack of infrastructure plans. Water - noticeable increase in water problems #no2bing
  • Basement flooding, road erosion. Large paved areas mean run off and water will flow to the Bow River #no2bing
  • Why vote no? Lack of in-house analysis on water, traffic etc.#no2bing
  • Bit of discussion over whether they can accept video #no2bing
  • Another video from an against guy. They sure aren't having to hang about... #no2bing
  • This guy is from Elbow Valley. Says no amenities close by. Isn't Aspen closer to Elbow Valley than Bingham site, or Westhills? #no2bing
  • Margaret is now asking questions of the video
  • Cindy - opposed. We did this in 2010, why are we here again? We don't need a drive-through or an Earls #no2bing
  • Supports seniors housing but it doesn't need a mall #no2bing
  • Used to have housing on plan. Houses gone, commercial replaces #no2bing
  • Food services, esp. grocery store, require multiple big trucks every day #no2bing
  • Motion to go past 5 - passed #no2bing
  • How do we limit how much build-out there will be? #no2bing
  • Maureen - in favour -location - ideal for seniors and local shopping, other 3 already developed
  • Open space - agriculture is not open space. Also production on 1/4 section is minimal. Hard to farm in this area. #no2bing
  • Agriculture not in top 5 in county plan in Springbank #no2bing
  • Can the community survive this conflict? Just like conflict over Calaway #no2bing
  • Seniors should be able to live ot their lives in Springbank #no2bing
  • Started school in Springbank in 1947 #no2bing
  • Kim asks what Maureen means by "hard to farm in area now" #no2bing
  • Neil - opposed - how can 200 residents be ignored? #no2bing
  • - 8 more videos - they will be held to the end - motion proposed. Solberg queries if that is fair because they may get left to Thurs #no2bing
  • Motion passed #no2bing
  • Cameron - in favour - talking about compliance with bylaws #no2bing
  • Shawn - opposed - council elected to represent us. Traffic overload - compare w/ Elbow Valley teen deaths on hwy 8 #no2bing
  • Doubling traffic on a road where we have 4 schools, doesn't even count Harmony and that traffic #no2bing
  • Why are we deciding this before the County Plan is done? #no2bing
  • Talking about BC getting a foot in the door with "phase 1" #no2bing
  • Talking about seniors #no2bing
  • Solberg says shaping rocky view is just modifying existing county plan #no2bing
  • George - in favour - 5 kids - much smaller development now. We don't have some conveniences like Aspen Landing is Springbank #no2bing
  • Good to include seniors. Happy development will be paying taxes - pays its way - need to seek opps for economic dev. #no2bing
  • He is pres of Lenstar Developments - no wonder he's so eager #no2bing
  • Art and Yvonne - opposed - Old ASP: old does not mean bad, extra traffic has negative effect. #no2bing
  • Concerned about urban sprawl - BC does not enhance the culture of Springbank. Meant to serve Calgary - don't be fooled #no2bing
  • Concerned about emergency services, increased crime, pollution, light pollution, tax increases for solving these issues #no2bing
  • No value added to Springbank at all - disappointing that RVC would entertain this proposal #no2bing
  • What happens if the road upgrades put in by BC is not sufficient? #no2bing
  • Solberg - do you live in N Springbank? Yes #no2bing
  • Guy - in favour - Western securities Ltd - big developer - says development adheres to conceptual plan approved last month #no2bing
  • Talking about Gloria, Kim, Margaret - pointing out how they all came from somewhere else thanks to developers #no2bing
  • Bill - opposed - how will BC impact SB as a whole? Traffic - need to meet peak demand - averages mean nothing #no2bing
  • Summer - Callaway, Winter - hockey at Edge and SPFAS - sig impact on road structures #no2bing
  • Pollution - vehicles idling, blowing garbage, light, noise, poss contamination of water table #no2bing
  • Measure society by how seniors are treated - how is a mall treating seniors well? Can project stand w/o seniors #no2bing
  • How can we know if they will fulfill promises #no2bing
  • Nigel - in favour - love mix of residential / rural but think the development is essential. Likes Cross Iron Mills. #no2bing
  • Even a jail has services, but Springbank doesn't #no2bing
  • Says SCPA survey not confidential...? What? #no2bing
  • Think people who are opposed are wanting backward progress #no2bing
  • Feels BC will give us more services rather than paying less tax #no2bing
  • Says SCPA survey is biased and unscientific #no2bing
  • Rochelle - opposed - Crocus Lane. 1/4 mile from irrigation corner #no2bing
  • Storm water management and waste water - biggest concern is flooding #no2bing
  • Flooding b/c water table too high. Soil does not drain properly. Folks spend $$$$ on flood prevention in area #no2bing
  • Taking a break - again. #no2bing
  • They were trying to fit in people tonight who cannot make it Thursday but there are too many... #no2bing
  • They are going to accept videos from those who cannot make it Thursday that they don't get to today. #no2bing
  • Sherri - CL ranches Ltd. - in favour. Wants to speak from agricultural perspective - disturbance of topsoil makes it bad 4 farm #no2bing
  • Springbank has been positive to farm - deterioration of soil makes Bingham land non-arable. Scraped to build overpass #no2bing
  • Too hard to bring in big farm equipment in Bingham #no2bing
  • Alfalfa viable for 7 years before rotation #no2bing
  • Catherine - hasn't heard of anyone who did phone survey, BC never came to her door or her neighbours - who are they consulting? #no2bing
  • Concerned about wildlife - she's a vet - also conscious choice to not be near shopping #no2bing
  • Resents Mr. Renaud's comments that the community is a bunch of misinformed malcontents #no2bing
  • Blaine - in favour - senior housing - wants a medical facility. Needs services - county sees big picture #no2bing
  • Debra - opposed - character and charm - please listen to western Councillors, they understand our views. #no2bing
  • Jason - in favour - real estate agent - concerns about property values. Market is slipping - acreage concept obsolete #no2bing
  • 140 days to sell a house in Springbank now #no2bing
  • Questions the marketability of the seniors residence as property is too noisy from hwy #no2bing
  • Solberg asks if property values won't go up with amenities nearby - says people want high quality lifestyle #no2bing
  • Margaret - Harmony w/ its bus centre - does it address concerns about services? Council not responsible 4 developers success #no2bing
  • Thinks having services here will cut down traffic to city #no2bing
  • Also thinks seniors res was just something they tacked on - he's not sure it can work #no2bing
  • Kris - opposed - property values going up - offended by opening remarks of the developer - slander, etc. #no2bing
  • We have a meeting place - SPFAS - the developers throw in a seniors place because the community is opposed #no2bing
  • Going to be the height of Edge School - that is a domed hockey rink - how would you get an 80 yo down from there in a fire? #no2bing
  • The developers are not my neighbours. I don't need a Safeway. I don't need a bar. Hwy 2 - don't repeat on Hwy 1 #no2bing
  • Sorry about the break in coverage - it was my turn #no2bing
  • Guy up now in favour from Edge school -says when sewer and other utilities come in it will be easier for all to hook in w/ corner #no2bing
  • Next person - stay at home mom - opposed - feels the in favour people telling her what she should want don't live here #no2bing
  • She says the people who are for it have something to gain and the people opposed actually live here and it's their home #no2bing
  • Leo - in favour - doesn't see any problems with traffic, only problem with water is pressurized line - supports project 100% #no2bing
  • Rolly asks for a motion to adjourn and reconvene on Thursday at 9 AM #no2bing
  • Right now there are about 50 opposed and a few in favour left to speak. #no2bing
  • Now the council is arguing about using the word adjourn... #no2bing
  • They will take people who didn't get to speak, taking videos from those who cannot be here Thurs. And they are adjourned #no2bing

1 comment:

  1. Too bad the slander didn't start with Birol(harmony), now we are stuck with that mess. Why if Harmony goes forward can there not be housing for our seniors?
    As far as agriculture goes, this is prime farmland and I have taken many pictures to prove it.
    Finally the North Springbank plan was decided years ago with the same people selling their land for development. Now they change their view on things. You farmed for years but now it's not viable. Greed has many faces.

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