OPEN LETTER TO CABIN OWNERS
FROM: Trevor Winters, President CLCA
June 20, 2012
Dear Cabin Owner,
It is with some regret that I write this letter to you. I had hoped that the debate regarding leases and the dual system for water and sewer could have been limited to facts, and discussed on a factual and non-emotional basis. However, corrections now have to be made.
Unfortunately, a significant amount of false and mis-leading material has been posted in our area and hand delivered to many cabins (I understand not all cabins, but a selected group) in the past day or two by our past president Bruce Hembroff or his supporters. It is necessary to provide corrections.
Mr. Hembroff suggests that cabin owners are not getting a good deal in this process. There are very few points on which the board can negotiate as the Parks Canada Act has regulations that outline fees (User Fee Act) and lease rates (PCA Leases and License of Occupation Regulations) and these policies are not negotiable. Nor does the board have any control over the construction cost of the water and sewer infrastructure. However your board has worked successfully with the PCA wherever possible to ensure the best value for all of us.
PCA has agreed to waive the Release Fee for your lot, a $75,000 savings to each cabin owner and almost $40,000,000 to the combined membership. ($75,000 x 525 = $39,375,000). We have also reached agreement with the agency to allow a dual system that will continue as long as required and mutually agreed to. We have also reached agreement that if a cabin owner wishes to never install facilities in their cabin they will not be regulated to. All these points are a considerable improvement over the offer negotiated in 2006 and in our opinion, represent the best possible win win we can achieve. Unfortunately every year we wait to execute leases or complete water and sewer simply adds additional cost to the elements we cannot negotiate. Land assessments in 2007 would have equated to valuations of $40 – 50,000 per lot which translates to annual lease rates of $600 – 750.00/yr. Had leases been signed in 2007 your individual savings over the life of your lease would have been $20,000 -$25,000 and for the entire cabin area, a total of up to $11,500,000. Had the water and sewer infrastructure been completed in 2007 the project savings could have been as much as $1,000,000. Taking these factors into consideration, Mr Hembroff is correct, the best deal was in 2007 and waiting another 5 – 10 years will only magnify the costs to each of us.
Mr Hembroff includes a list of statements at the end of his letter that are presented as bullet facts. He sent the letter to the board and PC on June 13th with the request that we mail his letter to the membership. He was provided with a list of corrections and chose not to amend his incorrect statements. For this reason the board did not add it to the website (as a letter it should be in the Forum component anyway) and we now feel compelled to provide the facts here in the continuation of our commitment to clear honest communication.
1. Mr Hembroff’s statement – Many cottages in RMNP are evaluated at less than $75,000. Corrected fact – Current cottage assessments within Wasagaming range between $150,000 – 300,000.
2. Mr. Hembroff’s statement -Annual municipal services will double. Corrected fact – Invoiced amount for 2012 will be $300 and estimates for 2013 will be approximately $425. A 40% increase with $75 (25%) attributable to the extended occupancy period provided by the lease and the $50 balance to direct connection.
3. Mr. Hembroff’s statement – Project cost of $3.5m. Corrected fact – PCA has provided an estimated per cabin assessment of $5,000 allowing for contingencies, a total of $2,625,000
4. Mr. Hembroff’s statement – Kitchenette and wood maintenance costs are not included in your lease. Corrected fact – The fact is that no maintenance or services are included in either the camping permit or the lease. The workplan for the campground, which is reviewed and discussed annually with the WTA, determines the services, and maintenance for the campground and includes delivery of wood.
5. Mr Hembroff’s statement – I have not seen anything in writing guaranteeing that the release fee is waived. Corrected fact – The agency has been very clear that the release fee is waived for the conversion to leases April 2013.
6. Mr Hembroff’s statement – There is no dual system. The correct term is interim. Corrected fact – The agreement negotiated with PCA is a dual system with washrooms and shower to remain as needed and for any future closure to be mutually agreed between the parties (CLCA Board and Parks Canada). In addition no cabin owner is being mandated to install plumbing within their cabin. Having a junction connection box at the cabin will put the property in compliance with regulations but the cabin itself does not have to be plumbed in.
I am reluctant to pester people with these types of letters and I have only done so to provide correct facts. Please come to the meeting on July 1 to ask your questions and receive up-dates. Thank you
Trevor Winters
President Clear Lake Cabin Association
