Proposed Residential Development Could Benefit From Repaired Bridge
The repair of the 7th Avenue SW Bridge may be overdue in the minds of many as it allows more ready access to the south side of the Moose Jaw River for two homeowners and all residents alike but there is a potential third party to benefit from the repairs.
The new owners of the former Valley View Centre property, Carpere Valley Development Corporation, also want access across the bridge as they are planning - subject to approval by the City - to develop a new subdivision on the property.
The proposal was released during the December 7, 2020 regular Council meeting.
Residential subdivision proposed by Carpere Valley Development Corporation - source City of Moose Jaw
During this past Monday’s special Council meeting to approve the unbudgeted $832,202 plus taxes in repairs the issue of Carpere’s proposed development came up during Council’s discussions.
David Chow, the lawyer for the Avery and Thorn families, mentioned the issue when he asked questions about the language surrounding the 10 year lifespan of the repairs.
“One thing I did want to address however there is some language contained however in Administration’s recommendation that are full of references to temporary and short-term solution. I realize for a bridge…it is never permanent and there can be ice events or floods…I just want to make sure to Council there is a pending sub-division application (inaudible from source) which is intended to see land being provided to the Wakamow Valley Authority that they are receiving title to that land is there hope,” Chow said.
When the Valley View properties were sold a portion of property that was being used and maintained by the Wakamow Valley Authority no longer belonged to the Province that had a land use agreement with Wakamow. The small portion used by Wakamow became property of Carpere.
Under terms of a proposed deal Carpere, if they are granted an application to re-zone the former Valley View Centre property to residential development, the land Carpere purchased and presently used by Wakamow would be transferred to the Authority. The re-zoning application is now in the hands of the Planning and Development department.
“That is certainly an issue to be referred to planning and development to cover and come back to Council on,” city manager Jim Puffalt replied to Chow’s concerns.
Pushed for more clarity by Chow and the proposed land transfer to Wakamow Puffalt said it was not part of the negotiations with the residents to fix the bridge.
“Certainly the 7th Avenue Bridge is the primary access. The question was about the land for Wakamow and once again we would refer to Planning and Development to review the file and see where we are at that. This is a completely different issue at this point in time,” he said.
MJ Independent has learnt the City has been negotiating with Carpere about the proposed development and cost sharing of the bridge and further those negotiations have been discussed during in-camera meetings of the previous Council.
It also needs to be noted that one of the parties represented by Chow is Deb Thorn who is employed by Carpere in land development.
Councillor Dawn Luhning mentioned there was roadway available for residents to use but Carpere was not allowing the City or residents to access it
“There is another option that we are running into, no pun intended, with the owner of that property right now,” Councillor Luhning said.
At the December 7th regular meeting of Council meeting Councillor Dawn Luhning went further saying she believed the City was being manipulated to pay for a new bridge by Carpere.
“The City has done everything they possibly could since we started negotiating with Carpere to get this fixed…I think the City is being manipulated in a way to get this bridge built by the developer…I believe they have always wanted the citizens of Moose Jaw to pay for a $5 million bridge but we don’t have the money right now,” Councillor Luhning said at the December 7th meeting.
At Monday evening’s special meeting Councillor Jamey Logan said the bridge repair would benefit not just present residents but Carpere’s plans for a proposed residential subdivision.
“It’s a lot of money as we know but quite honestly it is overdue. And I think this is something that needs to be done not only for the residents but for the future land developer that bought to the south. I think this shows both residents and that developer we are willing to work with everyone to a certain extent,” Councillor Logan said.
“It opens up conversations and opportunities”
Councillor Heather Eby said she supported the repairs for three reasons - the residents, people using the bridge at the present time as well as the potential residential development.
“As Councillor Logan said any development that comes will need this and I equate to what comes first the chicken or the egg. What comes first the development or the bridge? A development needs a bridge, but a bridge needs a development. So I think this is a good move on our part for a number of reasons,” Councillor Eby said.
During the post meeting media scrum Mayor Fraser Tolmie said not only was he happy a resolution had been found to the bridge but also it opened further talks with Carpere.
Asked by the Moose Jaw Express if the ten year lifespan gave the City the opportunity to save for “a new full on bridge” Mayor Tolmie said it did.
“That is usually how we operate you know five year capital plans we have got some time out that we can plan for you know this will be added to our long term plans for the community. Also it will be up to what kind of development goes on. You know we have been told…the former Valley View property has been purchased and it is something that might come forward to us, we will look at that,” he said.
Asked by MJ Independent if there were any concerns about a public pushback about the bridge repairs Mayor Tolmie said he had not heard any.
“You’re always going to have dissenters and that is part of the community … I haven’t had anybody communicate with me that they’re opposed to this.”
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