River Pointe Park is a proposed mega-development project that could see dozens of high-end housing units constructed. It is also a project which has set off alarm bells because of the potential effect it could have on the Moose Jaw River valley.
An impact that goes much further than potential flooding downstream, as the proposed changes to the Official Community Plan (OCP) could lead to calls for more development on flood lands in the valley itself.
It is something to which the Wakamow Valley Authority is opposed.
Speaking to MJ Independent, Todd Johnson, general manager at the Wakamow Valley Authority, said the project has the potential to impact the Wakamow Valley in two ways.
The first is the actual project itself and the effect it could have on the river valley.
The second is the change of policy direction the proposal would have by amending the OCP and potentially opening the flood gates to other development in an area in which the City has had an official no development policy since the aftermath of the major flood in 1974.
At their Sept. 21 meeting Council was asked by local developer Charles Vanden Broek to amend the OCP to allow the development of 25.68 acres for upscale housing, which proposes 29 single-family units and 81 multi-family units in an area presently zoned as Long Term Community Service/Parks/River Valley Conservation. The proposed development is located at 1155 7th Avenue SW and up until recently was the site of a former nursery.
“We don’t support the changing of the Official Community Plan and having development in the valley. It is a major philosophy change in City Council’s stance when it comes to flood lands,” Johnson said. “If that development goes in, we don’t know what comes after.”
The potential for future development beyond the proposed development is speculative but hypothetically possible.
At their Sept. 21 meeting Council was told by Administration there was the possibility of future development at other locations in the Wakamow Valley if the OCP was changed. But any future proposed development would be on a case-by-case basis decided by Council if they allowed the changes to the OCP to occur.
“Traditionally the City has been for no development,” Johnson said, adding “we are scared of the change of the philosophy from City Council. They were top-notch and forward-thinking when it came to development in the river valley…from our point of view we wouldn’t any more residential development in the valley.”
The City adopted a policy of buying out valley homeowners after the 1974 spring flood caused widespread flooding and damages in the Wakamow Valley. When the flood waters receded the City joined the federal and provincial governments in a policy of buying homes in the Wakamow Valley due to the flooding that had occurred. When the two senior levels of government withdrew financially the City continued alone until later discontinuing the program.
It is not just opening the potential flood gates to more development that the Wakamow Valley Authority opposes, it also has concerns about the impact the project will have downstream on the river valley itself.
A major concern to Wakamow is the developer’s plans to haul in 136,000 cubic meters of fill (equivalent to 55 Olympic-sized swimming pools of earth) to allow development on what has been called flood fringe lands — or those that are predicted to have major floods once every 500 years. They question the impact that much fill is going to have on the area when floodwaters are propelled faster downstream.
Johnson used the analogy of a funnel representing the fill. In the past, the river being able to slowly spill its banks and now the floodwaters that would periodically slowly spill out are now blocked by the fill and funnelled quickly by the development where they impact further downstream.
“What we see is that during ice jams and floods the water used to sit there. If the water does not sit there on that 10 acres it is going to move quickly down the river where it could present major unknown problems,” he said. “Where is that water going to go that sat on that 10 acres of land?”
Although the major flood in 1974 is often referenced as flooding the area, floods have occurred in other years on the site of the proposed development that have helped take the pressure off further downstream.
He pointed to how potential problems the accelerated and increased waters could present further downstream are unknown at this time, as there is no current modelling as to the potential impact it could pose to the few residents who still call the Wakamow Valley home, as well as capital developments Wakamow has installed in the park such as the campground, gazebo, park amenities and the bridges.
The last hydrological study using a model was 30 years ago and the river changes over time, so it is getting out of date, he said.
“We just don’t know the full impact,” he said.
“It will be a problem for everyone downstream as there will not be a place for that water to go to anymore,” he said.
Although he is no expert on the subject, Johnson said hauling the fill onto the site also effectively removes any further archaeological study of the area. A site that has not had a large amount of intensive archaeological study in an area well-known for being a gathering place for indigenous people.
The developer has conducted his own required archaeological study - Heritage Resources Impact Assessment (HRIA) - of the proposed development site.
A consultant did find artifacts that included buffalo bones and a chert fragment in what is according to the HRIA report a suspected processing site. This is a new site amongst those identified previously in the area. The developer has agreed to install a small interpretative area and a narrow trail for public access to the site.
A site of more major archaeological interest thought to be inside the development was later defined to be just east of the development and will not be impacted.
Asked about the wildlife and the impact the proposed development could have on Mother Nature, Johnson said he was no expert, but the area is home to many species of animals and plants.
Asked to respond to concerns if the Wakamow Valley Authority was in fact anti-development Johnson sad that is not true. The Authority is actually pro-development and agreed that the city needs more development especially in economically trying times.
“We are not anti-development. There are other locations within Moose Jaw to build the development. We are just against development within the river valley itself.”
The philosophy behind the changing of the OCP by Council is major, he said.
The Wakamow Valley Authority would like to see the OCP not changed but the river valley used as it has been — for all of the community in a more natural setting.
The COVID-19 pandemic has shown the value of the Wakamow Valley Authority and the park space the valley provides for all of Moose Jaw. The park has been inundated by residents this year who want to get out and enjoy nature without fear of catching the virus.
“Unlike other urban parks in the province, we have not had a problem with congestion. We have plenty of space for everyone to go out to and enjoy…we have more people than ever out enjoying the park with plenty of space for everyone…we have had people picnicking in the valley, we have people out picnicking on a hill. We have plenty of space for the increased numbers of people who are now coming here because of COVID,” he said.
Request for Public Support
Although they oppose the development, the Wakamow Valley Authority does not hold any veto powers over it. They are to be consulted before any changes are approved and the final decision rests with Council. They are to be consulted the same as the general public is.
The City of Moose Jaw has requested the public’s input before Council’s Oct.r 19 regular meeting, where the issue is set to potentially receive a first reading of the necessary bylaw.
So far the response in support of the Wakamow Valley Authority has been overwhelming, he said, with people writing or phoning to show their support for the present Official Community Plan.
There has yet to be one telephone call or email to the Authority supporting the development.
The Authority is hoping to put that support out in a positive manner and is asking for supporters to email the City, members of City Council or telephoning them and then respectfully stating their opinion.
Although there is supposed to be public consultation when reviewing changes to the OCP, the Province’s restrictions on the number of people gathering means there will not be a town hall-style meeting, but rather consultation will take place through emails, letters or telephone before the issue returns to Council on Oct, 19.
Asked about the online petition that is available, Johnson found it to be a “wonderful idea.” There is also a private Facebook group in opposition to the development.
“The petition is a good thing. It is not like an anonymous online poll. Everyone who signs it has to give their name and address they are not anonymous like a poll would be. The petition is a good answer to not being able to have a town hall,” he said.
When it comes right down to it, Johnson said the public’s support is crucial as it can have a major impact on the final Council decision.
Anyone sending their concerns by email to Council or Administration is asked to CC a copy of the email to [email protected] so they can use it in their presentation.
