On the surface, the proposal to build housing and apartments in the flood zone alongside the Moose Jaw River sounds silly.
Who would want to own a house that will certainly flood in time? Why would anyone plan to build housing on the flood plain?
Sure, the site is attractive and welcoming but what happens when that inevitable flood occurs? No one has dammed off the river, no one has dredged the river silt to avoid floods.
The developer’s building plan seeks to resolve all the flooding issues by construction methods.
The 100 units would have underground garages developed to intentionally flood when a flood happens. A concrete valve under the structure will encourage flooding of the space and equalize pressure outside and inside the structure to prevent damage by pressure from the flood water.
This building methodology has been used on three other properties by Alvin Reinhard Fritz Architects: The Watermark at Bearspaw, Alberta; Lake Country, Alberta; and Henderson Apartments at Banff.
The floodproof engineering puts another perspective on the proposed development — indicating that floods are not insurmountable.
Ten acres of the 26.68 acre site between Keith Crescent on the hill and the river will be developed with a park and two water bodies on the rest. The site, just off Seventh Avenue, will feature 29 single family residences and 81 apartments and condos.
Billed as an upscale development, the prices won’t be cheap, especially once increased costs of floodproofing are calculated.
Apartments will vary in size from 800 to 1,500 square feet with homes running from 2,000 to 4,000 square feet.
Studies still required involve environmental assessment, geotechnical, marketing, area plan, rezoning by council, and granting of a development permit by the city.
City council will have the last say and has approved public consultations.
Public consultation is where the project will receive its most negative reception.
To most Moose Jaw residents, and particularly those on South Hill, the river valley represents a vast park and playground, a jewel few other cities enjoy.
Residents will be unwilling to give up their park area. Many believed any park issues were settled forever once the adjacent Wild Animal Park lands were placed in a conservation zone years ago after acreage development was proposed on that site.
Perceptions of the project and process matter considerably.
The fact that city administration has been working secretly on this proposal for 18 months without ever telling city council leaves a poor perception in many minds.
They ask why? What was administration trying to hide? Are they trying to pull the wool over Moose Jaw residents?
Not letting Wakamow Valley Authority know of the proposal until the day before council met on the plan leaves a poor perception of the process.
The battle is on. It will be the first of many as developers try to cash in on the attractive setting of the river valley and surrounding land.
Ron Walter can be reached at ronjoy@sasktel.net
The views and opinions expressed in this article are those of the author, and do not necessarily reflect the position of this publication.
