MOOSE JAW — Development of the West Park subdivision has been happening since 2008, while future work on nearly 20 acres will add almost 40 residential lots and — for the first time — one commercial lot.
West Park is in Moose Jaw’s northwest corner, while its development is entering Phase 5. The City of Moose Jaw owns parcels 5A and 5B, while West Park Development Corporation is the developer; the two entities have had an agreement since 2008.
The corporation recently submitted a subdivision application for phases 5A and 5B and a rezoning application for parcel 5A, a city council report said. The applications would create 39 low-density residential development lots and one mixed-use neighbourhood commercial development lot — at first in Phase 5.
It also submitted an updated transportation impact assessment report addressing parcel 5B’s proposed access road off Ninth Avenue Northwest for commercial vehicles, the document continued. The report also addressed a new pedestrian crossing at Westpark Drive and Ninth Avenue Northwest that connects the subdivision with Sunningdale so children can safely reach the school.
Also, the developer provided updated calculations about the expected wastewater capacity usage, while the city will work to confirm that capacity.
“Bare land” in the subdivision is worth $11,000 per acre, while the corporation’s subdivision application would affect 6.6 hectares (16.46 acres), the report said.
Once the corporation has obtained approval to subdivide, it would register the plan with Information Services Corporation of Saskatchewan, while city hall would receive the approval certificate, prepare the transfer authorization, request payment and then transfer the land title.
The corporation has paid the administrative fee of $500 to process the rezoning application and the subdivision application fee of $12,450, the report said. It will also be responsible for all other costs, including advertising and registering any interests on the property title.
During its Sept. 9 regular meeting, council voted 6-1 to have city administration proceed with two of four public notice requirements and a bylaw preparation to rezone West Park’s 5A from R1 large-lot low-density residential district to R1A low-density residential district and C1B mixed-use neighbourhood commercial district.
Further, council agreed to waive the requirements under the planning public notice policy of holding a public information session and erecting large-format development signs since this is not a new development. However, consulting with residents within 90 metres and advertising in the Moose Jaw Express will still happen.
Council also approved the overall subdivision application.
Coun. Kim Robinson was opposed.
The creation of a commercial area in West Park “is a welcome addition” because there are few such entities in that area, city manager Maryse Carmichael said. The commercial lot will be developed in parcel 5B, which administration will bring to council for future approval.
Meanwhile, this neighbourhood will have a full complement of property classes, while a second playground will be added, she added.
Council discussion
Robinson pointed out that residents already lack trust and confidence in council because of its decision-making, so circumventing the regular public notice procedure will only add to that cynicism since there would be a lack of transparency and accountability.
He added that circumventing steps like this raises the question of why bylaws even exist.
Meanwhile, Mayor Clive Tolley said, “This is great news. Most citizens of Moose Jaw have watched apartments being built in that area.
“Now it will be mixed-used (and) commercial. I think it’s great that the City of Moose Jaw is expanding,” he added. “We need this new housing, so I’m 100-per-cent behind this.”
When asked whether a new wastewater lift station is required in West Park, Bevan Harlton, director of operations, said all developments in the city are contingent upon the capacity of Crescent View Life Station and its ability to handle sewage from the existing 15 lift stations.
The city must upgrade Crescent View, but after the federal government denied its recent funding request, administration will have to revisit that project at budget, he added. Meanwhile, data show the city can handle developments in West Park, but to “really open the system up,” an upgraded Crescent View is required.
The next regular council meeting is Monday, Sept. 23.
