The town could once again face west side controversy over last week's approval of a plan to create a new 700-metre-long berm that could leave a multi-acre “big shallow hole” at the intersection of Highway 54 and 42 Street.
The area was the focal point of controversy last year with town council's approval of a subdivision application for a three-acre west end commercial district. There were significant concerns from residents in the area that a commercial development could jeopardize the longstanding peaceful enjoyment of the area, and that a proposed gas station and convenience store would lead to excessive and unwanted noise, smells, health risks and even crime.
However, with the economy continuing to slump, the town now says it could take many years to develop a commercial district at that site, which is adjacent to additional vacant green space that has been designated for a future residential subdivision.
Instead, the town will now use the controversial site as the source of most of the 28,800 square cubic metres of soil needed to construct a new and higher berm running along the east side of Highway 54 between Napoleon Lake and 42 Street. The intent of the new berm, which will be up to two metres higher than the existing one, is to provide residents in the area an increased buffer against escalating traffic-related noise coming from Highway 54.
“This has been a controversial area anyways. It has been in the past. I think anything that is going to happen down there is going to upset some people,” said Coun. Patt Churchill during council's regular meeting on May 24. “But I think the berm should be done. It needs to be done. It benefits all the residents there. It seems if the berm has to be done it should be done now with the dirt that is there other than hauling it in.”
Craig Teal, the outgoing director of planning and operational services, told councillors the most cost effective way to build the berm is to skim off about two feet of topsoil from the vacant commercial and residential parcels of land. He conceded it will leave a “big shallow hole” that would require the town to manage drainage through extending a storm drainage line from 60B Avenue Crescent and adding a catch basin to provide an outlet to reduce the amount of ponding. As for dust control, he proposed a thin layer of topsoil for grass cover be placed over the skimmed area.
However, that mitigating measure still left at least two councillors feeling uneasy.
“I guess if I am living there I am not really impressed if I am using that as a park right now. It is going to be a dust bowl. We are going to seed it but how long is that going to take?” said Coun. Mark Kemball. “With the way the economy is I don't see getting development there for quite some time. I guess I have a concern how it is going to be over the next five or 10 years.
“Do we need the berm? Absolutely,” added Kemball. “How ugly are we going to make that look? I am concerned how it is going to look and that could be a long time.”
Council ultimately passed motions by a vote of 5 – 2 for the design of the new berm, and a budget adjustment of $116,757 that will allow for its construction, which could start as early as June 8. Kemball and Coun. Gavin Bates voted against the motions. A letter is being sent out to area residents of the town's plan to move forward with the construction of the new berm.
“They will like the berm because it will cut down on the noise from the highway but it will create a lot of dust during the construction period of it,” said Mayor Brian Spiller, hoping the council-approved dust control measures will alleviate public concerns. “It has been in the budget, not only the design but to start some pre-work. It is not new but it's just the fact we are doing it now.”
