514 replies to this topic

[spanky123]

https://www.cheknews...wn-core-437903/

 

"A continuation of Bear Mountain Parkway and coined the Olympic corridor. The final 3.5-kilometre stretch of a project 15 years in the making is finally complete."

 

"Langford Mayor Stew Young says, including the Millstream Interchange and Bear Mountain Parkway it's the city's biggest infrastructure project and he's excited it's finally done"

 

Really?  The asphalt doesn't even meet the inside curb level - like there's a layer yet to go on...  And there is nothing on the outer edge of the lanes, no curb or even a paint line...

 

"According to Young, the project was funded by the business community and private developers."

 

Hmm, maybe that why it doesn't seem to be the same as other roads in the area?  Maybe there is a different standard for privately funded infrastructure?  Is it even a public road, or wholly owned and maintained by the resort?

 

The next two lines are:

 

"Langford facilitated it we obviously worked with them, what they do is they are paying for this road and the interchange as development occurs," said Young.

 

In other words the taxpayer has paid for the project and if and when development occurs the monies will be recovered by taxes and/or development fees.

[Mike K.]

The views from the road are amazing! There are multiple spots where you can pull over and check out the views.

[lanforod]

Who owns all the land along the road? Is there plans to develop it a la the SFH developments in BM?

[LJ]

Who owns all the land along the road? Is there plans to develop it a la the SFH developments in BM?

It belongs to several different people and yes the whole impetus for the road was to provide access for development.

[Coreyburger]

The next two lines are:

 

"Langford facilitated it we obviously worked with them, what they do is they are paying for this road and the interchange as development occurs," said Young.

 

In other words the taxpayer has paid for the project and if and when development occurs the monies will be recovered by taxes and/or development fees.

 

Indeed. This is the only muni in the region (and the only that I know about) to use a private bank to fund infrastructure because the MFA wouldn't agree to Langford's risky conditions (south skirt and BM were supposed to pay for the interchange, but both bailed). "Smart financial planning", ya right

[Mike K.]

Already the Southpoint development is taking place and Bear Mountain will now be able to pursue full build-out status with the new road.

[On the Level]

The next two lines are:

 

"Langford facilitated it we obviously worked with them, what they do is they are paying for this road and the interchange as development occurs," said Young.

 

In other words the taxpayer has paid for the project and if and when development occurs the monies will be recovered by taxes and/or development fees.

Correct.  The road would have been built except for the 2005 financial crisis.  If you drive past the development in Langford you'll notice that not only is the development work underway, there are new sidewalks and cast iron light standards along the public roadway.  Langford will approve a development permit quickly, but it's not free.    

 

Indeed. This is the only muni in the region (and the only that I know about) to use a private bank to fund infrastructure because the MFA wouldn't agree to Langford's risky conditions (south skirt and BM were supposed to pay for the interchange, but both bailed). "Smart financial planning", ya right

 

As compared to the CoV?  "Financial Planning" and the CoV is an oxymoron.  Bike Lane Budget Bingo.

[spanky123]

Correct.  The road would have been built except for the 2005 financial crisis.  If you drive past the development in Langford you'll notice that not only is the development work underway, there are new sidewalks and cast iron light standards along the public roadway.  Langford will approve a development permit quickly, but it's not free.    

 

 

As compared to the CoV?  "Financial Planning" and the CoV is an oxymoron.  Bike Lane Budget Bingo.

 

My objection is Young's claim that the project was funded by the business community and developers as if this was some sort of gift to the local residents. It wasn't. It was paid for by the taxpayer (like most other infrastructure projects admittedly) and financed by the TD Bank.

[Mike K.]

It is funded by the development community, just like an individual buys a house despite it being initially financed by the bank. Langford will get back whatever monies it invested into this road tenfold, just like it will along West Shore Parkway.

[DustMagnet]

It is funded by the development community, just like an individual buys a house despite it being initially financed by the bank. Langford will get back whatever monies it invested into this road tenfold, just like it will along West Shore Parkway.

 

What I am still wondering is if regardless of financing model, is this a public road of the City of Langford, or a private road of Bear Mountain developers that the city has essentially lent them the money for?

It just seems like the BMP is seemingly* not built to the same standards as other road projects - compare Westshore Parkway for example.

* I am not a civil engineer, so I don't know the whys.  I just compare roads like this and see a difference in design.

[rjag]

And of course there wont be any talk of this from any of the core politicians as they detest the thought of building another road and the resultant increases in traffic flows....I wonder if the local politicians would actually ask residents what they think?

[Mike K.]

Bear Mountain Parkway is a public road.

[Jackerbie]

What I am still wondering is if regardless of financing model, is this a public road of the City of Langford, or a private road of Bear Mountain developers that the city has essentially lent them the money for?

It just seems like the BMP is seemingly* not built to the same standards as other road projects - compare Westshore Parkway for example.

* I am not a civil engineer, so I don't know the whys.  I just compare roads like this and see a difference in design.

 

The current road is basically just the pavement, right? I would hope that the rationale is that the developer of each parcel would finish the boulevard (i.e. sidewalk, and grass strip or tree planting, light standards, etc). The reasoning would be that it doesn't make sense to put in a brand new finished sidewalk and everything else only to have to cut it all up when you put in the utility connections, driveway crossings, and everything else associated with development and construction. Better to have an interim condition to allow access,and then have the ultimate condition upon build out.

[Mike K.]

Yes that’s likely it. There are several players involved here and development costs (at least) will cover the expense of the road.

[spanky123]

Yes that’s likely it. There are several players involved here and development costs (at least) will cover the expense of the road.

 

Hope you are right but $50M is a lot of development costs to recover. The time to get repaid has been the last 4 years. BM is out of trouble and from what I hear the owners have made a killing and are now looking to unload what they have left. It has been 13 years and if we haven't been paid by now, one can imagine this dragging out another 13 years as we start to move off of the top of the cycle.