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Is four storeys too tall?

A group of developers is going back to the drawing board after town council denied their property rezoning request.

A group of developers is going back to the drawing board after town council denied their property rezoning request.

The Knights of Columbus, operating under the name of the Ponoka Columbus Club, applied to rezone four properties on 52 Avenue near 51 Street to high density residential (R4) from direct control. Lots 2, 3, 5 and 6 are intended for the first phase to develop two, four-storey senior housing residences with underground parking.

Karen Williams, one resident on the same street, was in favour of the proposal during a public hearing March 12 but had worries over the size of the proposed building. “I think it’s an awesome idea what they’re trying to do with those houses. My concern is the height of the building, the four storeys.”

She wondered if town council could restrict the height. An R4 district does not have any height restrictions, explained Mayor Larry Henkelman.

The Ponoka Columbus Club stated in a letter they were considering a four-storey building similar to Tamarack Court across from the United Church but smaller in size.

If council decided to rezone the lots to R4 then a future developer could conceivably build six-storey building, said Coun. John Jacobs. He wondered if there was another option.

“Do we even have to rezone? Can we not leave it as direct control and issue a building permit?” asked Jacobs.

The only other larger building on that block is the St. Augustine Catholic Church; houses make up the rest of the properties.

Coun. Rick Bonnett wondered what the state of the infrastructure is in the area. “Is there sufficient sewer line to take everything away there?”

Despite the age of the pipes Mike Lewis, director of operations and property services feels the size of the pipes could handle the extra use. “My concern would be the material not the shape and size of it.”

A letter from Lorna Rost also stated her support of the project but she also asked councillors to consider the height. “I contemplated this for some time and believe that progress for the town is important.”

She feels a seniors’ building would be a benefit to the community but believes four-storey buildings would look like a skyscrapers amid single-family residences, especially for lot 4 in the middle, which is privately owned.

“I also am reminded of the movie Up when I envision the proposed development,” Rost added.

There were no representatives of the club at the public hearing but one member, Fred Calkins, said in an interview the first stage is to build just west of lot 4.

They are only in the beginning stages and he does not know how a three- storey building would affect their plans.

“We’ve only done some preliminary costing so what the affect that would have I am not sure,” explained Calkins.

He hopes to speak with the town and then the club’s planning committee will make a decision.

If the town maintains direct control that does not mean the deal is “dead in the water,” explained Betty Jurykoski, director of planning and development. Under direct control councillors have the final say on major decisions such as how high a building is permitted to be constructed.

If the plans fit within town policies, the building code and the municipal development plan, she is able to make decisions without having council make the determination.

“It it’s a building code issue, I can deal with that,” said Jurykoski.

Coun. Bonnett made a motion to approve second reading on the plan but have administration discuss the potential of a three-storey building before final reading. The motion was defeated and council decided to keep the lots under direct control.