The concept plan for a 157-acres mixed use residential neighbourhood in Ponoka’s northwest quadrant received little in the way of discussion at a public hearing July 27 — but the removal of a row of trees to extend access into the first phase did.
Town council held the public hearing to discuss a consultant’s framework for the zoning and develop of the Hudson’s Green subdivision (part of the SW1/4 08-43-25 W4M).
Phil Nelson, representing Tagish Engineering Ltd., told council the area is designed to feature about 839 new residential units, adding 2,349 residents to the town’s population.
“The primary land use is single family residences but with some opportunity for multi-family unites and apartments,” Nelson said. A neighbourhood commercial area would be considered once there are 1,000 residents within 400 metres’ walking distance.
The main selling feature would be “The Green,” consisting of a large meadow, the lower portion of Lake No. 7and a large water pond that would also act as part of the area’s stormwater management system
Nelson said access to the subdivision would be from the extension of 67th Street north from Highway 53 and from the extension of 57th Avenue west of 57th Avenue.
Coun. Marg Barr and a neighbouring property owner, Tim Corkery, wondered whether that road extension would be at the expense of the stand of trees that separates the proposed Hudson’s Green from the developed quarter to the south.
Corkery said he and his neighbours bought their homes believing the stand of trees would remain as a buffer.
“I believe some of the trees will be removed,” Nelson explained. “The intent is to save some but we can’t save them all.”
No one was certain whether the trees were on a municipal reserve berm or within the road right of way.
Lily Sommer, an adjacent Ponoka County landowner, was concerned design of the area structure plan was going ahead despite the fact the
Town of Ponoka does not have signed agreements with all of its neighbours to install a large drainage pipe through their properties to move water under rather than on top of their land.
Tagish Engineering’s Wes Williams explained the design for the subdivision is a separate process from physically installing the drainage system.
Sommer also wondered by the drainage plan moves the stormwater west rather than south to the river.
“That is the natural water course that nature created,” said Gerald Matichuk, Ponoka’s director of engineering and development.
Williams added the natural slope of the land is west to Lake No. 10 and the town is required to maintain the natural water course.
County resident Nick Kohlman, representing the Raugusts, who could not attend the meeting, told council, there were changes they wanted to see in the plan. They weren’t satisfied that a storm outlet structure would be constructed “at a pace approved by town council.”
But Nelson said the Raugusts were satisfied with the wording, “The approved storm outlet structure will be constructed as part of phase 1, porior to any storm water being released from the new subdivision, which will include the installation of a Vortsentry Separator. The Town will develop The Green as a plan area develops, at a pace approved by town council.”
The Vortsentry Separator removes suspended solids and oils from the water before it is discharged.
Kohlman said his concerns have been ignored by town administration and Tagish Engineering and he plans to “go all the way through the courts” to get satisfaction.
There was one man who did support the Hudson’s Green area structure plan. Grant Jorgenson, a local developer and home builder, said the plan would be appealing to home buyers.
“A a home builder, I like it.
No date was announced for council to consider any changes to the plan or to offer further readings of the bylaw.