The regulatory process that would allow for the development of the proposed learning centre in town is underway.
Town of Ponoka council approved first reading of the proposed rezoning bylaw for the site May 23 during its regular meeting. Town planners had to create five proposed zones for the area, which includes a new town, hall care facilities, parking and public spaces.
Tim Schmidt, director of planning and development for the Town of Ponoka, explained that the proposal is part of a land-use bylaw amendment for the five-acre site. The redevelopment of the land is a partnership with Landrex, Campus Alberta Central, the Lacombe Action Group and the town.
Zoning in the land-use bylaw needed to be changed, which includes parking considerations on the east side of 50 Street across from the site. “We worked with the developer (Landrex) to create a new district.”
“We’re also clarifying what a mix-use development is,” said Schmidt, adding that the town’s current land-use bylaw — last amended in 1997 — doesn’t have much in the way of definitions.
The proposal changes four districts — high density residential, low density multi family residential, institutional and public use and direct control — into one district called Direct Control 1. One of the challenges was ensuring clarity for each zone.
There are five sub-areas in the zone:
A: This is a public space, which delineates the building height of the proposed town hall
B: Parking, which includes three accesses to about 80 stalls
C: A public space with some residential uses and offices
D: A public space that includes a passive or active park and playground facility
E: Care facilities allowing for two buildings and parking
The latter is for new development expected to occur with the Lacombe Action Group. There are no development applications yet from the group but Schmidt said the town encouraged them to attend the public hearing when it occurs.
General regulations on the site include some elements for architectural design to ensure the site is visually appealing. Schmidt said it isn’t overly detailed but requires a certain look and includes landscaping and lights as a consideration.
“As we said at the beginning, no blank walls,” said Schmidt.
The goal is to give residents a chance to ask questions during the process but to ensure it occurs in a reasonable time frame. In this case the process will run concurrently. “There are a lot of moving pieces but we’re trying to do it as efficiently as possible.”
Developer comments
Speaking to some questions on the development were Landrex consultants Garry Wetsch and Doug Horner. They spoke in the public forum portion of the meeting.
Horner suggests this will bring educational benefits to youths in the community. “There are many communities in this province…that are looking to build something very similar.”
He feels this will be an “economic enabler for the town,” and will be a showcase for CAC and central Alberta.
Coun. Carla Prediger asked about the costing relating to the $25 per square feet, saying there has been some concern on that. For Wetsch’s part, he said they were interested in an ownership/lease arrangement. Using a consulting firm, a rate was looked at based on similar experiences with other communities.
One resident asked about the agreement between the town and Landrex having a non-disclosure portion. Wetsch stated because of financing there is a third-party confidentiality clause as there are six or seven companies looking at financing Landrex’s project.
“Once that’s done we have no objections,” said Wetsch, adding that all the business terms are publicized, just not the list of lenders.
“I’m not even at liberty to tell you who the lenders are,” said Wetsch.
The public hearing for this proposed bylaw is set for June 13 at 7 p.m. at council chambers.
Subdivision development authority
In an effort to speed up the development process for applicants the town proposes changing its development authority through a new bylaw.
Currently the development authority is town council, however, that can take up to two to four additional weeks to process. This proposal provides Parkland Community Planning Services (PCPS) as the development authority.
Development applications would go through the town CAO or delegate and expired applications can be renewed through the CAO or delegate.
The town must still follow development rules, bylaws and policies, explained Schmidt, but it allows for a more streamlined process.
First and second reading of the bylaw was approved with third reading to come back at the next meeting.
***A correction was made to this story to indicate that the proposed subdivision development authority would actually go through the town CAO, not PCPS as was originally stated. We apologize for the error. ***