Big step

Base31 plan of subdivision gets nod from Council

The scale of Base31’s proposed plans for the sprawling former military training facility means every step requires close study and examination. A Minster’s Zoning Order has streamlined the process for the developer, but doesn’t eliminate the requirement for close scrutiny by the municipality of its plans to safeguard the environment, existing infrastructure, and the broader community.

So it was that the applicant, PEC Community Partners, appeared before the Planning Committee of Council last week, looking for approval to draw lines around eight potential development blocks on its property in a plan of subdivision.

It’s already proceeding to develop Village A (about 260 homes) and an apartment building (120 units), through site plan approval.

The eight blocks encompass about 64 hectares (157 acres), including much of the barracks and hangars on the former base. The blocks reach across County Road 22 and Kingsley Road. Approximately 57 hectares have been identified for mixed-use residential and commercial development, as well as an apartment building. The remainder is flagged for infrastructure purposes.

“There is no new development anticipated or permitted through this application; this solely creates separate legal parcels of land from the larger land holdings at Base31,” wrote Stephen Willis, a planning consultant, acting on behalf of the County.

But it is unclear whether and when development plans are produced, they will be subject to Council review.

“Any new development within this area will be subject to a site plan approval,” wrote Willis.

Site plan approval comes from staff, not elected officials.

Willis writes further that any adaptive re-use of the existing buildings— barracks, hangars and such—will be regulated by a Letter of Undertaking.

“It also doesn’t allocate any servicing just by having this approval,” explained Mike Pettigrew, a planning consultant on behalf of PEC Community Partners. “That has to go through a site plan agreement, and that’s important because one of the blocks is the first phase of the housing portion, which is the rental building, which will have 10 per cent affordable units, and this approval is required in order to create that block to move that forward.”

Councillor David Harrison asked if PEC Community Partners would manage the rental building.

“It might be transferred over to a different entity at some point, but it would still be under the control of PEC Community Partners, and we don’t plan to hand it off to a third party and step away from it,” responded Pettigrew.

Councillor Kate MacNaughton noted that in earlier discussions, PEC Community Partners indicated a plan to use heat pump technology for heating and cooling.

Chris Marchese of PEC Community Partners said they are committed to sustainable efforts, but wouldn’t commit to heat pump technology.

“We are trying to bring things forward, and we are evaluating different methodologies that can create sustainable solutions, as we know the site has a large footprint,” said Marchese. “We have made a commitment to continue to investigate and continue to find solutions. I’m not aware of any commitment from the partnership where we’ve said that we are getting away from that.”

Mayor Steve Ferguson wanted to know how quickly the apartment building would be built, citing an urgent need for rental housing.

Marchese said the group was looking at a 36-month construction schedule.

“[We hope to] get this plan registered in record time,” said Marchese. “We do have very strict timelines tied to the CMHC MLI Select program. The plan would be to start excavating and getting a building permit in 2025. First occupancy, sometime in 2028.”

The Planning Committee approved the plan of subdivision six to four, with Councillors Braney, MacNaughton, Engelsdorfer and Pennell dissenting. Councillors Nieman, Roberts, Hirsch and St-Jean were absent.

It now falls to municipal staff to ensure the community is protected.