Dear Editor,
I read your article about development in Jasper (鈥淗ome improvement a complicated process鈥�) and felt it was disingenuous. My primary concern is that the general tone throughout the article perpetuates the myth that developing in Jasper is somehow more arduous than elsewhere.
Of course this is not true. Jasper has zoning regulations, like anywhere else. Zoning was primarily created to ensure public safety鈥攆or public health and fire safety, and eventually to ensure orderly development. In Canada, save for some rural counties, native reserves, military bases or some specific land grants (such as enjoyed by CN), ALL communities regulate development, via land use or zoning bylaws that typically require both development and building permits, same as here.
All the identified requirements are typical of any permitting process in any municipality in Canada, and you can bet that in the future, should the Municipality of Jasper gain control of land use planning, a new zoning regulation would not differentiate much in content from what is presently in effect. Specific numbers may change, but development submissions across the country look very similar.
While there are some issues with hooking up to municipal infrastructure, this affects new development only when new water/sewer lines are installed, of which there are few such projects each year. The parking variance scenario quoted in your article is also only potentially triggered by larger scale commercial developments, which occur infrequently in a community this size.
The most significant unique limiting feature of development in Jasper is obviously the commercial cap. Arguably, there are other unique elements of development in Jasper that could benefit from an update. The Architectural Motif originated for many reasons, ranging from filling a void in the regulations at the time to perpetuating a unity of design in the community, ie. river rock finishes, peaked rooves, etc.
Far from unique in purpose, it is similar to many design restrictions that may exist in condominium developments, for instance, but is unique in the sense that it encompasses the entire community. But the motif is, in my opinion, badly in need of an update to reflect technological changes in building materials and improvements in sustainable design. I can state that in my decade of work as Development Officer, it was the envy of communities across Western Canada and parts of the U.S. and I was often invited to consult on it.
Also, the staff housing policy has, in my opinion, failed to meet its intent of late and would be better administered by a Municipal Housing Authority, closely mimicking the successful parking authority that has resulted in several community public parking improvements. Built heritage is also sadly in need of some new tools or incentives to ensure its long term survival outside of federal or municipal properties.
Finally, the comment that development approval may take more than a year is true in very limited, large scale developments, such as the seniors housing project and the new school, where complicated lease modifications, land transfers and development agreements are required. If NO variances are requested, and NO substantial changes to the project occurred after the initial plan submission, my experience was that permits were generally issued for small projects within six weeks, and no more than five months for major residential projects, again, similar to any community anywhere else in Canada.
Joe Polisuk
Jasper, Alta.
