Smith Creek Area Structure Plan (ASP)
- Smith Creek is located in Three Sisters Mountain Village (TSMV), adjacent to Stewart Creek Golf & Country Club, south of the Trans-Canada Highway. Smith Creek includes the areas known as Sites 7, 8 and 9, the lands currently occupied by Thunderstone Quarries, and Provincial Parcels A and B.
- The Smith Creek ASP provides a framework to guide future development in the area. While there is no specific development timeline identified within the ASP, the proposed development of Smith Creek is expected to take place over the next 10-20 years.
- Smith Creek is envisioned as an established residential community within TSMV.
- Smith Creek is planned around key principles that support the Town of Canmore’s vision to be socially diverse, economically active and environmentally sound:
- Smith Creek works to strengthen Canmore’s position as a highly desirable place to live, work and raise a family.
- Smith Creek is an inclusive and interconnected community.
- Smith Creek is economically viable and vibrant and adds to Canmore’s position as an authentic mountain experience.
- Smith Creek is an example of a resilient development responsibly balancing the needs of both the built and natural environments.
What is the approval process and how can I get involved?
First reading of the proposed ASP has been tentatively scheduled for the evening of May 2, 2017. The meeting is open to the public to attend, but no public input can be provided. Passing first reading by Council does not imply support for the application, but moves the application into the public realm for input.
Following first reading a public hearing will be scheduled, you can give your input at this time in the following ways:
- Submit a written submission.
- Speak at the public hearing.
The public hearing date and time, and details on how to provide your input will be advertised in the Rocky Mountain Outlook, this page and on the Town of Canmore’s website prior to the public hearing date.
After the public hearing, Council will consider the input it has received and may require changes before considering giving second and third readings of the bylaw.
There is no opportunity for further public input at second or third reading.
Collaborative Process and Engagement
The proposed Smith Creek ASP was developed as part of a collaborative process between QuantumPlace Developments (QPD) (on behalf of TSMVPL) and the Town of Canmore, with input and feedback from a Community Advisory Group (CAG) on items related to proposed land use, wildlife corridor and mitigations, as well as the proposed recreation and community amenities.
Between June 2015 and October 2016, during the policy development process, there were a number of additional engagement activities directed at the wider Canmore community including:
- Two public open houses and one community workshop in Fall 2015;
- A series of small group community conversations with representatives from stakeholder groups comprised of residents, and those focused on environment, recreation, and community services;
- Two interactive online community conversations, where members of the public could watch the presentation live and ask questions via instant messaging;
- Two public information sessions for both the Smith Creek ASP and Resort Centre ASP amendments.
In addition, the following touch points with the community have occurred:
- An Information Session on the Resort Centre ASP Amendment and the Smith Creek ASP was held on October 18, 2016;
- An Open House on the Provincial Wildlife Corridor Application will also be held on March 16, 2017. Click here for more information.
- Coffee Chats will be held every Tuesday, starting March 21st until the Public Hearings. A registration portal will be available for anyone with questions to sign up to attend. All questions will be answered in a small group setting. More information to come!
Land Use Concept
An ASP defines a conceptual layout for land uses. This means that at the ASP stage we know roughly what types of land uses will generally go within a given area. The exact location of parcels and the specific types of uses are defined at future stages of development. For example, in Smith Creek, TSMVPL is proposing to locate commercial, office, and light industrial areas at the eastern end of the development. The exact uses within these areas (i.e. restaurants, retail, offices, and medical clinic etc.) will be determined at the land use stage.
- Smith Creek will accommodate a broad spectrum of residents and provide a range of low and medium density housing options including single and semi-detached, townhouses, stacked-townhouses and apartments.
- Residential development will incorporate traditional and contemporary mountain architecture to maintain Canmore’s community character while identifying options for innovative design.
- The mixed-use node in Smith Creek will integrate a mix of uses including commercial, institutional and residential. Specifically, commercial spaces will be located on the ground floor, while additional stories will be residential, commercial, or office development.
- The mixed-use area is envisioned as serving local neighborhood residents and creating a pedestrian friendly environment.
- The Smith Creek ASP aims to accommodate a commercial node to provide residents and visitors an area to purchase local goods and services. The commercial area is envisioned as providing for a mix of commercial and retail nodes to include retail, service, restaurant, arts, entertainment and institutional uses.
- Commercial spaces will be complementary to existing businesses by generating local and regional traffic to Canmore, the downtown core and to existing and new accommodations.
Office and Light Industrial Area
- The Smith Creek ASP will provide for an industrial, office and institutional node. Potential uses could include light food manufacturing, and institutional uses such as a culinary school.
During the development of the Smith Creek ASP, the Town, the CAG, stakeholders, and the wider community, identified the need for affordable housing in the Bow Valley as a key priority.
Due to high housing costs, Canmore has one of the highest costs of living in Alberta (Canmore Community Monitoring Report, 2014)
ELH is market-based, middle range rental and for-purchase units. Overall, entry level housing is geared
towards an affordability index of median income in the area. There is a minimum of 25% entry-level housing in the Smith Creek ASP. Perpetually Affordable Housing also counts towards this requirement.
Perpetually Affordable Housing
PAH is housing that through restrictions is removed from the influence of the open market. PAH units are controlled in such a way as to make them perpetually affordable and are administered by the Canmore Community Housing Corporation (CCHC).
EH dwelling units provided for employees (both fulltime and seasonal) of a commercial use. The amount of employee housing built is based on an employee generation analysis at the development permit phase.
Secondary Suites And Suite Ready Units
These are private, self-contained units within existing dwellings. A suite ready unit is a unit such as a single family home or duplex that is constructed ready to accommodate a secondary suite should the owner choose to construct one. These would be enabled in low density housing forms.
- The recreational concept seeks to encourage recreation in Smith Creek providing a positive alternative to recreating within the wildlife corridor. Human use management best practices will be implemented and provide desirable recreational space within the developed area like off-leash dog parks and trails.
- Trails and open space are highly valued by the Canmore community and will be integrated throughout Smith Creek and will provide for a range of all-season activities including hiking and mountain biking.
- The Smith Creek ASP will provide for an exciting variety of recreational amenities such as:
- Paved and gravel pathways and trails that include more technical sections that connect to the regional trail system;
- Centralized, multi-use park areas could feature playgrounds, off-leash dog-park(s), a trailhead, and parking and washroom facilities.
- Opportunities for smaller outdoor gathering spaces such as viewpoints/vistas, and natural areas.
- The Smith Creek ASP will provide for an interconnected and efficient transportation network that promotes walking, cycling, and transit.
- The hierarchy of streets will be responsive to mountainous terrain and provide ease of use for users of all modes.
- The transportation network in Smith Creek will enhance pedestrian and cyclist connectivity and access between the residential, and commercial areas in Smith Creek.
Wildlife Mitigation Strategy
- An application for a wildlife corridor alignment adjacent to the Smith Creek Plan Area is currently being considered by the Province of Alberta. As per the NRCB decision, a key requirement of any new development in the Smith Creek ASP area is a provincially approved wildlife corridor that completes the connection between the approved Along Valley and Across Valley Corridors and the Wind Valley Habitat Patch and Bow Flats Habitat Patch (via the G8 underpass). For more information on the wildlife corridor click here
- Given the proximity to the wildlife corridor and the importance of wildlife in the Bow Valley, coexisting with wildlife is a key objective of the Smith Creek ASP. The proposed ASP outlines a comprehensive wildlife mitigation strategy that includes a series of initiatives that work together to ensure that development and the humans within Smith Creek coexist with wildlife.
- Mitigation initiatives include:
- A wildlife fence to encircle the developed areas and prevent wildlife from wandering into developed areas, which can result in negative human-wildlife interactions, as well as to limit humans from recreating in wildlife corridors;
- Attractant management;
- Efforts to minimize sensory disturbance in developed areas adjacent to the wildlife corridors (for example, downward casting exterior lights in rear yards);
- Providing a variety of designated trails and off-leash dog areas in developed areas as an alternative to recreating in the wildlife corridor;
- Gates to allow quick access to designated trails across, and above the wildlife corridor minimizing disturbance in the corridor;
- Education and signage.
- The wildlife fence will be phased in prior to development and will surround the developed portions as completed. The fence will be monitored to support adaptive management strategies.
- An application for a wildlife corridor alignment adjacent to the Smith Creek Plan Area is currently being considered by the Province of Alberta. For more information on the wildlife corridor click here.
Community dialogue about TSMV is important and we encourage you to get involved in the conversation. If you have a question or concern not addressed here, please contact us directly and we would be happy to provide you with the information we have.