Three Sisters Mountain Village (The Gateway at Three Sisters)
Council gave second and third reading to Land Use Bylaw Amendment 2020-19 on April 6, 2021. This rezoning is aligned with the previously-approved Stewart Creek Area Structure Plan in 2004 and the Town of Canmore’s Municipal Development Plan. A commercial development was anticipated within these guiding documents and the proposal includes a mix of grocery, retail, commercial, light industrial, innovation hub, employee housing, and multi-family residential development as well as an environmental reserve and municipal park, and anticipates a build-out of 5-7 years. Improvements include a roundabout replacing the 4-way stop at the Three Sisters Parkway interchange and emergency access to residential lands. The site is located to the east of Three Sisters Boulevard near the overpass and to the south of the TransCanada Highway.
Development permits have been issued for logging and stockpile management on the site.
Land Use Information
A large portion of the Site 5 lands were zoned TS-GD Three Sisters Gateway Commercial District. The applicant applied to rezone the remaining Site 5 lands, as well as the remaining slivers of Site 2B in the DC1-98 District, to the appropriate land use districts for subsequent subdivision and development. The lands are rezoned to TS-GD Three Sisters Gateway Commercial District, R3 SC1 - Residential Comprehensive Multiple Unit, Stewart Creek District, ED - Environmental District and PD - Public Use District. “Drive-in/Drive-through Food Services,” “Brewery/Distillery,” and “Light Manufacturing” were added to the list of Discretionary Uses to the TS-GD District. The lands subject to this application are forested, vacant, and un-serviced land. The area of Site 5 which currently has the TS-GD zoning is partially cleared and filled.
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Concept Plan
At the western edge in the TS-GD District, there are a series of commercial buildings, which are proposed to be one and two-storey commercial buildings with retail and service uses. Moving eastward, the development concept transitions into two to four-storey office buildings and four-storey mixed-use buildings.
Continuing eastward into the R3 SC1 District, the development proposed is medium density residential, including uses such as townhouses, stacked townhouses and apartments (including employee housing and common amenity housing). To the south of the commercial and residential uses, there is a steep slope. This area is proposed to be rezoned to ED and retained as a natural area. A trail connector to Stewart Creek Phase 3 is proposed through this area as well.
Subdivision
On October 5, 2021 the Town's Primary Subdivision Authority approved application for subdivision of the site.
Next Steps
- The developer must prepare and submit detailed design drawings in accordance with the conditions of subdivision approval for utility services and preparing the lots for future development.
- Once the Town has approved these drawings, additional work will start on the site and the 4-way intersection to install utilities and roads.
Frequently Asked Questions
The commercial/mixed-use area is intended to provide a range of commercial land uses complimentary to existing commercial areas within the Town of Canmore TC and GD Districts, including retail, service and office uses oriented primarily to the visitor/tourism market and new local markets. Uses are intended to be integrated within this area, including the potential integration of commercial, office and other uses within buildings.
The residential area is intended to provide for medium density housing types, and is identified as a potential location for employee housing.
Protection of areas classified as being of environmental significance, and to restrict development on steep slopes, pursuant to the Municipal Government Act, is to be provided through the designation of such areas as Environmental Reserve or creditable Municipal Reserve.
This application for an amendment to the Land Use Bylaw to TS-GD, R3 SC1, ED and PD Districts is consistent with the Stewart Creek ASP.
Development Permit applications will be required for the development of the buildings on the site. Development of the area is proposed by the Applicant to occur in two to three phases, beginning with the commercial area.
