CANMORE – The marathon public hearing on the proposed Three Sisters Village and Smith Creek area structure plans continued into a sixth day of delegations on Wednesday (March 17).
The polarizing public hearing highlighted community members concerns about undermining, financial implications, climate change and the possible impact on wildlife associated with the proposed development.
While the hearing brought significantly more opposition than those in favour, many people brought up issues on the shortage and cost of housing that could be addressed by new development.
The delegation portion lasted about a combined 44 hours. People were able to speak for a maximum of 10 minutes – five minutes for each of the ASPs – and more than 200 used the opportunity.
The Town also received more than 1,200 written submissions, with more eligible to be submitted until March 23. The meetings also garnered significantly more viewers than the average council session, varying between 1,500 to 5,100 people who had watched at least part of it.
David Taylor, a co-owner of Three Sisters Mountain Village, was the last speaker. He acknowledged residents hesitancy for the proposed development and thanked people for becoming informed on the ASPs.
He added a “significant community engagement plan” had been undertaken and they had worked extensively with the Town to redefine the ASPs.
“We have listened, we have learned through the process and we have worked to be transparent showing how we have changed draft plans to reflect input from those who did share their point of view to us," Taylor said.
Many of the speakers brought up issues outside of the realm of municipal governance, with the province commanding legislative power. Others reiterated the same points, but some brought different ideas that piqued council engagement.
Avni Soma, president of the Bow Valley Food Alliance, recommended all future developments should contribute to some level of food security in the region as well as signing their food charter.
Former Canmore mayor Ron Casey said the Town should go beyond the density bonusing to encourage affordable housing. While difficult and only possible with an agreeable landowner, he suggested buying property from the developer to set aside land to develop affordable housing on their timeline.
“Times change, owners change, developers come and go, but land that’s acquired and held in trust will be there for the benefit of future generations,” he said
Casey, a former Progressive Conservative MLA, was asked by Coun. Joanna McCallum why he didn’t push for changes on issues the Town is working on when he was a provincial representative with many decisions being within that level of government's jurisdiction.
He said it was difficult to go forward with “one solution” until the existing proposals were submitted.
Casey acknowledged the municipality is handcuffed by provincial legislation, but the Bow Valley region should push to be a specialized municipality – which requires the province’s approval – to have added powers for enforcement, taxation and assessment such as Crowsnest Pass and Fort McMurray.
Lifelong resident and local developer Frank Kernick, who said he was in favour or held a neutral position, reminded public hearings are largely in opposition.
He noted in the mid 1990s a public hearing on Eagle Terrace had more than 500 people attend, mostly against.
He recommended, if approved, council and the developer create a homeowner’s association – similar to Spring Creek – to have the future owner’s be “stewards of the land” and help with signage and education on wildlife corridors.
Kernick cautioned residents that while having the entire plans in front of people can be daunting, growth takes a significant amount of time and developers are frequently returning to council.
“What scares people is they think 30,000 people are going to happen tomorrow. It will not happen tomorrow. This is going to be 30 to 50 years to be built up. … They’re not building out as fast as people fear they are. The transition will take time.”
At the end of the first day of the hearing, Bearspaw Elder Jackson Wesley gave a prayer in the Stoney language. Elder Roland Rollinmud, John Snow Jr. – a descendent of the Treaty 7 signatory Chief Jacob Goodstoney – and his brother William Snow of Wesley First Nation also spoke to council on their hesitancy for the proposed development.
“The voice that is missing from these project assessments is the Indigenous voice, specifically in the area structure plan for the Three Sisters and Smith Creek,” William Snow said, adding by not acknowledging the “voice of Indigenous perspectives, that is the legacy of colonization.”
John Snow Jr. said they had not been consulted and reminded council and viewers of the painful discrimination-based past the First Nation had experienced, while still having ongoing treaty claims.
“Our stewardship to these sacred mountains has existed for centuries," he said.
“We have a knowledge of the land that has not been respected … I believe much more work can be done on reconciliation with Indigenous people.”
Several delegates expressed unease over allegedly not consulting First Nations. In the 245-page What We Heard report, it said the public engagement events were “open to everyone, including First Nations communities.”
Taylor said they had contacted the Stoney Nakoda First Nation in 2020, as had the Town, but admitted there was “more work to be done to complete the consultation with the Stoney Nakoda Nation and we look forward to the Town providing direction on this.”
The ASPs received first reading on Feb. 9.
The proposal would encompass 169 hectares (418 acres) for development over the next three decades. A bonus density toolkit that’s part of the proposal could see between 3,000 and 5,000 of residential, tourist home and visitor accommodation units.
A retail and commercial space of 56,000 square metres (602,000 square feet) is also proposed and 40 per cent of the plan is set aside as open space and 15 per cent in Smith Creek is set aside as open space.
Depending on the number of homes ultimately built, it could lead to an estimated permanent and visitor population of 5,500 to 10,000.
Town council will now have the difficult decision of moving forward and parsing through the public input as it eventually heads to the next phase at second reading.
