Canmore council has made it clear that when Three Sisters Mountain Village comes forward with an application for Smith Creek it will require a third party review of the environmental impact statement.
An environmental impact statement (EIS) is required for all area structure plan applications and amendments to those plans as per the policy adopted by Canmore council earlier this year as part of a new Municipal Development Plan.
However, before the MDP and the EIS policy were finalized, the Town created a terms of reference document with TSMV and its development representatives at QuantumPlace to try a brand new process to collaborate on creating an area structure plan for the Smith Creek area, the final lands to be considered for development in Three Sisters.
General manager of municipal infrastructure Michael Fark told council that process was designed to be innovative, open and transparent – a new made-in-Canmore approach meant to avoid the frustrations and inefficiencies of the past.
“Close to two years ago now, the Town and Three Sisters Mountain Village, represented by QuantumPlace, agreed to engage in a collaborative process on the Smith Creek area structure plan,” Fark said. “It was an opportunity to work with the developer throughout the process to identify issues and find solutions to issues as the process evolves, rather than the developer creating an area structure plan in isolation.”
Instead of QuantumPlace submitting its final ASP for Smith Creek and that being the first time municipal planners are able to review the plan, the idea and process set out in the terms of reference was to collaborate throughout development.
That included administration having a part in selecting consultants with the developer, including for the preparation of the EIS itself.
Fark said the collaborative process was meant to identify issues and solutions, and specifically those related to the environmental assessment. With the two parties working collaboratively on the EIS, the requirement of a third party review was not part of the original terms of reference.
But with the EIS policy approved this year requiring a third party review for all ASP applications and amendments, Fark said administration is recommending a change to the terms of reference to make it clear it would be required.
“The direction council gave or provided through the Municipal Development plan was very clear of when a third party review of an EIS would be required,” he said. “The direction council set … is different to what was contemplated in the collaborative process.”
Mayor John Borrowman spoke in favour of changing the terms of reference that council entered into with the developer.
“I think it is important for council to be consistent with our newly approved policy,” said the mayor. “I recognize there will be some impact to the applicant as a result of this.”
QuantumPlace principle Chris Ollenberger expressed concern that as a partner in the terms of reference, the Town of Canmore didn’t consult TSMV on making the changes before they opened up the agreement to address the issue.
“We were aware that council could make a decision to have a third party review at any time, however, the decision feels premature given our existing collaborative agreement in place, especially as the Town was involved in EIS consultant selection, meetings, scope setting, through the collaborative process,” Ollenberger said.
