Editor:
Any approvals of the Three Sisters Area Structure Plan (ASP) need to build on the conservation gains of the past two decades to establish a scientifically functional multi-species wildlife corridor connecting the Wind, Bow and Spray Valleys to Banff Park, as required by the 1992 Decision of the Natural Resources Conservation Board (NRCB) on Three Sisters Golf Resorts Inc.
As an intervener in the 1992 NRCB decision, the Bow Corridor Organization for Responsible Development (BowCORD) has worked for 20 years to help mobilize public support in the Bow Valley and Alberta to see this essential wildlife movement corridor established.
Among the gains are two conservation easements signed in 2003 and 2007 by Three Sisters Mountain Resort (TSMV) to protect, in perpetuity, a section of the Along Valley Corridor in their Resort Area with an average “effective” width of 635 metres. The adjacent “green” use of the golf course expands the “seasonal” corridor width with a minimum setback of any building 300 m. down slope from the corridor boundary.
However, since the Resort Area section is only one part of the 10 kilometre-plus Along Valley Corridor, and the NRCB requires that all of the corridor be designated and protected before final development plans are approved, much more needs to be addressed in this ASP.
Below are some facts which may be helpful in determining if this ASP can meet the approval of the Canmore community and their representatives on council.
First, final design and protection of wildlife corridors must precede development plans and approvals, as legally required by the NRCB.
Second, designation of scientifically functional wildlife corridors needs to precede management of human use in and adjacent to them.
Third, scientifically functional corridors need to meet the Provincial scientific requirements and data from 2000 to 2013, validating that multi-species select a slope below 25 degrees and require a minimum corridor width of 450 m..
Fourth, while the protection of all 438 acres of Site 9, adjacent to the Wind Valley, is a significant conservation gain, this transfer needs to occur prior to, or concurrent with, final council approval of land use zoning if the Canmore community is to have the same certainty of conservation that the receiver requires in development approvals.
Fifth, it is necessary for corridor functionality to retain the current minimum setback of any building 300 m. below the down-slope boundary of the Along Valley Corridor in the TSMV Resort Area (currently Bylaw 36(Z)2004). This is because the Resort Area conservation easements were not calculated below a slope of 25 degrees, and the topography is steep, has several pinch points, and varies in width.
As recommended in the 2002 Golder Report, “large residential lots (2-4 acres-plus) with houses positioned at the front of the lots away from the corridor” could be considered to retain a “green” land use adjacent to this corridor section.
Sixth, the corridor “disconnect” between the Wind Valley and Stewart Creek sections of the Along Valley Corridor must be addressed, with adjacent green land uses consistent with the recommendations of the 2002 Golder Report.
It is important to remember that the current ASP proposes the same buildout of 4,000 units as Bylaw 1-98DC, but with 3,500 residential units – 1,000 more than in 1998. While bringing development back on line, along with significant protection of the Wind Valley corridor section and habitat in Site 9, the community must judge if this level of buildout is sustainable and provides a net environmental, social and economic benefit.
If the Three Sisters ASP retains the 300 m. setback of building below the two conservation easements in the TMSV Resort Area, addresses the corridor disconnect between the Wind Valley section and Stewart Creek with appropriate adjacent uses below Site 7, and commits to the transfer of Site 9 prior to, or concurrent with, land use zoning, this ASP may win favour with the Canmore community.
If not, it will be up Canmore council to amend the ASP to meet these criteria if they are willing and able to do so.
Heather MacFadyen, Chair
Bow Corridor Organization for Responsible Development
