Editor:
On Saturday (Sept. 6), Canmore residents attended an open house at Elevation Place hosted by QuantumPlace development group.
The meeting was intended to provide residents of Canmore an opportunity to view a proposed development located in the Peaks of Grassi community on the west side (backing onto Quarry Lake).
Currently, Canmore residents enjoy an undisturbed four acres of land that is zoned Urban Reserve. This land was recently purchased by private individuals who are intending to re-zone this sensitive area from Urban Reserve to R2A (Residential Family Low Density District) and R1B (Residential Single-Family Detached Plus District) to create a new housing development.
There was an overwhelmingly negative response to the re-zoning proposal for Peaks of Grassi. Canmore is known to have many Urban Reserve zones and the question that loomed during the open house was if this area, which has been protected since the Peaks of Grassi area was developed, could be easily re-zoned for more development, what precedent would be set to re-zone other Urban Reserve areas in Canmore?
This question is relevant to all Canmore residents and is not simply a neighbourhood issue. This issue affects others in Canmore who live close to Urban Reserve zones.
The degree of wildlife disruption was highly debated among those in attendance at the forum. The power line (right behind where development is intended) is known as a de facto wildlife corridor and it is clear that this area would be placed in greater distress due to the removal of more protection and cover for already stressed wildlife.
This area has some of the highest wildlife activity in Canmore. QuantumPlace representatives claimed that the construction would not butt right against the power line and that a line of trees would be left as a buffer between the housing project and the power line area.
This comment is significantly short-sighted when one considers all the construction factors including noise, blasting procedures, removal of an entire section of trees and large construction vehicles that will be on the site for a significant period of time. Clearly these interruptions will force any wildlife using the current corridor closer to Quarry Lake and off-leash areas. The spill-over effect is huge.
Residents in the Peaks of Grassi community pointed out there is currently a single road access point in and out of the area. Community safety and parking were two issues that fuelled intense discussions.
Adding more people and more vehicles to this high-density area was viewed as a poor town planning idea. Although the project is promoted as low-density and community focused, it would appear that in fact it would only add to an already existing problem, which would create more stress on the area.
Those involved in providing feedback to the QuantumPlace group at the open house contributed a number of important comments and suggestions on large flip-chart paper that were displayed on the walls. Generally, residents were concerned about the following:
Increased traffic in an already congested area (proposed development would add 50 plus vehicles into the area).
Only one entrance and exit out of the area.
More development added to an already highly dense area (only neighbourhood in Canmore that has Z lots, two houses on one piece of property).
Increased parking difficulties in an area that is already over-assigned.
Those using Quarry Lake would no longer access the parking on the reserve side of the lake on Lawrence Grassi Ridge.
Construction for two to four years (due to weather, bedrock, etc.) would increase wildlife destruction and interruption to wildlife habitat.
Protection of Quarry Lake access and usage would be impacted.
Residents were concerned about wildlife as this area is highly frequented by deer, elk, bears, coyotes, cougars and owls.
Development may push wildlife closer to play, off-leash and Quarry areas.
Past blasting for development in Peaks of Grassi has damaged adjacent homes.
Homes may be seen from Quarry Lake (previously the town viewed this as a negative outcome of development).
Additional suites in homes (increases burden and congestion in the area).
Because this area is used by many Canmore residents, increased housing development is not only an immediate local concern, but a Town of Canmore concern.
There were many comments (only one positive comment was noted that related to one person being pleased that they may be able to buy a home in Peaks of Grassi and that the developer promised to address parking and public spaces for day use).
Quotes from the feedback gained at the open house included:
“If developers/owners were serious about getting community input they would not submit (an) application in mid September since that will not reflect input.”
“Developer/owner could donate the land for designated park use only and improve the neighbourhood.”
“Further congestion and negative impact in an already stressed area.”
“Proposal to provide amenities is not welcome. Leave it undeveloped.”
“Development affects the entire neighbourhood, not just the immediate property or adjacent property.”
“Wildlife uses regardless of whether it is designated or not.”
“Community does not want new homes – save the natural area for the animals.”
“How will homes be built on those rocks?”
“By who is the “financial assistance” referred to “to be provided” – the developer or is it simply an attempt to grab tax dollars?”
“Are there precedents in Canmore for the development of Urban Reserve? Has this happened before?”
“Has a traffic study been completed?”
Overall, there appeared to be little support for more development in the already density stressed area of Peaks of Grassi. Those individuals interested in preserving what little reserve area exists in this highly utilized natural area spoke out loudly.
We can only hope that the Town of Canmore listens to the people. Canmore residents are invited to write a letter to the Canmore Town Council to forward their thoughts about this looming application for re-zoning of Urban Reserve land.
Mike MacInnis and Tom Boone,
Spokespeople for a growing group of over 70 concerned Canmore residents
