On April 6, 2021, Council gave second and third reading to Land Use Bylaw Amendment 2020-19, which rezoned the Gateway property in accordance with the previously-approved Stewart Creek Area Structure Plan and the Town of Canmore’s Municipal Development Plan. These future-looking guiding documents identified these lands for commercial/mixed-use and residential development. The Gateway concept includes a mix of grocery, retail, commercial, light industrial, innovation hub, employee housing, and multi-unit residential development, as well as an environmental reserve and municipal park. Public improvements for this development include a roundabout, replacing the 4-way stop at the Three Sisters Parkway interchange, and a primary multi-modal road internal to the site. The Gateway lands are located to the east of Three Sisters Boulevard and south of the TransCanada Highway and overpass.
A resubmission of the existing approved subdivision for these lands has recently been submitted. The purpose of the resubmission is to change conditions of the existing subdivision approval that occurred in 2021. The new application also reflects changes that have occurred through the detailed design stage since this time. These changes include: primary road design; internal parcel boundary adjustments; municipal and environmental reserve parcel locations; and pathway location. Please refer to the maps and concepts included below.
- Subdivision of the Gateway at Three Sisters Phasing Plan
- Subdivision of the Gateway at Three Sisters Tentative Plan of Subdivision
- Subdivision of the Gateway at Three Sisters Legal Plan
- Subdivision of the Gateway at Three Sisters Context Plan
The subdivision application is currently under review.
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 have recently been cleared and graded and the installation of underground utilities has begun.
|New Land Use Designation|
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. To the south of the commercial and residential uses, there is a steep slope. This area is proposed to be retained as a natural area and include a trail connector to Stewart Creek Phase 3.
Next Steps - Updated May 18, 2023
- A new subdivision to change conditions of approval from the original application has been submitted and is under review.
- Excavation and underground utility work on the site continues.
Frequently Asked Questiions
Yes. The Site 5 lands are within the Commercial and Mixed-Use land use classification of the Town of Canmore’s MDP, which includes a mix of commercial and residential development.
- Yes. Map 4 of the Stewart Creek ASP identifies Site 5 for Commercial/Mixed-Use development in the west and Residential in the eastern portion with Open Space to the south. The ASP generally describes the areas as follows:
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.