A land use controversy in Canmore, Alta. that’s caused concern for more than nine months will be debated a second time at a public hearing Tuesday night, with an updated proposal from landowner Lawrence Hill.
Hill wants to rezone a four-acre chunk of forested urban reserve next to the Peaks of Grassi neighbourhood in the town’s southwest in order to build 27 homes including town homes, duplexes and detached homes. The proposal that had been submitted in February, and defeated by town council, only included two perpetually-affordable homes–homes that are below market price.
“Of the 27 units, the homes proposed here – the vast majority are of an affordable nature,” Hill told Global News. He added there are a total of 14 affordable homes and townhomes and eight duplexes with mandatory secondary suites that would be rented at below market rates.
Homeowners had been assured by realtors, the town, and neighbour Hill, who is one of the original developers in Peaks of Grassi, that the land would stay undeveloped.
READ MORE: Showdown over land use in Canmore
However, Canmore town council and the mayor say they’re in the midst of a housing crisis and are considering the development as a potential solution.
According to a residents group, the area had been protected from the proposed “Peaks Landing” development by a settlement agreement negotiated by the town with the Three Sisters Resort Incorporated, in 1998. That agreement turned out not to be legally binding.
“What is being proposed now are seven PAH (perpetually affordable home) units that would be purchased by the Town’s Canmore Community Housing Corp, not donated to the Town,” wrote residents group spokesperson Tom Boone in an email to Global News. “These units also happen to be in an area of high flood risk has determined by a recent study.”
“Does it make sense for people buying their first house to buy in an area of high flood risk? That seems to be a question the town should be wrestling with.”
Boone said the proposed market affordable units are at a price point “well above what most people would consider affordable, around a half million dollars, all in.”
“The area where this development is located is also a high wildlife conflict zone and it will further narrow a key pinch point where wildlife travel through the area. A portion of the development is on lands with very steep slopes where development should not occur according to the Town’s own guidelines and the original NRCB decision that governs development of these lands,” Boone added.
He also cited census data that suggests Peaks of Grassi is the most dense community in Canmore in terms of residents per unit area, which could lead to traffic and parking issues.
A member of the residents group said a lawsuit against the developers has been launched by a group of Peaks neighbourhood homeowners.
Hill said he believed residents’ concerned would be addressed at the hearing Tuesday night.
“We have an environmental consultant who will talk about the wildlife situation,” Hill said. “There’s a report…that addressed any potential flooding from an adjacent creek and I think the other aspects will be addressed in our presentation this evening.”
A public hearing on the rezoning will be held Tuesday at 6 p.m. at the Canmore Civic Centre.
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