One of Canmore's oldest neighbourhoods – Teepee Town – is being considered for more density as part of a review of regulations that set the direction for future residential development.
One of Canmore's oldest neighbourhoods – Teepee Town – is being considered for more density as part of a review of regulations that set the direction for future residential development.
Teepee Town – the area adjacent to the hospital and Bow Valley Trail and 17th Street – has an area redevelopment plan (ARP) approved in 2005 and a task force of residents that meets yearly to review regulations.
Nathan Grivell, planner for the municipality, said a combination of factors, including residents requesting an update to regulations and density levels, led to a process to review the redevelopment plan.
“There are certain changes we would like to make,” Grivell said. “There are regulations that conflict and we would like to make the process a little easier. For example, anything that requires a variance needs to go to the Canmore Planning Commission. Even minor things, so that makes it onerous for those who want to build.”
The 2005 plan divided the neighbourhood into four areas – A, B, C, D – and provided architectural policies, general residential, commercial, streetscape and road direction, policies related to the hospital and the highway, and monitoring expectations.
Grivell said Area A has been identified as having potential for more density by residents, and the public in general has asked for regulations to be reviewed
He said the plan anticipated more redevelopment in the area, but noted two development permits in the area were approved this year already.
The planning department has put out an online survey on the changes and held a well attended open house for residents of Teepee Town on Oct. 18 at the Lutheran Church.
Attendees had the opportunity to indicate a preference on scenarios that would increase density in Area A and were able to oppose increased density and allowing accessory dwelling units. Density options included duplex or triplex and an accessory dwelling, fourplex with height restriction, fourplex with height restriction on one unit, fourplex without a garage, or one with a garage for only one unit.
There were also questions around parking requirements, building heights and landscaping.
Grivell said there are a variety of ways to add density to an existing neighbourhood, saying, “we do not just want to increase density for the sake of increasing density. We thought, ‘Let's try and attach some form of affordability or something to reduce the cost of the unit' and there is a benefit to the community.”
Affordability objectives could be met through accessory dwelling units identified as a way to increase housing stock in the community. Grivell said increased numbers of suites benefit the community and is an objective in the Town's affordability strategy, but he noted the local government cannot restrict sale prices, or private sector rental rates.
The survey is available at canmore.ca and Grivell said results of engagement would help inform a bylaw to amend the ARP and first reading expected in December, followed by a public hearing in January.
