Teepee Town
Approved February 01, 2005
Resolution #033-2005
Area Redevelopment Plan
Bylaw 25-2004
Town of Canmore
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Blank for printing purposes
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The Planning and Development Department would like to thank the A.R.P. Steering
Committee for the dedication and long hours they spent individually and collectively
in the preparation, refinement and presentation of this plan to the community.
Thanks largely to these individuals, the plan and the process has been a success.
John Bell
Stuart Byatt
Robert Hoogveld
Stephanie Kucharski
Tanya Larsen
Al Matheson
Justin Ralph
Patricia Roozendaal
and
Carey Donkervoort
Karen Hanna
And also to Philip Dack of Mediated Solutions for his help in keeping us on the
straight and narrow.
Town of Canmore Planning and Development Department
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Table of Contents
A.
B.
C.
D.
Introduction
Purpose
Plan Goals
The Process
1.
Plan Policies
2.
Land Use Plan
Figure 1 Land Use Plan
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3.
4.
General Residential Policies
Architectural Policies
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14
Figure 2 – Consistent Streetscape
Figure 3 – Consistent Setbacks
Figure 4 – Roof Height Limitations
Figure 5 – “Stepping Back”
Figure 6 – Porches
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15
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5.
6.
7.
8.
9.
10.
11.
Residential Area “A” Policies
Residential Area “B” Policies
Residential Area “C” Policies
Residential Area “D” Policies
2nd Avenue Mixed Use Area Policies
Existing Commercial Area Policies
Streetscapes & Roads Policies
Figure 7 – Parking Options
Figure 8 – Parallel Parking Road Cross Section
Figure 9 – Parallel Parking Road Plan
Figure 10 – Angle Parking Road Cross Section
Figure 11 – Angle Parking Road Plan
Figure 12 – Possible Chicane Design
Figure 13 – Possible Chicane Design
Figure 14 - Possible Traffic Calming Arrangement
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21
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26
27
28
29
30
31
32
34
34
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12.
13.
14.
15.
16.
17.
Utilities Policies
Hospital & Open Space Policies
Trans Canada Highway Noise Policies
Community Governance Policies
Plan Implementation Policies
Plan Monitoring & Evaluation Policies
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1.01
1.02
1.03
2
3
4
5
8
Policy Background
Policy Interpretation
Policy Amendment
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1
A
Introduction
Teepee Town is recognized as one of the older, established residential areas of the Town of
Canmore, generally located north of the hospital, south of 17th. Street, and bounded by Bow
Valley Trail on the west and the Trans Canada Highway on the east. Teepee Town was one of the
first residential areas in Canmore, where the lot and block layout dates back to 1892, when the
Town of Canmore was originally surveyed prior to substantial settlement. Current development in
the area consists mostly of older single family and duplex housing, with two churches in the
area, and hotel and other commercial uses facing Bow Valley Trail.
It is thought that the name “Teepee Town” may stem from the annual trek of the Stoney Tribe
to the Banff Indian Days festivities back in the early part of the 20th. century. It was a two day
trek and they would camp at Teepee Town and Indian Flats, a stopover on their way to and from
the celebrations. Sometimes they would spend a few days at either location. It is without doubt
that Teepee Town is one of the oldest settled and developed areas in the Town of Canmore.
The Town of Canmore Municipal Development Plan (MDP) has, since 1998, recognized that the
Teepee Town area of Canmore was beginning to experience pressures for redevelopment. These
sorts of development pressures were not unique to Teepee Town, but as one of the older,
established residential areas of Canmore, Council recognized that any redevelopment should be
undertaken under controlled circumstances.
For this reason, the Teepee Town area was identified (along with the Mineside area) in the MDP
as an area that should have an area redevelopment plan (ARP) prepared. In the early part of
2003, the Town’s Planning and Development Department contacted the Teepee Town community
to ask if it was interested in undertaking an ARP. The intent from the outset was to actively and
extensively involve the community in the preparation of the plan, and represented the Town’s
first attempt at in depth community participation in the preparation of an ARP. The Terms of
Reference for the ARP were clear that the plan would be prepared largely through active
consultation with the community, and that the involvement of the Town’s Planning and
Development Department was to facilitate public involvement and community self-determination
in the ARP outcome.
Following the acceptance of the Terms of Reference by Council and community acceptance of
the proposed planning process, work began in the Spring of 2003.
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B
Purpose
There are essentially two main purposes for the preparation of this ARP.
First, as a land use planning tool, the ARP was intended to guide future physical development in
the Teepee Town area, and to ensure that new construction and redevelopment was undertaken
in an appropriate manner.
The only explicit reference to the possible direction of future Teepee Town redevelopment
contained in any of the Town’s planning documents is in the MDP, which states in Part 4, Section
2.4(g) [page 4-14] that:
“Higher density residential infill and redevelopment projects will be encouraged in
the existing Teepee Town residential area. Prior to any rezoning approvals, an ARP
will be prepared in consultation with existing residents to identify appropriate
future residential and non-residential uses within the Teepee Town area.”
The purpose of this ARP is therefore to determine what is an appropriate level of “higher
density” redevelopment, and to give some depth to this MDP policy.
A secondary but no less important purpose of the ARP is to ensure that whatever redevelopment
or “higher density” development occurs, it should occur in a form and manner that is consistent
with the wishes of the Teepee Town community. Any redevelopment should therefore be
directed by the wishes of the community, as expressed through the extensive public
consultation program.
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C
Plan Goals
There are a number of general goals that the ARP aims to achieve, that while not evident at the
commencement of the process, have become evident as the public consultation process has
continued. These broad goals could be summarised as follows:
To allow for future redevelopment of the area;
To allow for community input about the type and form of redevelopment;
To allow for some increase in residential density in the area;
To allow for a greater variety of land uses in the area;
To provide some certainty for the community, owners and developers about how
redevelopment would take place in the future;
To maintain or enhance the residential living environment.
It is hoped that these broad goals, that have been drawn from the lengthy public consultation
process, can be achieved through the policies that are outlined in this plan. Both the Steering
Committee and the Town’s Planning and Development Department spent a considerable amount of
time attempting to isolate these general sentiments from the large amounts of feedback that
were provide by the public over the lengthy process.
A large number of more specific and detailed aims were also identified as the process continued,
and these have hopefully been captured and addressed under the “Objectives” statements of
the relevant policy sections. These were more detailed issues that emerged in response to
thinking about specific issues and problems, and so are listed as detailed goals throughout the
plan, rather than being listed here with the more general objectives of the plan.
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D
The Process
How did we get here?
From the outset, the stated intent of the ARP has been to ensure that whatever plan and
policies were the outcome, that it was very closely derived from Teepee Town residents and
owners wishes and direction. It was hoped that the process would be driven by the public and
that any policy created by the process was generated by public comment and input, and not
created by the Town. It was intended that this be a “bottom-up” or a “grass roots” planning
process, rather than one imposed on the community by the Town.
With this in mind, the planning process began initially in late 2002, with the Town’s Planning and
Development Department approaching Council as part of the budget process to conduct the ARP.
The Terms of Reference clearly identified a “community driven” focus to the process, and
Council approved the Terms of Reference and funding for the project, provided that the
community understood and accepted the Terms of Reference.
Following Council approval, in February 2003, the Town’s Planning and Development Department
approached the community through an open house, to ask the community if it was interested in
undertaking the ARP process. The consensus emerging from the open house was that the
process seemed to be acceptable and the community did want to see an ARP completed.
The planning process began in earnest in April 2003, with another open house, this time intended
to determine some basic issues associated with the Teepee Town community. The participants,
working in small groups, were first asked to state the positive things or aspects that people
liked about Teepee Town. The responses were summarized as follows:
Close proximity to the downtown area;
Wonderful views and sun exposure;
The small town / village atmosphere of the area;
These concepts were echoed by all of the six groups that participated to one degree or another.
Next, the groups were asked to identify the areas or places that they liked the most. Their
answers were:
My home and backyard;
The greenspace areas surrounding the hospital;
These areas needed to be carefully considered in the planning process. Finally, the small groups
were asked about issues that seemed to be of concern. They outlined the following problems:
Staff housing;
Garbage and alley way conditions;
Noise from the Trans Canada Highway;
Noise from local residents and bylaw enforcement follow-up;
Road conditions in the area;
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The April 2003 open house also saw the “resident survey” being issued to the community, to
gather some more detailed information about the people that are living in Teepee Town. This
information proved very useful in the preparation of the plan and management of the process.
Finally, the April 2003 open house also saw nominations made for the Steering Committee, the
volunteer based committee designed to direct the work of the Planning and Development
Department in the production of the plan. Council appointed the Steering Committee members in
June of 2003.
The April 2003 open house had identified a number of problems that residents saw as affecting
Teepee Town, and the Planning and Development Department felt that it was necessary to
address these problems before proceeding with further planning work, and did not want to see
these issues constantly resurface during the process. To this end, a “Problem Solving” open
house was held in June of 2003, at which participants were able to further discuss the issues
and to propose solutions to those issues. Some of the solutions were to be addressed as part of
the ARP process, while others required actions in other ways. For example, concerns with
garbage being piled around the garbage containers were addressed through education and
signage shortly after the solution was proposed. Others such as highway noise are hopefully
addressed by policy statements in the plan.
Once these issues had been identified, the Steering Committee and the Planning and
Development Department began the process of focussing on the planning for Teepee Town. This
part of the process centred around a “Vision Session,” initially scheduled for July 2003, but
held eventually in September. The “Vision Session” involved bringing roughly 50 members of the
public together for two days of small group visioning and planning work, during which they were
asked to draft their vision of how they would like to see Teepee Town change. Some groups
provided plans for radical changes to the area, while others produced scenarios that had no
change to Teepee Town. Overall however, there was an unusual degree of consistency regarding
the focusing of higher development adjacent to the Trans Canada Highway and towards the
north and 17th Street, and the presence of some commercial development on 2nd Avenue. It has
been these plans, produced by the community. that have driven the production and revisions to
the ARP, and which have supported the entire process. The ARP has been created utilizing these
plans produced by the public at the “Vision Session.”
The first of these draft plans was created by the Steering Committee and the Planning and
Development Department in November 2003. Based upon common threads emerging from the
Vision Session, the Steering Committee presented a single land use plan at an open house, and
feedback was obtained directly at the meeting and through questionnaires that the public could
take home to fill in and return. The feedback, coupled with all the prior information and input
was used by the Steering Committee and the Planning and Development Department to make
further revisions to the plan. One of the main concerns raised at the November open house was
related to the amount of commercial development proposed on 2nd Avenue.
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This concern resulted in a meeting in January 2004, with the owners and residents of 2nd
Avenue. The intent of this meeting was to discuss the proposed commercial changes with the
people most affected by the proposal. The information gathered at this meeting was combined
with all other public input to produce the second draft of the plan.
This second draft ARP was unveiled in April 2004 at an open house; again feedback was obtained
directly and through take-home surveys. The public at the open house and through the surveys
still expressed a concern about certain elements of the plan, and so the Steering Committee and
the Planning and Development Department used this commentary to produce yet a third version
of the plan, in the hope that successive versions of the plan would bring greater levels of
agreement over the policies.
This hope to reach greater agreement resulted in the presentation of the third version of the
plan in June 2004 at an open house. Feedback received at the open house was generally similar
to feedback that had been received at prior public forums, with the exception of a number of
small groups seeking particular changes to the plan that sought increased commercial uses or
increased residential density.
It was therefore assumed by the Steering Committee and the Planning and Development
Department that the “informal” part of the public process had likely reached its conclusion, was
unlikely to yield new comments or information, and likely represented the highest form of
consensus that could be achieved. It was believed that further public comment should occur
within a more formal public hearing process, with the results to be reviewed by the Steering
Committee to provide further recommendations to Council on possible amendments to the Plan.
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1
Plan Policies
1.01
Policy Background
The following policies are those that have been created from the extensive public
consultation and input over the entire ARP process. These are the policies that are
intended to address the concerns and issues generated by the process and to achieve the
goals and objectives that the community has created.
The policies in many aspects are quite detailed, and are more detailed than is typical in an
area redevelopment plan. This was quite intentional on the part of the Steering
Committee and the community. The intent was to provide some clear and precise
direction to the redevelopment process and to ensure that it was consistent with the
wishes of the community. The intent was to leave as little ambiguity as possible, with the
concern that ambiguity can be frustrating both to developers who are unsure if plans are
acceptable, and to the community, whose concern is that redevelopment may not turn out
as intended.
1.02
Policy Interpretation
(a)
Strict Policy Interpretation
The wishes of the community and the general direction in interpreting policy in
this ARP are that variances to the policies are discouraged, and that
redevelopment should, as far as possible, strictly follow the policies as written.
(b)
Minor Policy Variances
Variances should not be granted by Administration. This will provide for an
opportunity for public input through the Canmore Planning Commission or
Subdivision and Development Appeal Board process when variances are being
considered.
1.03
Policy Amendment
(a)
Minor Amendments
As noted under Section 1.02, minor amendments may be possible through the
development permit variance process, provided that community consultation
through the Teepee Town Task Force is undertaken.
(b)
Moderate Amendments
Should frequent or repetitive requests for variances emerge, these offer the
potential for undermining the goals and intent of the ARP. In such cases the ARP
should not be allowed to “evolve” through the granting of variances, but be
reviewed on a comprehensive basis. The Plan Monitoring and Implementation
provisions under Section 17 of this plan provide the context for the review of
issues such as this.
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(c)
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Major Amendments
Major or substantive amendments to the Plan should be identified and addressed
under the Plan Monitoring and Implementation provisions under Section 17 of the
Plan, and reviewed and processed by Council under the provisions for amending a
Bylaw in the Municipal Government Act, along with the required public hearing.
Land Use Plan
The Teepee Town ARP Land Use Plan is shown as Figure 1. Land uses and redevelopment shall be
consistent with Figure 1 and the relevant policies that apply to the areas.
The general intent of the land use areas is to place most of the increase in residential density in
areas adjacent to the Trans Canada Highway and close to 17th Street in the north of the plan
area. Density increases were to be smallest within the core of the plan area, or along 1st Avenue.
Any commercial areas were to be oriented to Bow Valley Trail.
Amendments to the boundaries of the land use areas shown in Figure 1 shall require an
amendment to this plan, to be approved by Council pursuant to Section 1.3(c).
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Figure 1 - Land Use Plan
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General Residential Policies
The following objectives and policies apply to all residential redevelopment in the ARP.
Objectives
Views of the mountains should be maintained wherever possible, both along streets and
between buildings;
The design and location of new buildings should complement the existing residential
buildings;
The impact of overshadowing existing yard spaces with new buildings should be minimized
wherever possible;
Adequate and usable outdoor residential yards and public open spaces should be retained
and protected wherever possible;
Existing mature trees should be retained and protected wherever possible;
Residential streets should be upgraded to be more pedestrian friendly;
Residential parking should be managed both on the residential streets and in private yard
spaces.
Many of these objectives are achieved through the more detailed policies contained in the
specific residential area regulations.
3.01
The majority of parking for residential uses should be directed towards rear yard
parking areas that are accessed from the rear lane. Driveways and parking may be
allowed in the front yard when it is necessary to maintain existing mature trees or
useable yard space in the rear yard. In these cases, driveway widths should be kept to a
minimum (i.e. less than 3.0m in width) to not disrupt the pedestrian streetscape.
3.02
At the time of a rezoning to a new Land Use District implementing this Plan,
consideration may be given to requiring parking requirements that differ from those
outlined in Part C of the Land Use Bylaw 09-99 as amended, so that the required number
of parking stalls required per dwelling unit is based on the size of the unit.
3.03
Unless otherwise stated, front yard setbacks in the residential areas of the plan should
conform to the following:
(a)
Minimum Front Yard Setback:
2.0 m (6½ feet).
(b)
Maximum Front Yard Setback:
5.0 m (16 feet).
3.04
Unless otherwise stated, rear yard setbacks in the residential areas of the plan should
conform to the following:
(a)
Minimum Rear Yard Setback:
10.0 m (33 feet).
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3.05
All dwelling units should have a usable front and / or rear yard, and should take into
account orientation to the sun.
(a)
A reasonable standard is the provision of no less than 18.5 square metres (200
square feet) of outdoor amenity space per dwelling unit.
(b)
This standard does not apply to apartment or stacked townhouse developments,
where each unit does not have direct access to grade, and achieving such
standards is not feasible.
3.06
Home owners and residents shall be allowed to fence and landscape the boulevard areas
within the street right of way adjacent to and in front of their lots to:
(a)
Provide for outdoor amenity space.
(b)
Provide for areas for chatting and social interaction.
(c)
Provide for care and maintenance of the street right of way and create a sense of
“ownership” of these areas.
3.07
Single family homes shall be allowed only on lots with 15 metres (50 feet of frontage),
and not on infill or 25’ lots (half lots). Narrow lot residential infill is not a form of
residential redevelopment compatible with existing community.
3.08
Buildings should have varied setbacks from the front property line, and not present a
singular building frontage on the street.
3.09
New developments should preserve existing mature trees on the site. These trees (in
excess of 30cm trunk diameter) should be identified at the time of a development permit
application, and every effort made to preserve trees that are located outside of the
relevant building envelope established by the setbacks.
3.10
Consideration may be given by the Development Authority for variances to both the
residential density and development standards, in the case of a developer providing
perpetually affordable dwelling units or perpetually affordable seniors housing.
(a)
Any variances shall be in accordance with policy established and approved by the
Town, and specified in a relevant new land use district.
(b)
Height variances should be no more than 1.0 metre in excess of the maximum
permitted height.
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3.11
Notwithstanding Part A of the Town of Canmore Land Use Bylaw 09-99 as amended:
(a)
A development permit shall be required for all residential redevelopment in the
Teepee Town area, to ensure that the provisions of this plan are achieved.
(b)
The requirement for a development permit for all residential redevelopment
should be included in any land use district rezoning applied to the Teepee Town
area as part of the implementation of this Plan.
(c)
The requirement for a development permit shall be triggered by the following
types of residential redevelopment:
(i)
New building construction;
(ii)
Addition of new dwelling units to an existing building;
(iii)
Addition of a new storey or storeys to an existing building;
(iv)
Substantive changes to the front façade of an existing building.
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4
Architectural Policies
The following objectives and policies apply to all residential and commercial redevelopment in
the ARP.
Objectives
To ensure that future redevelopment and buildings are compatible and complement
existing residences in the plan area.
To ensure that new buildings are not out of scale or character with the existing houses in
Teepee Town, except as allowed for in the Plan.
These objectives do not apply to the “Existing Commercial Area” and policies outlined under
Section 10 of this plan.
4.01
Detailed architectural controls should be developed and implemented as part of a future
rezoning application to allow residential redevelopment in the plan area.
4.02
Architectural controls that are adopted should focus more on large scale details such as
requiring articulation, stepping back, massing, roof and eave lines, and not be concerned
with minor colour and materials issues.
4.03
All houses should face and address the street.
(a)
All dwelling units with direct access to grade should have front doors facing the
street.
(b)
The main entry in to the building should be clearly identifiable from the street.
(c)
Garages and garage doors should not form the most prominent part of the front
façade of the building.
4.04
New development and residential buildings should blend into and respect the existing
streetscape, as indicated in Figure 2.
Figure 2 - Consistent Streetscape
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4.05
The front yard setbacks of new buildings should respect those of other buildings already
on the street, as shown in Figure 3.
Figure 3 – Consistent Setbacks
A building should not be located considerably closer to the street or lane than its
neighbour, to avoid having the neighbour look at the side of the new house or have the
new house block the sun from the existing house or greatly reduce the privacy of the
adjacent existing front or rear yard.
4.06
The front and rear yard setbacks should be based upon particular site conditions and be
determined based on such factors as:
(a)
the creation of usable yard space.
(b)
minimizing the visual impact and loss of sun access for adjacent neighbouring
properties.
(c)
the preservation of existing mature trees.
4.07
The minimum residential driveway length should be 6.0m on private property in the front
yard.
4.08
The maximum roof height shall not extend to the side yard setback, but shall be
modified to respect adjacent buildings. When the proposed new building is 3.0 metres or
more higher than the neighbouring dwelling, then the roof and height shall be modified on
the side adjacent to the smaller building in the following manner:
(a)
Commencing at a height of 7.5 metres above grade, a plane shall be extended
inwards and upwards into the subject property at an angle of 45o;
(b)
This plane shall extend upwards until it reaches the maximum height allowed under
the Land Use Bylaw;
(c)
Figure 4 provides an illustration of this plane and its effect on building height.
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Figure 4 - Roof Height Limitations
4.09
Building facades should “step back” from the street, and have the upper storeys (above
the second storey) at an increased setback from the main floor, as shown in Figure 5.
Figure 5 – “Stepping Back”
4.10
Porches are encouraged on all residential buildings, and may be used as a means of
obtaining the required “stepping back” outlined under Policy 4.09, as shown in Figure 6.
Figure 6 - Porches
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4.11
The main floor of a new building should be similar in elevation above grade to that of its
neighbours, and not be generally more than 1.0 metre in difference.
4.12
The minimum roof pitch for all portions of roofs and dormers shall be 6:12.
4.13
Duplicate buildings shall not be allowed adjacent to each other, to encourage
architectural variety.
4.14
When duplexes or townhouses are considered, units within the building should not contain
“mirrored” or duplicate units, or have identical external appearances.
4.15
Residential buildings on corner lots should address both frontages and give equal
treatment to both street front elevations.
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5
Residential Area “A” Policies
Purpose
To allow for a variety of residential redevelopment opportunities, at slightly higher densities
than currently exist in the area, while respecting and being compatible with the existing houses.
5.01
The following residential building types should be allowed in this area:
Duplex
Triplex (3 unit townhouse) - as a Discretionary Use
Single Family Detached Dwelling
Single Family Detached Plus Dwelling
Seniors Housing
Accessory Suite
Garden Suite
Garage Suite
5.02
Height limits of residential development should be limited to a 9.5m (31 feet) height
limit, or 2 ½ storeys, as is the current height limit under the R2 district.
5.03
The maximum residential density allowed in this area should be 1 dwelling unit per
204.38m2 (2,200 square feet) of lot area.
5.04
The minimum lot width allowed in this area should be 15.24 metres (50 feet) for single
family detached dwellings & single family detached plus dwellings.
5.05
The maximum lot width allowed in this area should be 22.86 metres (75 feet).
5.06
The minimum side yard setback in this area should be 1.5m (5 feet).
5.07
The maximum site coverage in this area should be 45%.
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Residential Area “B” Policies
Purpose
To allow for a variety of residential redevelopment opportunities, at higher densities than
currently exist in the area, and with differing residential forms, while respecting and being
compatible with the existing houses.
6.01
The following residential building types should be allowed in this area:
Duplex
Triplex (3 unit townhouse)
Fourplex Townhouses or Stacked Townhouses (up to 4 attached units on a 50 foot
lot) – as a Permitted Use
Single Family Detached Dwelling
Single Family Detached Plus Dwelling
Accessory Suite
Garden Suite
Garage Suite
Seniors Housing
6.02
Height limits of residential development should be limited to a 9.5m (31 feet) height
limit, or 2 ½ storeys, as is the current height limit under the R2 district.
6.03
The maximum residential density allowed in this area should be 1 dwelling unit per
153.28m2 (1,650 square feet) of lot area.
6.04
The minimum lot width allowed in this area should be 15.24 metres (50 feet) for single
family detached dwellings and single family detached plus dwellings.
6.05
The maximum lot width allowed in this area should be 22.06 metres (75 feet).
6.06
The maximum number of units that may be developed on a lot that exceeds the maximum
lot width allowed at the time of the passing of this bylaw shall be four (4).
6.07
The minimum side yard setback in this area should be 1.5m (5 feet).
6.08
The maximum site coverage in this area should be 45%.
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7
Residential Area “C” Policies
Purpose
To allow for a variety of residential redevelopment opportunities, at moderately higher densities
than currently exist in the area, and with differing residential forms, while respecting and being
compatible with the existing houses.
7.01
The following residential building types should be allowed in this area:
Single Family Detached Dwelling
Single Family Detached Plus Dwelling
Duplex
Triplex (3 unit townhouse)
Fourplex Townhouses or Stacked Townhouses (up to 4 attached units on a 50 foot
lot) – as a Permitted Use
Townhouses and Stacked Townhouses (in excess of 4 attached units on lots wider
than a 50 feet) – as a Discretionary Use
Accessory Suite
Garden Suite
Garage Suite
Seniors Housing
7.02
Height limits of residential development should be limited to 10.0m (33 feet) height limit,
or 3 storeys.
7.03
The maximum residential density allowed in this area should be 1 dwelling unit per
153.28m2 (1,650 square feet) of lot area.
7.04
The minimum lot width allowed in this area should be 15.24 metres (50 feet) for single
family detached dwellings and single family detached plus dwellings.
7.05
The maximum lot width allowed in this area for townhouse developments should be 30.48
metres (100 feet), allowing nothing larger than an 8 unit townhouse project.
7.06
The minimum side yard setback in this area should be 1.5m (5 feet).
7.07
The maximum site coverage in this area should be 55%.
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Residential Area “D” Policies
Purpose
To allow for a variety of residential redevelopment opportunities, at higher densities than
currently exist in the area, with a small increase in height limits, where design and parking
solutions seek to minimize parking and other impacts on the neighbourhood.
8.01
The following residential building types should be allowed in this district:
Triplex (3 unit townhouse)
Fourplex Townhouses or Stacked Townhouses (up to 4 attached units on a 50 foot
lot) – as a Permitted Use
Townhouses and Stacked Townhouses (in excess of 4 attached units on lots wider
than 50 feet) – as a Discretionary Use
Apartments – as a Discretionary Use
Single Family Detached Dwellings
Single Family Detached Plus Dwellings
Duplex
Accessory Suite
Garden Suite
Garage Suite
Seniors Housing
8.02
Height limits of residential development should be limited to:
(a)
10.0m (33 feet), or 3 storeys for all uses except apartment buildings.
(b)
11.0m (36’) height limit, or 3½ storeys for apartment buildings provided that all
other development standards can be met, otherwise the 10.0m, height limit
applies.
8.03
Density maximums in this area shall be governed by the following:
(a)
The maximum residential density allowed in this area for townhouse development
shall be 1 dwelling unit per 153.28m2 (1,650 square feet) of lot area.
(b)
The maximum residential density in this area for apartments shall be dictated by
the site coverage, setbacks, parking and height restrictions.
8.04
The maximum site coverage in this area should be 60%
8.05
The minimum lot width allowed in this area should be 15.24 metres (50 feet) for single
family detached dwellings and single family detached plus dwellings.
8.06
The maximum lot width allowed in this area for townhouse developments should be 30.48
metres (100 feet), allowing nothing larger than an 8 unit townhouse project.
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8.07
The maximum lot width allowed in this area for apartment developments should be 45.72
metres (150 feet).
8.08
The minimum side yard setback in this area should be 1.5m (5 feet).
8.09
All apartment development shall comply with the following development standards:
(a)
All parking areas shall be structured and underground;
(b)
All parkade areas shall be accessed only from 17th Street or Mountain Avenue;
(c)
All construction shall comply with the Architectural Policies contained in section 4
of this Plan;
(d)
Buildings must be articulated and not present large flat areas of walls on the
front or rear elevations. Articulation must be substantial enough to be apparent
when seen from the street or lane.
(e)
Buildings are not to exceed a height of two (2) storeys or 7.0 metres at the eave
line;
(f)
All roof lines shall be articulated and incorporate a cascade of roofs to break up
massing and add visual interest;
8.10
The Town could consider allowing for a future land use redesignation that would allow for
the development of low impact commercial uses (such as offices and personal services) on
the ground floor of Area “D” facing 17th Street. Commercial uses accessing or facing onto
the alley should not be permitted.
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2nd Avenue Mixed Use Area Policies
Purpose
To allow for redevelopment opportunities that accommodate a wide range of residential
development at higher densities, as well as small scale commercial developments that meet both
local and visitor needs. The area should provide a transition between the predominantly visitor
accommodation development along Bow Valley Trail and the existing residences, in a manner that
has little impact on the residential amenities of the local neighbourhood.
Objectives
The introduction of small scale businesses oriented towards the visitor and hospitality
sector, and which complement those already located on Bow Valley Trail;
The introduction of local or community oriented businesses that also are attractive to
the visitor to Canmore;
Maintenance of residential amenities (new commercial should not create conflict with the
existing residential areas);
9.01
The following commercial uses should be allowed in this area:
Arts & Crafts Studios
Offices
Retail (maximum 150 sq. m. gross floor area)
Cafes (maximum 150 sq. m. gross floor area)
Convenience Stores (maximum 200 sq. m. gross floor area)
Daycare Facility
Restaurants (maximum 150 sq. m. gross floor area)
Small Scale Visitor Accommodation (maximum of 12 accommodation units)
Tourist Home
Personal Services
9.02
The following residential uses should be allowed in this area:
Apartments (above commercial uses in mixed use buildings)
Single Family Detached Dwellings
Single Family detached Plus Dwellings
Duplex
Triplex (3 unit townhouse)
Fourplex
Seniors Housing
Bed & Breakfast Establishment
9.03
The following common development standards should apply to all development in this area:
(a)
Height limits:
9.5m (31 feet) height limit, or 2 ½ storeys.
(b)
Maximum Residential Density:
1 dwelling unit per 153m2 (1,650 square feet) of
lot area.
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(c)
(d)
(e)
(f)
(g)
(h)
9.04
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(i)
Minimum Front Yard Setback:
2.0 m (6½ feet)
(ii)
Maximum Front Yard Setback:
5.0 m (16 feet)
(i)
Minimum Rear Yard Setback:
10.0 m (33 feet)
The front or rear yard setback should be based upon particular site conditions
and be determined based on such factors as:
(i)
the creation of usable yard space that has access to the sun.
(ii)
minimizing the visual impact on adjacent neighbouring properties.
(iii)
the preservation of existing mature trees.
A building should not be located considerably closer to the street or lane than its
neighbour, to avoid having the neighbour look at the side of the new house or have
the new house block the sun from the existing house or greatly reduce the privacy
of the adjacent existing front or rear yard.
Minimum Side Yard Setback:
1.5m (5 feet).
The maximum site coverage in this area should be 45%.
The following development standards should apply to all commercial and mixed use
developments in this area:
(a)
The architectural appearance of new commercial uses should retain a similar built
form to the existing residential development in the area, and appear residential in
nature and appearance.
(b)
Commercial uses (excluding Bed and Breakfast Establishments, Tourist Homes and
Visitor Accommodation) shall be limited to operating within the hours of 7:00 A.M.
and 10:00 P.M.
(c)
Commercial uses shall be restricted to the ground floor of the building, with the
exception of offices, personal services and small scale visitor accommodation uses.
(d)
Residential uses shall be located above all commercial uses, except when the
second floor is occupied by offices, personal services or small scale visitor
accommodation uses.
(e)
Required parking stalls shall not be allowed in the front yard of commercial uses,
but consideration may be given to “on-street” stalls when reviewing the parking
requirements for commercial uses.
(f)
Parking standards for some commercial uses may be reduced or eliminated in a
new Land Use District, with the additional traffic accommodated by new on-street
parking where appropriate.
(g)
Parking for commercial uses on consolidated lots should be allowed on the
property in the side yard. This will accommodate parking and help maintain views
to the mountains.
(h)
Commercial uses should have limited lane access for parking for employees only, to
minimize potential nuisance and conflict with the existing residential uses.
(i)
The facades of commercial buildings should address both streets, lanes and
avenues, and not present blank facades towards any public street, lane or
thoroughfare or adjacent residences.
(j)
Blank walls of concrete blocks or other similar materials shall be prohibited for all
commercial or mixed use buildings.
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(k)
9.05
All commercial garbage and waste material storage areas shall be located within
the principal building.
The standards and policies contained in Sections 3 (General Residential Policies) and 4
(Architectural Policies) shall apply to all residential development in this area.
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10
Existing Commercial Area Policies
Purpose
To allow for future development of the area in a manner similar to that currently allowed in the
Bow Valley Trail District, but with sensitivity to the adjacent residences.
Objectives
To minimize the impact that existing and new commercial uses have on the residential
areas and the quality of life in Teepee Town;
10.01 New commercial development in this area should be subject to a 3 storey height
maximum, to minimize impact and overshadowing on adjacent residential areas. Council
should consider an amendment to the Bow Valley Trail (BVT) Land Use District to
accommodate this policy.
10.02 Bars, taverns, pubs and drinking establishments should not be allowed as a use in this
portion of the BVT District. Council should consider an amendment to the Bow Valley
Trail (BVT) Land Use District to accommodate this policy.
10.03 Auto repair facilities and other similar vehicle oriented uses should not be allowed in this
portion of the BVT District. Council should consider an amendment to the Bow Valley
Trail (BVT) Land Use District to accommodate this policy.
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Streetscapes & Roads Policies
Purpose
To provide for an improved streetscape and to control traffic in Teepee Town.
Objectives
To provide for an improved pedestrian environment;
To improve the streetscapes and visual appearance of the streets in Teepee Town;
To better manage traffic in Teepee Town;
11.01
Roads should be upgraded from the current undefined, gravel or cold-mix travel surface,
to an urban cross section with curbs and sidewalks or pathways, to provide for:
(a)
Control of traffic.
(b)
Enhanced visual appearance.
(c)
Parking along both sides of the street.
(d)
Controlled rather than ad hoc parking arrangements.
(e)
Easier pedestrian movements.
(f)
Storm water management.
11.02 On street Parking within the Plan area may be accommodated by either parallel or angle
parking. Generally, angle parking may be provided where residential densities are the
highest, while parallel parking may be provided in the lower density residential areas, as
is conceptually illustrated in Figure 7. The particular location of parallel or angle parking
shall be subject to more detailed design and review at the time of the detailed design of
the roads being undertaken.
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Figure 7 – Parking Options
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11.03 The roads where parallel parking is accommodated could be designed in accordance with
the cross sections and plans shown in Figures 8 and 9.
Figure 8 – Parallel Parking Road Cross Section
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Figure 9 – Parallel Parking Road Plan
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11.04 The roads where angle parking is accommodated could be designed in accordance with the
cross sections and plans shown in Figures 10 and 11.
Figure 10 – Angle Parking Road Cross Section
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Figure 11 – Angle Parking Road Plan
11.05 Lanes in the plan area should be upgraded to an asphalt surface to accommodate the
additional traffic resulting from the increased density, and to minimize dust issues.
11.06 The design of the Mountain Avenue lane adjacent to the Trans Canada Highway (indicated
on Figure 7), should allow for two travel lanes and one lane of parallel parking to provide
additional on street parking.
11.07 The portion of the Mountain Avenue lane adjacent to the Trans Canada Highway should
be upgraded to a street to accommodate the additional traffic accessing the higher
density areas, without requiring them to drive through the centre of Teepee Town.
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11.08 Sidewalks or pathways should be provided on both sides of all streets in Teepee Town to
encourage pedestrian movements and to control street parking. Sidewalks should, where
possible, be a minimum of 2.0m in width.
11.09 Council should formulate a road upgrading plan and schedule to program construction of
the road improvements over a number of years.
11.10
Driveway accesses to streets should be minimized in number, and driveway widths should
be narrowed to enhance the pedestrian streetscape.
11.11
Better pedestrian crossings across Bow Valley Trail shall be provided by the Town, to
facilitate pedestrian movements to and along Bow Valley Trail and to the Downtown and
Gateway areas, at the following defined locations:
(a)
13th Street.
(b)
15th Street.
(c)
Hospital Place (with a light activated crossing).
11.12
Better access across the CPR rail tracks should be provided by the Town to increase
pedestrian accessibility to the Gateway and Downtown areas. Crossings should be
provided as extensions to:
(a)
15 Street towards Aspen Park.
(b)
Behind the Sobeys store as an extension of 10th Street.
(c)
Behind the Provincial Building as an extension of Main Street.
11.13
Council should consider upgrading of the 17th Street and Bow Valley Trail intersection, to
allow for better exiting of traffic from Teepee Town and to reduce traffic short cutting
through the area, perhaps by redirecting traffic to 15th Street and painting a cross
hatched “no stopping” box at the intersection.
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11.14
Traffic calming devices on 1st Avenue are required to reduce traffic speeds and to
discourage short cutting through the area, and to enhance pedestrian movements and
may include such features as:
(a)
Traffic circles / roundabouts.
(b)
Chicanes (a chicane changes a street's path from straight to serpentine and are
curb extensions that alternate from one side of the street to the other, forming
S-shaped curves – see Figures 12 and 13).
(c)
Curb bulb-outs / bump outs.
(d)
Narrower streets.
(e)
Speed humps, tables or raised cross-walks.
And may result in a road plan as shown in Figure 14.
Figure 12 – Possible Chicane Design
Figure 13 – Possible Chicane Design
Figure 14 – Possible Traffic Calming Arrangement
11.15
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The Town should install better signage on Mountain Avenue to provide better directions
for traffic to find the Trans Canada Highway, to avoid traffic becoming lost in Teepee
Town and to minimize RV parking in the area.
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11.16
The Town should consider the installation of temporary traffic control and traffic
calming devices to reduce traffic speeds, prior to the construction of permanent
features, particularly if construction of permanent features is to be delayed beyond
2006.
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12
Utilities Policies
Purpose
To improve utility services, and to address and improve the storm water problems experienced
annually in the Teepee Town area.
Objectives
To upgrade and improve the utilities in the Teepee Town area;
To implement the recommendations of the Teepee Town Infrastructure Study;
12.01 The Town’s Engineering Department should formulate a municipal utility upgrading plan
and schedule construction of the utility improvements over a number of years.
12.02 A detailed storm water management plan and designs should be produced by the Town,
based on the Teepee Town Infrastructure Study findings from January 2004.
12.03 The detailed design of the storm water management system should consider a blend of
solutions that are suggested in the Teepee Town Infrastructure Study findings of
January 2004, including:
(a)
Onsite drywells & oil-grit separators.
(b)
Sub-surface infiltration facilities.
(c)
Infiltration pond facilities.
(d)
Use of trapped lows on the streets.
12.04 Additional hydraulic conductivity (the rate at which water can infiltrate into the gravels)
testing should be conducted by the Town, to facilitate the design of storm water
facilities, as per specific recommendation #2 from the Teepee Town Infrastructure
Study findings of January 2004. This additional testing should be conducted in
2005/2006.
12.05 Additional design development of underground storm water storage and infiltration
facilities should be conducted by the Town, as per specific recommendation #3 from the
Teepee Town Infrastructure Study findings of January 2004. This additional design
development should take place in 2005/2006.
12.06 A detailed storm water upgrading and construction schedule should be prepared by the
Town’s Engineering Department in 2005, with construction commencing in 2005 or 2006.
12.07 Upgraded street lighting at current Town of Canmore municipal standards should be
installed on all streets.
12.08 Replacement of water and sewer lines as recommended in the Infrastructure Study
should be combined with the road improvements recommended by this Plan.
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12.09 The Town should consider requiring the provision of underground utility servicing to all
new buildings and developments. This requirement should be adopted as part of a new
land use zoning amendment.
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13
Hospital & Open Space Policies
Purpose
To allow for the expansion of hospital facilities and to improve the use of the existing open
spaces and make them more inviting, particularly the linear park along Bow Valley Trail and the
Hospital grounds.
Objectives
To allow for the future expansion of hospital facilities;
To enhance the landscaping of the existing open spaces in the area;
To ensure continued public access to these open spaces;
13.01 The Town should work cooperatively with the Calgary Health Region in the planning of any
new or expanded future healthcare, clinical or seniors assisted housing facilities on the
hospital site.
13.02 The Town should work cooperatively with the Calgary Health Region in the design of any
future healthcare facilities to ensure that adequate open space is maintained on the
hospital site.
13.03 The Town should ensure that adequate space is retained for a linear park feature
between 2nd Avenue and Bow Valley Trail, despite road widening requirements for the
future Bow Valley Trail.
13.04 Both the hospital grounds and the Bow Valley Trail linear park next to 2nd Avenue should
have additional trees planted in them for shelter and shade.
13.05 Plantings and street and park furniture should be placed in and along the Bow Valley Trail
linear park.
13.06 Sidewalks should be provided in the linear park along 2nd Avenue.
13.07 A trail connection adjacent to the Hospital lands, along the Trans Canada Highway right
of way, should be constructed to connect Teepee Town with the Town’s existing trail
network behind Panorama Plaza.
13.08 Council should formulate a parks and greenspace upgrading plan and schedule to program
improvements over a number of years, in conjunction with the roads upgrading plan. This
plan should be formulated in 2005/2006.
13.09 The Town and the Teepee Town Task Force should consider finding a location for a
community garden, in conjunction with Alberta Transportation or the Calgary Health
Region on lands under their control.
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Trans Canada Highway Noise Policies
Purpose
To attempt to reduce and minimize the traffic noise and to mitigate its impact on existing and
new residential uses.
Objectives
To reduce and minimize the traffic noise from the Trans Canada Highway, and to
mitigate its impact on existing and new residential uses.
14.01 Council should request that Alberta Transportation install signage on the Trans Canada
Highway requesting that truckers not employ engine retarders in the Town limits.
14.02 The Town should plan and design for the installation of jersey barriers and tree planting
and landscaping adjacent to the highway to reduce highway noise for residents, subject
to the approval of Alberta Transportation. The planning and design of the jersey barriers
and landscaping should commence in 2005.
14.03 The Town should consider requesting Alberta Transportation to install rubberized
asphalt on the highway to reduce highway noise for residents.
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15
Community Governance Policies
Purpose
To provide opportunities for local input to the Town in the implementation and amendment of
the policies contained in this Plan.
Objectives
To allow for local input into planning matters in Teepee Town;
15.01 Annually Council may appoint a Teepee Town Task Force to review and assess the
implementation progress of the Plan. Recommendations will be provided to Council for
their consideration.
15.02 Council shall appoint the members of the Teepee Town task Force at the annual
organizational meeting.
15.03 Council shall consider the input and comments of the Teepee Town Task Force regarding
amendments to this Plan, but Council shall be the final decision making authority.
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Plan Implementation Policies
Purpose
To provide a framework for the scheduling of the implementation of the policies contained in
this Plan.
Objectives
To provide for a schedule of implementation;
To provide phasing of the plan based on the desires and concerns of the community;
16.01 The Teepee Town area should be rezoned to the appropriate land use districts, at one
time, as indicated in this plan, following adoption of the ARP.
16.02 Specialized land use districts shall be adopted into the Town of Canmore Land Use Bylaw
to ensure that the policies contained in this plan are implemented at the time of
development.
16.03 Any rezoning should be subject to the provisions of the Matters Relating to Assessment
and Taxation Regulation, that protect resident owners from tax increases based solely on
rezoning of their property.
16.04 The Town should consider revising its Off Site Levy Bylaw to provide for contributions
from private redevelopment to finance infrastructure improvements outlined in this Plan.
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17
Plan Monitoring & Evaluation
Purpose
To provide a mechanism to ensure that the plan policies are assisting redevelopment efforts and
that the policies are achieving their intended purposes.
Objectives
To determine if the plan (ARP) is having any impact on redevelopment levels in Teepee
Town;
To determine if the policies contained in the plan are achieving the stated objectives;
To monitor which elements of the plan are implemented on an annual basis.
17.01 In consultation with the Teepee Town Task Force, the Planning and Development
Department should conduct an annual review of new developments in Teepee Town to
determine and record what level of redevelopment is occurring.
17.02 The results of this annual review shall be reported to Council.
17.03 The Planning and Development Department should conduct an annual qualitative review of
the new developments in Teepee Town, to ensure that the intent of the policies is being
satisfied or achieved through the development that has been constructed within that
year.
17.04 The results of this qualitative review shall be discussed with the Teepee Town Task
Force, which may make recommendations to Council regarding amendments to the ARP
policies to ensure that the policy intent is being achieved.
17.05 The Planning and Development department shall compile an annual inventory of which
policies and capital improvements outlined in the ARP have been completed within that
year, and what policies or capital improvements remain incomplete.
17.06 The results of this annual inventory of policies and capital improvements shall be
reviewed with the Teepee Town Task Force, which may make recommendations to Council
regarding the scheduling of future policies or capital improvements.
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NOTES:
Town of Canmore
Planning & Development Department
902 –7th. Avenue
Canmore, Alberta, T1W 3K1
Ph: (403) 678 1510
Fax: (403) 678 1534
E-mail: [email protected]
Web: www.canmore.ca
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