BANFF – The Municipal Planning Commission has approved a new hotel in Banff’s Cascade Mall – but not before making sure the developers address quality of life issues for residents of the building.
On Oct. 14, MPC gave the go-ahead for the owners to convert 21 existing apartment units on the third and fourth floors into a 21-room hotel, as well as turn part of the third floor into 15 apartment units.
However, concerned about a lack of outdoor amenity space and some windows being unable to open in the apartments, commissioners told the developer to work with the planning and development department to deal with this.
MPC also recommended town council consider amendments to the Land Use Bylaw to ensure that issues around residential quality of life be addressed in legislation.
“One of the key considerations for MPC with respect to housing developments is that quantity does not trump quality,” said Chip Olver, a council representative on MPC.
“In Banff, access to natural light and mountain air is a key component of livability, and as such MPC is encouraging the applicant to explore how to maximize access to amenities.”
Commissioner Amber Wanless said quality of life is something all residential developments should aspire to, whether that be through access to natural light or outdoor amenities.
“MPC appreciates that these requirements work best when quantified in the Land Use Bylaw in order to provide clarity for applicants and provide a comfortable living community for those persons who need to reside in the townsite,” she said.
The development permits for change of use allow the owners to swap commercial and residential space within Cascade Shops, resulting in a hotel on the Marten Street frontage and apartment units within the third storey of the mall.
“The net result would be no change to the amount of commercial gross floor area,” said said Dave Michaels, manager of development services for the Town of Banff. “Therefore, no commercial use development allotment is required.”
Cascade Plaza was built in multiple phases around the time of Banff’s Incorporation as an Alberta municipality in 1990, with the main mall portion constructed first in 1990, and the apartment and parkade wing the following year.
The plan is to convert part of the third floor that was previously used as a courthouse and a portion currently used as office space into 15 apartments, with a total of 39 bedrooms.
In addition, the 21 existing apartment units on the third and fourth storeys will be changed to a 21-room hotel, with a hotel lobby on the main floor off Marten Street. The second storey of the building, which has apartment units, remains unchanged.
“This is definitely a scale like we haven’t seen before, but we will likely see more of this because we’ve reached build-out,” said Corrie DiManno, a councillor on MPC.
“It was really interesting to see what you’ve done with your space, especially not changing the amount of gross floor area.”
Coun. Olver echoed those comments.
“If I tried to imagine how I could put a hotel on that, I just wouldn’t have thought that was possible,” she said.
“It’s clear that there’s no increase in commercial square footage for this.”
MPC chair Brian Smythe questioned what type of hotel would be located there.
“Are you doing it similar to hostels in town, or four star? How will it turn out?” he said.
Robert Findlay, of Canmore-based Findlay Group, said the owners are still working through that.
“We don’t think it will be hostel style. It appears it might be a little higher end than that,” he said, noting two or three hotel groups have already toured the location.
“They want to bring in an operator because they’re not hotel operators.”
MPC received some written opposition to the development from neighbours on Marten Street, who were particularly concerned about extra noise and traffic congestion associated with the development, which will also include a new restaurant.
Commissioner Scott McElhone declared a conflict of interest in hearing the matter because the applicant is his landlord for both his business and residence.
