A proposal to build a dedicated rental apartment building in Canmore by a hotel owner may result in the tallest building in the entire community.
Coast Hotel owner Michael Hannan has proposed a 90-unit rental apartment building to be located on a portion of its property on Old Canmore Road.
The piece of land was successfully subdivided last Tuesday (Feb. 2) at a subdivision authority meeting before council’s regular meeting.
Development planner Patrick Sorfleet presented the first reading of the Land Use Bylaw application to council at its subsequent meeting that would allow for an apartment building to be built.
Sorfleet said there were several substantive changes for council’s consideration, including the proposed height and permitting 100 per cent residential development on the site, as the current land use zone it is located within requires 50 per cent commercial development.
He also said the proposal would create a direct control district, which is a new land use district for the one parcel of land only that would be subject to council approval at the development permit stage to proceed.
What will likely be the biggest topic when it comes to the proposed changes to the land use for the site, Sorfleet said, is that the applicant is seeking a five-storey-tall building at a total height of 21 metres.
“A substantive part of the application is a desire for a five-storey building,” he said. “That certainly will be discussed at the public hearing and with council, however, at this point administration has not seen a rationale for that 21 metres.”
The full application and supporting material for the bylaw changes was submitted for the Coast Hotel by McElhanney Consulting Services. The report detailed the proponent’s desire to have nine-foot-high ceilings within an L-shaped building of one, two, and three bedroom units. The rationale for increased height is to appeal to long term renters in the market.
“The applicant has carried out research on purpose built rentals across Canada and the U.S. and has spoken to several property management companies to determine what makes a multi-family rental property successful,” stated the report.
“Common features which stood out for successful purpose built rentals were larger unit sizes, in-suite laundry and outdoor/balcony space for tenants. These features also appeal to a broad range of lifestyles, including professionals and families. The applicant believes that by providing high quality apartments, this will in turn encourage responsible tenants who will stay for longer lease terms (five plus years). Less turnover in tenants will minimize property management costs associated with interviewing applicants and conducting background checks.”
Administration recommended reducing the ceiling height to eight feet and the overall building size as a result. The proposed building is located in an area of the Bow Valley Trail district adjacent to the Grizzly Paw Brewery. Sorfleet indicated that building is 18.4 metres tall and the Land Use Bylaw limits building heights in the community to a maximum 16 metres, or 3.5 storeys, tall.
Council, however, was open to considering the increased height and hearing what input comes out of a public hearing regarding it.
Mayor John Borrowman noted the proposed apartment building is located immediately adjacent to the Trans-Canada Highway, where increased building height can be considered as it has a lesser effect on neighbouring residents.
“From my perspective, in that location a building of 21 metres is supportable with very little impact in the community and it allows for the sort of rental properties the proponent is intending to find; tenants that want to live there long term,” Borrowman said. “With the increased height of the ceilings it provides the possibility of larger three bedroom apartments in the package.”
The mayor also put forward a motion to increase the average size of a three-bedroom apartment in the building from 103 square metres to 115 square metres.
Councillor Joanna McCallum spoke about the fact that three-bedroom rental units are attractive units for families in the community.
“This is supportable,” she said. “I would agree that the extra square metres adds more comfort for apartment style living, especially if there are children.”
Parking considerations were also part of the new direct control district, with reduced calculations per unit type. A three bedroom unit would require two stalls, a two bedroom 1.25 stalls and a one bedroom 0.75 stalls. For the 90-unit building considered by the proponent, that would result in 101 stalls.
While the actual calculation of stalls does not occur until the development permit stage, considering the regular parking standards, it could result in a reduction of approximately 25 stalls.
The lowered parking standard, however, was also tied into the bylaw’s language to make it difficult to turn the building into condos and sell them.
“All other development, including residential development on multiple titles (e.g. condominiums) shall be required to meet the parking standards set out in section 4.3.2 (of the Land Use Bylaw),” is included as a statement in the direct control district.
There is no way under the Municipal Government Act to require the proposed building to be used as rental units. Sorfleet said the parking variance and requirement of those stalls to be provided if turned into condos is the best way council has to ensure it stays a rental building.
The bylaw change goes to public hearing on March 3 at 6 p.m. The application is available at canmore.ca as part of the Feb. 2 council agenda package.
