Banff’s Community Housing Strategy Committee is open to the idea of promoting more residential development in the industrial compound as one way of dealing with the tourist town’s housing crunch.
In an interim document released for public feedback, the committee has responded to a series of recommendations that came out of a 2012 housing needs assessment, including a call for an area redevelopment plan for the commercial services land use district.
Committee members are quick to point out this not a community housing strategy, noting it is a draft document that shows ideas emerging from the committee’s work, and to make them available for discussion, reaction and input.
“We have tried to be very transparent and we are looking to get a lot of input from stakeholders, residents and anybody who has an interest in this issue,” said Steve Crotty, the committee’s vice-chair and operations director at Banff YWCA.
Banff’s 2012 housing needs assessment concluded Banff would have a shortfall of 455 units to upwards of 730 units by 2022, if the current trend in population growth continues, and that a lack of affordable rental housing is perhaps the most pressing need.
The housing situation was also highlighted in a recent tongue-in-cheek ad on Kijiji, which includes a photo of a bear poking its head into a dumpster. The ad reads: “one bedroom dumpster for rent in Banff. Close to swamp. $1,500 a month plus utilities. Must be willing to share with old bear and five French guys living in nearby van.
The 2012 housing needs assessment indicated the industrial compound lands represent the most potentially viable lands for future medium- and large-scale multi-residential development - given the limited amount of vacant residential lands in Banff.
The study indicated an ARP should identify those areas within the industrial area that are the most viable for future housing development as well as strategies for improved compatibility between land uses, screening and future connectivity to the downtown core.
The council-appointed housing strategy committee, which has been meeting twice a month since March 2013, is open to this recommendation, noting it makes sense for people to live near their work.
However, in advance of this, the committee recommends that the Town of Banff work with Canadian Pacific Railway to install a multi-modal crossing for future connectivity of the industrial compound to the downtown core.
“In the opinion of the committee, this is essential to the success of any residential development in the CS district,” the document states.
Under the land use bylaw, permitted uses in the industrial compound include automotive and equipment repair shops, business support services, contractor services, household repair services, protective and emergency services, service stations, warehouses and utility services.
Government services are also permitted in the industrial compound. The Town of Banff bases its operations compound there, and Parks Canada has its warden office as well as a helipad.
The bylaw currently allows for apartment housing as a discretionary use. Housing is only allowed above the first storey, and there is a lengthy list of other regulations that go with construction of residential housing in the compound.
Randall McKay, the Town of Banff’s planning and development manager, said the bylaw was amended a number of years ago to allow for apartment housing as a discretionary use, but there hasn’t been any significant development.
He said an ARP would need to look at planning and building a significant amount of amenities, including green space, to serve residents who might live there at some point in the future.
McKay said he believes the industrial compound is ready for a longer term planning strategy, particularly given the evolution of uses since the municipality’s incorporation and the fact Banff is nearing full commercial build-out under the legislated growth cap.
“There are all kinds of issues that need to be addressed. The problem is connectivity with the town and a lack of amenity within the area,” he said.
“I don’t think in the current form it is set up for any type of significant residential housing on a broader scale.”
The housing strategy committee also responded to many other recommendations outlined in the 2012 housing needs assessment. Some of the other issues addressed by the committee include:
• Consider creating a new land use category in the land use bylaw for employee residences – purpose-built, high-density rental housing designed and managed for the use of entry-level employees – with development regulations that aim to deal with over-crowding.
• Commercial housing requirements for new development or intensification should reflect the additional housing pressure put on the community. Town of Banff should define the type of bedroom development that can be counted against commercial housing requirements, so that these bedrooms are in developments that might reasonably be expected to be occupied by the employees being added.
• Town of Banff should annually review the cash-in-lieu of housing fee amount and compare it to the actual cost of creating a new bedroom in the community, so that council can consider annually whether the amount is fair and appropriate.
• Banff should continue to look at best practices with respect to height restrictions and whether Banff’s height restrictions should be increased. Height restrictions were eased in the most recent land use bylaw review.
• The committee agrees that the Town of Banff and Parks Canada need to meet and discuss what happens as Banff approaches the 8,000 permanent and 10,000 population target; how will the population numbers will be counted and what action is planned when/if the targets are reached.
The committee’s interim document can be found on the Town of Banff’s website at banff.ca. It is seeking public feedback until May 29.
Key housing study findings
• Banff’s vacancy rate was 1.2 per cent in 2011 and 2012 compared to provincial average of 8 per cent in 2011, and 4.5 in in 2012 (it actually went to zero in 2013). A healthy vacancy rate is between 3 and 5 per cent.
• Banff has a highly diversified housing supply in terms of dwelling types, and also demonstrates far greater housing density than the provincial average.
• Based on an analysis of income data and housing prices, it was determined that approximately one in every four Banff households can afford a median-priced apartment, and one in 10 Banff households can afford a median-priced townhouse, half-duplex or single family home.
• As a result of housing prices, lower incomes, and due to the transient nature of the workforce, 54 per cent of Banff residents rent compared to 26 per cent in Alberta.
• Renters are 60 per cent more likely to experience affordability challenges than homeowners.
• There is a current undersupply of both affordable rental housing and affordable homes to purchase along with an emerging undersupply of staff accommodations.
• Between 170-190 homes in Banff are in need of major repair.
• There are very few housing options available in Banff that are suitable for people with limited mobility.
• Staff accommodations, many of which were built 25 plus years ago, do not seem to meet the expectations of a growing number of today’s staff, in terms of type.
• There has been an increase in the number of temporary foreign workers and permanent residents, which has resulted in new families with children arriving, who are no longer eligible for most staff accommodation.
• Young singles surveyed in the study said that “pod style dormitories,” or individually locked bedrooms and not shared rooms would enhance their quality of life greatly, while mature workers, childless couples and families with children cited need for self-contained 1, 2, and 3 bedroom apartments and 3-4 bedroom town homes.
• While both rental and home ownership is required in Banff, the shortage of affordable and appropriate rental housing appears to be the most pressing need.
