The first purpose-built residential apartment housing in Banff’s industrial compound has been given approval.
On Dec. 14, the Municipal Planning Commission approved the new development, which includes 10 two-bedroom apartments and several parking stalls for rent on a vacant lot on Falcon Crescent currently used as a vehicle storage yard.
MPC has also ordered a restrictive covenant be placed on land title to make sure any covered parking stalls are not used for commercial purposes in future, in what is referred to as commercial creep under the development cap.
Town officials say a land use bylaw amendment in 2002 paved the way for small apartment units in the industrial compound, but the planning department has only received five applications since.
“These applications were not for purpose built residential dwellings, but rather to change existing commercial floor area to accommodate residential development,” said Jennifer Laforest, a planner with the Town of Banff.
While the land uses in the ‘CS’ land use district allow for a wide range of commercial-oriented uses, there has been little redevelopment activity along Falcon Street since Banff was incorporated as a municipality in 1990.
The lot is flanked to the north by a metal fabrication shop, to the south by a fleet servicing shop, to the west by an enclosed storage facility and to the east by vacant lots which provide outdoor vehicle storage
Concerns were raised about noise levels for residents living in a light industrial area.
A condition of development requires the applicant obtain a statutory declaration from each of the building occupants indicating tenants are aware the building is located within the CS district where noise rules are not as strict as residential areas.
“I think when you’re moving in, you know you’re not moving into SilverTip here, that this is a light industrial area,” said Darren Enns, the Town’s manager of development services.
The project’s architect, David Watkin, said the apartment housing is being built in response to what the developer sees as a demonstrated need for a live-work environment in this district.
“It’s not intended as a family environment,” he said. “It’s intended to be staff housing.”
Parks Canada wants to make sure the covered parking stalls will never be used for any type of commercial use in future and, as a result, MPC decided to put a restrictive covenant on land title.
“The concern is down the road in 10 years someone tries to come in with a commercial business that’s not to supposed to be there, like an autobody shop,” said MPC chair Brian Smythe. “This is just to make sure that doesn’t happen in future.”
Of the 23 stalls being provided, 11 parking stalls must be dedicated to the occupants of the apartments while the 12 non-accessory dwelling parking stalls, including 10 interior stalls, will be rented out.
“The most likely from our perspective is a business tour operator vehicle servicing company; however, you could be a private individual with a luxury car you can store there,” said Enns.
MPC has also recommended council consider an area redevelopment plan for the industrial compound.
“I think given this development coming forward and potential for other ones we shouldn’t deal with them as a one off,” said Councillor Chip Olver. “We should have an area redevelopment plan for this area.”
