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Policy 122 unnecessary

Editor: At the Monday, Feb. 24 Banff council meeting Mr. Chad Townsend made a presentation that explained why the planning department felt that Policy 122 should be passed.

Editor:

At the Monday, Feb. 24 Banff council meeting Mr. Chad Townsend made a presentation that explained why the planning department felt that Policy 122 should be passed.

Policy 122 is meant to allow businesses who construct affordable rental apartments, including the Banff Housing Corporation that recently purchased two lots beside the high school, to reduce the number of parking stalls required in future rental complexes.

Consideration of each of the following criteria can result in reducing the number of parking stalls required to be built in a new residential rental apartment is less than 800 metres from the core, is on a permanent transit corridor, has some units smaller than 50 square metres, and was planned with convenient bike parking/alternative transportation in mind.

After listening to Mr. Townsend’s presentation I felt surprise, given some of the irrational rationale provided by him, that the number of skateboarders living in a rental complex would not also result in a further reduction in the number of parking stalls required.

The principal reason why it has been many years since rental housing has been constructed is that developers want a quick return on their investment (understandable) and do not want to become landlords, with all of the associated long-term hassles. It is almost a certainty that the only businesses that will consider building rental apartments are businesses that require a secure housing inventory for their employees.

Caribou obviously requires staff housing, particularly as Caribou will likely be increasing the housing shortfall for two reasons: the probable increase in the number of staff required to operate the soon-to-be-constructed 172-room hotel at the corner of Banff Avenue and Moose Street, and the demolition of three old homes (likely currently used for staff housing) on that future hotel site. The three hotels currently on this site contain a total of 77 guest rooms – 95 more guest rooms than are currently on the site.

There is a possibility that, even after Caribou’s Beaver Street complex (which is being redesigned) is completed, there will be only a small reduction of the housing shortfall, largely because of the additional staff required to operate the 95 additional guest rooms in Caribou’s new hotel and the demolition of the three old homes mentioned above.

Recently, Birchwood Properties received a development permit to construct a 38-unit rental complex at the corner of Banff Avenue and Moose Street (344/46/48 Banff Ave.). The permit includes a provision allowing the eventual builder to construct only 28 parking stalls. Birchwood is now trying to sell this property, with the development permit, for approximately $975,000 more than they originally paid for it. I suspect that the only potential buyers are Caribou Properties and BHC, both of whom are likely to build rental housing. Should Caribou purchase the Birchwood property it is highly likely that the 38-unit apartment complex will be used to house Caribou staff.

Providing the benefit of reduced vehicle parking stalls will reduce the building costs incurred by builders of affordable rental apartments, but will increase the parking shortage which already plagues both residents and visitors who arrive by automobile.

Given that: a) Caribou will be increasing the affordable housing shortage and will desperately need staff housing in order to employ the staff to operate the new hotel and b) BHC seems likely to build affordable rental housing on the property between Birchwood and the high school, I believe that Policy 122 is unnecessary and should be rejected by Banff council.

Jon Whelan,

Banff

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