I don’t think anyone who lives in this town, whether full or part-time, wouldn’t agree that we have a housing crisis and we would all like to find solutions.
Town administrators, planners, council and residents all have it at the top of their lists, second only to maintaining the natural beauty and allowing wildlife the space it deserves.
Citizens who cannot afford to spend $600,000+ for a home to live in are suffering and moving on, many of them our children. Business owners are struggling to find and maintain reliable employees to provide the services we all require and division among the population that are publicly debating this issue is growing.
Canmore has a limited amount of available land for redevelopment within the downtown core (ie. old daycare land, TeePee Town), where higher density developments can best be provided to address staff needs (close to businesses) as well senior/lower income families with one or no cars (close to amenities).
If we do not take a close look at our current bylaws and policies soon to determine how to manage that land efficiently, the opportunity will be lost. The Town’s planning department is currently reviewing TeePee Town zoning regulations (and developing ideas for the daycare land) and now is the time for the public to get on board to help resolve this issue, by leaving any ‘not in my backyard’ attitudes behind. To use up any part of Town land for market housing would be severely mismanaging that land.
TeePee Town has historically provided a significant portion of the Town’s staff accommodation units, as well as housing for many seniors and young families. I have lived in the community for 18 years and have loved every minute of it.
The rich mixed community of people from all walks of life has had a very positive effect on my life and the lives of my children. Unfortunately, there are still suites deemed illegal in the lower levels of duplexes, and new developments include three-plexes on parcels of land that are as big as the downtown luxury four-plex lots.
The land use bylaw desperately needs a rewrite that will better address the affordability factor, as well as enhance Bow Valley Trail (an important part of the gateway to Canmore), while maintaining views and green space.
How? Smaller units, less expensive architectural design and embellishments (simple can be beautiful) and reduced parking requirements.
Reduced parking sounds scary, I know, but it is necessary in order to maintain existing trees/greenspace and to discourage the affordable units from being purchased for weekend/second homes where typically more parking is desired. Density can be increased along the highway (for desperately needed single level living) where it will not infringe on the community’s views and light, while maintaining the intended 2.5 storey height along Bow Valley Trail.
Our Town is incredibly beautiful and we are blessed with spectacular wildlife that most of us would not want to live without. Despite the rampant killing of wildlife that dare to walk through our neighbourhoods (two cougars killed for feeding on two unattended pets), I believe the majority of residents place a high value on these things.
Due to the stunning location we are blessed to live in, it is an illogical and selfish fear that our property values will be reduced if a higher density affordable development (not adorned with expensive stone and timber embellishments) is built in close proximity to our homes.
If we really do want to protect the wildlife, the responsible way to do it is to stop the outward spreading development that eats up their corridors and habitat by making better use of land within the town’s core.
Unless we want to end up like many European tourist towns that are ghost towns during the week because only high income people can afford to live there, changes need to be made quickly.
As much as I love the weekenders who contribute to our economy and social fabric, it is time to focus on the needs of the entire community. Small businesses, seniors and young families have all needed our attention for far too long. If we don’t want to lose the healthy mix of social and economic communities that are vital to our quality of life, we need to act now.
There is only one solution to address the housing issue while minimizing the effect on the wildlife and our natural surroundings. Restrict the town’s outward spread and add density to the core. Let’s make it happen.
Mari Ann Allan,
Canmore
