The Town of Banff and Parks Canada have been working together to address housing issues in our community. In December 2015, Parks Canada agreed to transfer the leases of 14 lots to the Town at 90% below the assessed market value. The lots are located on Coyote Lane and on Cave Avenue.
They were made available only to the Town of Banff on the condition we develop affordable rental housing for Banffites. Under those same conditions, the land cannot be resold, and the units built on it must remain rentals in perpetuity. We also must build multi-unit developments – single family homes are not permitted under the terms.
145 – 155 Cave Avenue
- Currently reviewing feedback in Cave Avenue Affordable Housing Survey, and initial engineering results.
- Cave Avenue Affordable Housing Survey.
Ti'nu Apartment Complex, 558 Coyote Lane
131 units in a mix of studios, one-bedroom, and two-bedroom units
- Project cost $23.8 million
- Groundbreaking in April 2017
- Expected occupancy summer 2018
- The Province of Alberta committed $11.9 million in April 2017 – half the construction costs
- Remaining construction costs debt financed by the Town, to be repaid by rent revenues
- 7% are accessible unit
Extensive public consultation was part of the process before building began. Feedback from residents and neighbours was used by the Town and the architect to incorporate into the scope and design.
- Existing landscape used to minimize excavation and retaining walls
- Trees retained on the slope above to provide screening
- Pedestrian connections on existing paths and sidewalks
- Architecture matched to Banff’s style of plank and shake siding, natural stone and timber details
Green building considerations:
- High-efficiency heating systems, thermostats in each suite
- Heat Recovery Ventilators in each suite
- Low VOC paint & materials
- Triple-glazed windows
- Concrete construction – containing a high fly ash content for lower carbon usage
- R value fiberglass batt insulation – improved performance over standard batt insulation
- R50 roof insulation
- Concrete demising walls save approx. 15 ft2/unit
- Stormwater management system
- Non-edible planting for wildlife
- Close to transit
- Secure, indoor bike parking
- Low-flow fixtures
- Proposed rates based on Banff’s median employment income, with rent not to exceed 32% of household income
- Rental applications are available at banff.ca/housing
- Rental units will be owned by the Banff Housing Corporation
- Operated as rental housing stock in perpetuity
- Sub-leasing is not allowed
- 1st floor pet friendly units
338-340 Banff Avenue
The Banff Housing Corporation purchased two parcels on Banff Avenue in 2013, at market value ($1.3 million) for future options.
Development Regulations for the Cave Avenue District in the Land Use Bylaw:
- Floor Area Ratio (FAR) is the ratio of a building’s total floor area to the size of the piece of land it’s on. The maximum FAR in this district for stacked row housing is .60.
- The maximum site coverage is up to 55% for stacked row houses, provided certain conditions are met, like the amount of parking provided below grade and storm water management systems.
- The maximum height is 2.5 storeys (9 m).
- A tree buffer must be retained along Cave Ave.
- Onsite parking is required. Bylaw 380, which deals with apartment housing parking, does not apply to this project.
The Land Use Bylaw also regulates building setbacks, architectural design, the number of bedrooms per dwelling and landscaping.
Ti’nu is derived from a Stoney Nakoda phrase, which means, “come in.” Approval to use the name was sought, and unanimously approved, by the Stoney Nakoda First Nation Tribal Administration.