Town of Banff

Cave Avenue Residential Land Use

The Banff Housing Corporation applied to amend the development regulations for the ‘RCA’ (Cave Avenue) Land Use District.

What was proposed?

The proposed Bylaw 281 would amend the Banff Land Use Bylaw by removing section 12.14.6(c), which is one of three provisions used to regulate density and the total number of dwelling units allowed in new residential projects on Cave Avenue. The total allowable number of units would continue to be restricted by the total amount of floor area allowed on a lot and the maximum permitted size of each unit.

What was the outcome?

On Monday, July 14, council voted against Bylaw 281.  This means that land use regulations on Cave Avenue will remain the same.

The Banff Housing Corporation proposed Bylaw 281 so that they could build nine more units than would be otherwise allowed on a parcel of land on Cave Avenue.  The BHC does not know right now if they will be able to continue with the project as planned, and will be examining their options over the next few weeks.

Council will be reviewing neighbourhood density for the whole town as part of the Land Use Bylaw review.  They hope to identify areas of town suitable for higher density development.  The Land Use Bylaw review is scheduled for 2009

How did Council reach their decision?

A public open house was held May 28, 2008 at Banff Town Hall to share information and gather feedback related to housing and residential land use on Cave Avenue. Attendees were asked to provide their comments by completing a questionnaire and comment form.

Council approved first reading of Bylaw 281 at their Monday, June 9, 2008 meeting. Approval of first reading begins the formal review process and allows Council an opportunity to proceed to schedule a hearing for formal public input on the proposed bylaw.

A public hearing was held on Monday, June 23, 2008 to hear further comments about the proposed bylaw amendment prior to Council making a decision. Recommendations from the Municipal Planning Commission, as well as all written public comments received before noon on Thursday, June 19, were included in the agenda package for the public meeting. Verbal presentations made at the public hearing were recorded in the minutes for the hearing. 

Council debated the issue at the July 14 meeting, taking into account the public submissions and the advice of staff members. Staff recommended changing the bylaw, so that instead of removing the minimum square footage requirement altogether, it would be reduced from 225 square metres to 160 square metres.

Second reading of the bylaw failed in a 4-3 vote, and so regulations on Cave Avenue remain the same.

For more information contact Troy Pollock, Senior Planner, at p.403.762.1120 or email troy.pollock@banff.ca.