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For example, say the following property was constructed in 2001: Ownership breakdown: 72% Homeowner/28% BHC
Home Owner Equity Share -72% (Cost to new Buyer) $216,000 BHC Equity Share (28%): $84,000 Fair Market Value (FMV) of Property: $300,000
In 2018 the same house is now valued at a fair market value (appraised value) of $850,000. The BHC has listed the house and found a registered purchaser for the property. The following breakdowns shows the cost to the buyer and the equity share for the BHC.
Ownership breakdown: 72% Homeowner/28% BHC
Home Owner Equity Share - 72% (Cost to new buyer) $612,000 BHC Equity Share (28%): $238,000 Fair Market Value (FMV) of Property: $850,000
If the BHC decides to continue in the equity share arrangement with the new buyer, then the new buyer is acquiring the home will pay $612,000 and the BHC will retain the equity of $238,000 for a total (Fair Market value of $850,000)
The Board has 15 days to make these decisions.
A sale can be completed only if the Board consents and if it decides not to exercise its ROFR. The equity share arrangement may or may not be extended to the new buyer. (See Article 8 of the sub-lease) BHC sub-lease
The BHC has a ROFR on all bona fide offers to purchase specific to a BHC property. It is at the sole discretion of the BHC to exercise this ROFR and re-acquire a BHC property per the terms and conditions of any bona fide offer presented to the BHC for consideration of consent and deferral of the BHC’s equity share in the transaction.
1. They can sell through the BHC’s Registered Resale List (RRL). For equity share properties the BHC charges a fee of 0.6% of market value for this service of which $500+GST is due upfront and is non-refundable. For price restricted properties the BHC charges a $2193+GST (2013) fee for this service of which $500+GST is due upfront and is non-refundable2. They can sell through a real estate agent or privately, requesting from the BHC approval to purchase the equity share portion, prior to the actual home sale. (Each homeowner is then responsible for the full real estate fee and in every instance where this has occurred the Board requested that the purchaser pay 100% of the sale price of the property).
In all two scenarios, once an offer to purchase has been signed for a BHC property the BHC Board must be provided with a copy of the signed offer and then has fifteen (15) days from receipt of the offer to make the three decisions described above.
Applications for the RRL are free to pick up at the Banff Housing Corporation office, located in the Ti’nu building at 547 Coyote Lane, suite 2006 Monday to Friday (excluding holidays) from 8:30 a.m.-4:30 p.m. or can be printed from Banff.ca. In order to submit a completed application, applicants must return pg 5, 6 and 7 along with a one-time non-refundable fee of $50 to 547 Coyote Lane in Banff. Applicants will be required to re-confirm their willingness to be on the RRL as well as pay an annual $50 renewal fee.
1. Identification of Home SaleThe Banff Housing Corporation and the Homeowner make a binding agreement regarding the “Base Market Value” of the home.a) The Homeowner notifies the Banff Housing Corporation that he/she intends to sell.b) The Homeowner and the Banff Housing Corporation each procure an appraisal from a list of approved appraisers at their own expense, and simultaneously provide the appraisal to the other party. All appraisals should have at least one non-Banff Housing Corporation home as a comparable.c) The average of the two appraisals will be accepted as the “Base Market Value” valid for a period of 3 months. d) If the appraisals differ by more than 8%, there will be a 48 hour review period while the homeowner and the Banff Housing Corporation discuss and decide whether either party wishes to obtain a 3rd appraisal. Should either party obtain a third appraisal (at their own cost, unless both parties deem it necessary in which case the costs will be shared equally) the “Base Market Value” is the average of the 3 appraisals. e) Appraisals are kept confidential by all parties except as noted above, unless agreed to by both parties.
NOTE: The percentage difference between appraisals is calculated by: (Highest-Lowest) over Highest x 100
Step 2: Setting of the “Bookends” of the pricing rangeThe upper limit of the “Range” is 6% above the Base Market Value or 3% above the highest appraisal, whichever is lower.
The lower limit of the “Range” is 6% below the Base Market Value or 3% below the lower appraisal, whichever is higher. This lower limit is not a price guarantee of any sort.
Step 3: Clear OutcomesIf a qualified Third Party Purchaser makes an offer for a sale value within the Range, the Banff Housing Corporation will consent to the transaction and will not refuse to defer its equity on the basis of the price.
If a qualified Third Party Purchaser makes an offer for a sale value above the Range, the Banff Housing Corporation may refuse consent to the transaction and refuse deferral of its equity on the basis of the price.
The above process applies specifically to consent based on price. However, equity deferral can also be refused based on public policy. The choice to refuse equity deferral based on public policy can only be made for previously established and published public policy reasons.
UPDATE 2018 stress test: As of the 1st of January 2018, all Canadian buyers borrowing from a federally regulated lenders will be subject to the OSFI Mortgage Stress Test, including insured borrowers (those with a down payments of 20% or more.)Lenders will now have to qualify all conventional mortgages using the Bank of Canada’s 5-year benchmark rate, which is currently set at 4.99%, or at the current contracted rate + 2% if that rate exceeds the benchmark rate. So, if you are currently pre-approved at 3.5%, you will now have to qualify as if your interest rate were 5.5%, which could significantly reduce your buying power.
The Town of Banff Administration is responsible for reviewing all applications and conducting candidate interviews for this Working Group. Administration will select the most qualified individuals from various business sectors following the Terms of Reference.
The Town of Banff appreciates the interest of all applicants. If you applied for a position but were not selected for an appointment, Administration will send you an email.
Administration will make appointments by June 30, 2022.
Members must be residents of the Town of Banff. If you are interested in applying, please review the Terms of Reference, eligibility requirements, and time commitment.
Subscribe to the Town of Banff emergency alert centre at https://banff.ca/1231/Register-for-Emergency-Alerts. Alerts will also be posted to @Banff_Town on Twitter. Evacuation orders will be issued door-to-door in impacted neighbourhoods.
The Town of Banff is implementing a material ban that would require all non-residential sector entities to separate food scraps and recycling from garbage. Garbage bins that contain visible amounts of food scraps and recycling (no more than 10%) will no longer be acceptable and could be subject to fines.
It's estimated that food scraps and recycling are the most significant material that could be diverted from garbage that goes to landfill in the non-residential sector. Food scraps and recycling do not break down in the landfill and cause harmful methane emissions that are over 30 times more powerful than C02.
The Town of Banff provides all businesses with zero waste assistance including program set-up advice and staff engagement tips. Businesses that are new to waste diversion and begin separating before the bylaw comes into effect will be provided with a free starter kit including a decal kit and compostable bags.
Additional How-To information is available at BanffZeroWasteTrail.ca/Commercial.
All buildings in Banff are required to provide bins for diversion of food scraps, garbage and cardboard. These bins are collected by the Town of Banff Resource Recovery.
If your building does not have food bins, contact your building owner or email email@example.com to get help setting up a program.
Recyclable materials generated by businesses may be disposed of free of charge at the Waste Transfer Site or in any blue recycling bin around town. Businesses may also choose to hire a private hauler. Recyclable materials include:
Non-residential owners are responsible for providing appropriate bins and informing occupants of their premises of the requirement to separate food scraps and recycling from garbage.
Business operators, managers, and employees are responsible for separating materials within their operation.
The requirement comes into effect October 1, 2022.
Enforcement will not be conducted until January, 2023, which would allow for an extended grace period acknowledging that some types of establishments (ex. Hotels) may need time to adjust to the requirement and implement operational changes.
An education-first approach will be used to inform the owner of a non-residential premises when they are not in compliance with the bylaw, by way of administrative warnings and education. Town of Banff staff would reach out, provide educational resources, and collaborate with the establishment for up to a month before enforcing fines, with the shared goal being to reach compliance.
In the case compliance is not reached, Municipal Enforcement will issue warnings and voluntary payments (fines) as listed in the bylaw.
The material is taken to a facility in central Alberta where it is turned into compost and then used as a soil amendment. It is important to dispose of food scraps and food-soiled paper as compost because it does not break down in the landfill.
You can also pay online through your bank's online banking services. You will need your assessment roll number to set up the account. Or you can pay in person at your bank. Be sure the transaction is completed by property tax due date.
The other two portions of property taxes are the municipal levy for services such a police, fire, recreation and snow removal and the Alberta School Foundation Fund (ASFF) which is a provincial education tax.
Building owners and property managers are responsible for setting up a system and informing their tenants. Food-service businesses that rent space in a building will be asked to participate. While tenant participation is not mandatory at this time, it is highly encouraged as the Town anticipates implementing a ban on food waste to landfill in 2022.
Information for Building Owners, Property Managers and Food-Service Businesses can be found at BanffZeroWasteTrail.ca
The bylaw will come into effect on July 1, 2021.
Enforcement will be conducted on a ‘complaint-based, education-first’ approach. This means that businesses will be given a grace period to collaborate with Town of Banff education staff in reaching compliance, prior to being issued warnings or fines.
The Town of Banff strives to be a model environmental community, where everything we do is guided by a goal to protect this special place.
The Town of Banff has a goal to divert 70% of waste by 2028, and ultimately send zero waste to landfill by 2050. It is estimated that 65% of Banff’s waste to landfill comes from the commercial sector and about 50% of that is food waste. Separating food waste can save Banff businesses money, as renting and servicing a food bin is 40% cheaper than garbage.
Renting and servicing of a food bin in Banff is about 40% cheaper than a same-size garbage bin.
It is the responsibility of your building owner or property manager to set up a system for your building and provide bins.
Some workplaces like office buildings or trades may not generate enough food scraps for commercial collection service. The Town of Banff will allow these businesses to dispose of their food scraps in residential bins. Eating and Drinking Establishments, Hotels, Hostels, or any establishment selling groceries may not dispose of food scraps in residential bins.*
This bylaw is about the health and wellbeing of all our residents and visitors. Second-hand smoke is harmful to others even outdoors, and provides a poor experience when walking down our streets, or playing in our parks, or taking in one of our events.
Everyone has the right to clean air – especially children – and this bylaw will help reduce the amount of second-hand smoke in our community.
Yes. The provincial regulations ban smoking:
The Town of Banff’s bylaw goes further, prohibiting smoking in these additional areas:
Municipal Enforcement officers will monitor the bylaw while on regular patrol through town, as well as responding to complaints of regular infractions. The RCMP are also able to enforce this bylaw. The priority is to provide education to bring about awareness and compliance over time.
There is a $250 fine for smoking in public places in Banff. Municipal Enforcement officers will take an -education-first approach, like any new bylaw, as the goal is for compliance.
Smoking will still be permitted on private property – where allowed by property owners or managers – and in outdoor parking areas and Banff’s network of alleys. Businesses can continue to designate smoking areas on their property.
Yes. See the map at Banff.ca/SmokeFree
We’re leaving ashtrays in public locations where smoking is not allowed as a visual cue to butt out (they’ll have stickers talking about the new regulations). Ashtrays will also remain in place to prevent littering. It’s an offence to litter in the Town of Banff, and can result in a fine. Some smoking ashtrays will be moved to permitted locations such as outdoor surface parking lots. Businesses can add ashtrays to their property in alleys, as long as they are away from doors and windows.
The ceremonial use of tobacco through Indigenous practices is allowed under this bylaw. The Town of Banff is involved in many of these ceremonies and recognizes the importance of them as part of our culture. No permit or pre-approval is required.
You can designate a smoking section on your private property if you have the available space (like hotel grounds and sidewalks leading to restaurants, off the public sidewalk). If you don’t have that available, take note of the closest public smoking location to direct your customers and employees. Businesses can install ashtrays for staff in alleys or private property as long as they are way from doors or windows and air intake systems.
The Town of Banff will also provide a sign document for businesses to download and print or have printed at one of the local sign printers to be placed in windows or on buildings indicating there’s no smoking in public areas.
Businesses are encouraged to work with their staff to identify safe places to smoke and to avoid littering, as well as identifying benefits, supports or resources to help staff who want to quit smoking. The addiction is very difficult to break alone, and sometimes identification of supports is enough to start the process to a healthier lifestyle.
You’re responsible for enforcing the provincial law, which bans smoking within five metres (16 feet) from your doorways or openable windows. You are not required to enforce the Town of Banff bylaw. Businesses are not allowed to designate smoking areas in the public places prohibited by this bylaw.
Like any bylaw, it takes time for people to learn and adapt to the rules. Smoking is a very difficult addiction to break. Please have patience with everyone as this comes into effect. Understand that visitors come from all over the world where smoking regulations may be very different from our own.
You can also help people you know who have identified an desire to quit about resources that are available locally.
If you would like to make a complaint about a regular infraction or problem area, you can contact Municipal Enforcement at 403.762.1218 or submit an online complaint at banff.ca/Action.
A street use permit requires two business days to be processed. This time is needed for review, approval and communication of closures to all affected parties. Permits will be denied if there is insufficient time to process an application. An application must be made five business days in advance if parking restrictions are needed in a residential zone.
For large projects and major excavations, applications should be made a minimum of 10 business days prior to the proposed start of the project.
Permit fees are based on the length and areas of the street and public place that are being restricted. Check the fee schedule (PDF) for details. In addition, there is a $50 administration fee and GST.
Applications can be filled out (PDF) and emailed to firstname.lastname@example.org or submitted in person at Town Hall.
A Traffic Management Plan shows how pedestrian and vehicular traffic will be safely controlled around the work site. It can be a sketch, detailed notes or a map showing the proposed placement of all signs, cones, barricades and traffic control devices to manage pedestrian and vehicular traffic around the work area. Please include the size of the work area and associated street restrictions needed to enable fee calculations.
After review and approval of the application and traffic management plan, a permit fee notification will be sent by email. Payments can be made with Visa or Master Card by calling 403.762.1200 or in person at Town Hall (please know the permit number and fee amount). Fees must be paid prior to the start date for the permit to be valid. Receipts can be sent by email or picked up in person at Town Hall.
Excavation work may require a security deposit. After your application is reviewed, you will be notified as to whether an excavation deposit is required and the amount. The deposit can be made by a letter of credit, cheque or credit card (Visa or Master card) prior to the work start date.
Approved street use permits will be issued by email after payment has been received. A copy of the approved street use permit is required to be displayed on site.
Special Events in the Town of Banff are managed by the Visitor Events Specialist. To find out more information about special events, road closures, applications and guidelines, contact the Visitor Events Specialist at 403.762.1221. For a small community event, contact Community Services at 403.762.1251 for details.
Sidewalk Seating and Outdoor Merchandise Display permits are issued by the Planning & Development Department. Call 403.762.1215 for details.
A Busking Permit is required to perform on the street in Banff. Please apply in person at Town Hall, 110 Bear Street. Picture identification is required. Contact 403.762.1218 for details.
A street use permit is required to restrict parking on the street. Once a permit has been approved, “No Parking” signage can be placed on the street showing the date and permit number. In residential zones it must be placed 72 hours in advance. “No Parking” signs are the permit holder’s responsibility.
Crane operators must contact NavCanada Flight Information Centre FIC Edmonton at 1-866-541-4102 and Banff Mineral Springs Hospital Maintenance at 403-760-7214).
The concept of an additional lane on the bridge was modeled as a part of the Transportation Master Plan. Unfortunately, the model showed it would have limited effect. While two northbound lanes may provide additional queuing storage, the limited capacity of Banff Ave/Buffalo St intersection will continue to cause backups. And we can’t tear down the buildings on the corner to build capacity.
The addition of a fourth lane would require the sidewalks on the bridge to be narrowed on both sides from by one metre. This will negatively impact pedestrians and is contrary to council’s strategic priority of promoting sustainable modes of transportation. As well, a crash barrier between the sidewalk and driving lanes would likely be required with four driving lanes on the bridge leading to a further reduction in sidewalk width on a designated heritage structure.
In the long term, traffic volumes are likely to increase beyond the capacity that fourth lane could provide.
Building a parkade has been considered but is inconsistent with the findings of both the Transportation Master Plan and the Long Term Transportation Study (LTTS). Both studies assessed the capacity of the road network and recognized that road network capacity is exceeded for the peak summer months. Both studies recommend intercept parking outside downtown as a way reduce vehicle congestion by reducing unwanted trips of vehicles circulating to find parking (these trips account for approximately 20% of all vehicle trips during congested periods). A survey carried out as part of the LTTS indicated that 78% of respondents disagreed with the statement that “The future of transportation in Banff should involve building more road capacity to move more cars”; 74% of respondents to the survey agreed with the statement that “The future of transportation in Banff should be financially self-sufficient (pay for itself)”. Building a second downtown parkade would require road upgrades to access it and, the parkade operation and associated debt-financing would be costly for tax payers.
A 500 stall intercept lot opened in September 2019 and has proven to be well occupied at peak times since the implementation of the Visitor Pay Parking. Transit ridership continues to grow with further expansions to local and regional services planned for 2020 and beyond.
Moving towards a sustainable transportation future is enshrined in Council’s strategic priorities in the areas of both transportation and environment. Intercepting vehicles and improving alternatives to driving by improving trail quality and connectivity and enhancing public transit are key priorities in the Strategic Plan.
We’ve considered this idea, but Banff’s existing road configuration leading to the Bow River Bridge makes it difficult. There is no location near the point of intervention (i.e., the bridge) with ample storage and easy access for vehicles to wait until there is capacity at the south side parking lots, and there are very limited opportunities for vehicles to turn around before the bridge. In addition to the logistical difficulties, the businesses on the south side of the Bow River have expressed concern regarding the potential negative effects of limited access to their business. Rather than implementing a hard limit on motorists travelling over the Bow River Bridge, since 2014 Council and Administration have worked in collaboration with stakeholders and focused on promoting and investing in alternative transportation, with significant success:
•With increased service frequency Roam Transit local ridership over the Bow River Bridge has increased 47% from 374,695 in 2016 to 552,132 in 2018.
•Pedestrian traffic over the Bow River (pedestrian and traffic bridges combined) has increased 53% from 571,159 to 872,542 crossings between 2015 and 2018.
•Bicycle parking capacity in town has increased 55% from 550 in 2015 to over 850 in 2018, and usage has increased 42%.
•Total annual vehicle volume over the Bow River Bridge decreased by 3.6% (173,548 vehicles) from 2017 to 2018.
•Days with travel time delays greater than 15 minutes between Rimrock Resort Hotel and the Buffalo-Banff intersection have decreased from 15 in 2016 to 8 in 2018.
Additionally, a Central Park pedestrian crossing is under consideration subject to successful applications for both Federal and Provincial funding. Additionally, a Central Park pedestrian crossing is under construction. The project would encourage active transportation among both residents and visitors, reducing the reliance on private vehicles to travel over the Bow River Bridge. The potential impact of a second pedestrian crossing in reducing congestion over the Bow River can be derived from the Muskrat Street pedestrian bridge usage statistics, which increased 64% (from 166,601 to 273,581 crossings) between July and August 2014 and 2018.
The increased efficiency associated with moving through the intersection for both pedestrians and motorists outweighs the increased delays. However, your wait is shorter than you think. Motorists are waiting an additional 30 seconds per cycle at most (compared to timings prior to the scramble operations) and pedestrians up to an extra 37 seconds per cycle. These wait times are reduced in the winter as the traffic signals operate with a shorter cycle length.
This timing meets the Canadian standard for calculating pedestrian clearance of 1.2 metres/second and is balanced to meet the needs of all users. A longer pedestrian crossing time would increase motorist delay or shorten green time for motorists. The timing tried to balance all intersection users.
No flagger can replace the technology and efficiency of our traffic signals, especially in a synchronized multi-intersection system; and the very busy days are becoming much more frequent, however on busy days flaggers can help speed traffic through intersections that are controlled with traffic signals.
Traffic signals at Banff’s intersections are synchronized to support travel down the main Banff Avenue corridor. On busy summer days, the northbound signal pattern is combined with green times specifically designed for high traffic volumes, with video detection cameras that support each direction. The cameras trigger a signal change if there is no traffic facing the current green light, and associate the extra, unused green time to the other movement. There is no point in time when the signals are not feeding traffic onto the bridge.
The RCMP advise that Banff’s intersections require two professionally trained traffic management officers (RCMP or Bylaw) for each intersection. This makes flagging expensive as well as ineffective at signalized intersections.
Vehicles parked in the alleyways force delivery trucks to wait on the side street; vehicles parked near the alley entrances reduce the ability for larger vehicles to turn into alleys. To resolve these problems, the Town of Banff has increased enforcement on alley parking bylaws. Additionally, no parking zones at alley entrances have been clarified with signage and pavement markings to ensure there is clearance for large trucks to turn. The Town has also been in touch with local grocery stores to request deliveries from semi-trucks happen in the morning (versus busy afternoons). There is currently no bylaw in place to enforce specific delivery times.
Yes, this project is scheduled for construction in 2026.