As Canmore, Alta., faces housing crisis, debate stirs over employee housing in industrial area

As the Town of Canmore deals with a severe housing shortage, there's debate underway about employee housing — hinging on whether businesses should be allowed to build in the town's light industrial areas. 

The town's subdivision and development appeal board recently turned down a request to build second-floor employee housing in a light industrial area at 100 Alpine Meadows. That application was submitted by Sky McLean, Basecamp Resorts founder and CEO, who also owns development company Big Moose Realty. 

McLean said housing in the area is desperately needed. 

Ten written correspondences from local businesses were submitted along with the appeal, which would have created 12 employee housing units for the town on the upper level of the 13 industrial commercial bays. 

"I'm really disappointed and heartbroken about this because I personally know so many people whose lives have been positively changed from the ability to be able to start out in Canmore, in employee housing," McLean said. 

"If businesses are continuing to want to come here and grow, we just need the housing." 

She understands preserving industrial land, but said the units would be on the second floor, not taking up additional land. 

She said hopefully Big Moose Realty will move forward with another application. 

Our businesses aren't going to be here to fill those industrial or light industrial spaces.- Ian O'Donnell, executive director of the Bow Valley Builders and Developers Association

Two applications for employee housing in the area had previously been approved, one by the Canmore Planning Commission and one by the development appeal board. 

However town administration had recommended those applications be refused — and a staff report that goes to council next week recommends the town officially prohibits employee housing in industrial areas. 

Whitney Smithers, general manager of municipal infrastructure at the Town of Canmore, said she is aware there are inconsistencies in the current policies related to employee housing in industrial areas.

She said one of the reasons employee housing in the area isn't recommended comes down to livability.

"Industrial areas really aren't designed with the level of infrastructure that is intended for residential use," she said, noting noise, truck traffic and a lack of sidewalks as downsides. 

Residential areas have bylaws which would protect residents, but those same controls don't exist in industrial areas, Smithers said. 

She added that light industrial areas don't have grocery stores, bike lanes and green spaces, and expanding real estate into the town's industrial areas could limit the town's ability to advance economic growth and diversification long term. 

"Part of council's livability goal is really related to employment opportunities that provide residents with a dignified and reasonable standard of living," which could mean skilled labour jobs. 

Earlier this week Canmore Mayor Sean Krausert said the town was in a "housing crisis." 

"Left unattended, it will change our community character and we'll lose so many who make our community what it is," he said. 

Developer says employers are making difficult decisions 

Ian O'Donnell, executive director of the Bow Valley Builders and Developers Association, said there has been past success building in Canmore's light industrial area. 

He added that private industry and businesses are saying there needs to be more employee housing options. 

"Otherwise our businesses aren't going to be here to fill those industrial or light industrial spaces." 

He hopes there will be more clarity going forward in Canmore's upcoming housing action plan. 

Next week the Town of Canmore will be looking at a new housing action plan, which lists four main initiatives to combat its ongoing housing crisis — including phasing out tourist homes to open up vacancy for permanent and long-term residents.

"If we can't have clarity in what we're able to develop or where we can develop that, it really does slow down the housing and ultimately create a market that is less responsive to the need for delivery of housing and affordable options." 

He said employers have had to make some difficult decisions, which includes pursuing less conventional approaches to housing, so that their business can function.