CANOMRE – An additional five units can be bought by Canmore Community Housing as part of the Canadian Rockies Public Schools Lawrence Grassi Middle School area redevelopment plan.
The agreement could see at least 25 of the 120 units in the development – with the five units being purchased at market price – earmarked as part of a pilot residency program established by Canmore Community Housing (CCH).
The pilot program, which was approved by the CCH board in December, would put a future resale restriction on the property if it goes to market.
Rob Murray, the chair of the CCH board, said this is exciting as the organization is always looking to expand its portfolio, adding this would equate to a 16 per cent increase in its homeownership portfolio.
"We’re always exploring news ways that can serve the core needs of the program, which has to do with keeping residents in our community and giving them opportunities to buy into our community," he said.
"It’s not every day that we get an opportunity to expand our portfolio,” he said. “We have a very limited land base and we’re always exploring new projects, but we’re restricted from what we can do because of the land base. … This is one that has been presented to us and we’re really happy with this.”
If the five units are purchased for the pilot residency program, the Town of Canmore would cover the costs and recover them by selling the units in the pilot residency program. Any financial loss would be borne by the Town.
The deal will also see CCH begin negotiations to potentially rent at least five employee rental units for CCH and/or Town staff, which were part of the proposed 20 housing units for Canadian Rockies Public Schools (CRPS) staff.
“It’s interesting to note that CRPS has indicated that five of these rental units could be earmarked for rental by CCH or the Town on a 25-year lease term, so that’s an excellent opportunity with no capital outlay,” said Mayor Sean Krausert at the Jan. 10 council meeting. “That’s also part of the discussions not directly related to the residency program, but it’s definitely an additional gain for more affordable housing.”
The phasing of the project is still to be worked out, but the first step is to build the employee housing with the remaining units coming afterwards and CCH units being spread throughout the project.
“We’re well aware there’s a housing crisis here and the cost of living is significantly higher than in surrounding areas. We need this housing and we need to get these units in place as quickly as possible,” said CRPS superintendent Chris MacPhee.
MacPhee said housing is needed and gave examples of making offers on Jan. 16 to a highly trained speech language pathologist and a chef at Canmore Collegiate High School and the concern around finding housing.
“We’re worried they’ll have to call us back and say they can’t come because they can’t find housing.," he said.
"We do lose staff after a year because it’s too hard to get by. This housing will sustain jobs for long-term people in the valley because our first offer is going to be to locals and staff.”
Council approved in March the 120-unit development to be built on land at Lawrence Grassi Middle School. Of those units, 20 would be for CCH, 20 for CRPS employee housing and the remaining 80 would be sold at market prices. The deal allows for CCH to purchase an additional five of the 80 units at market price.
MacPhee said it has been a positive experience working with the Town of Canmore, with both having common goals for the community.
"We think it’s a win-win for everybody because they could get a few more units,” he said. “There hasn’t been a challenge at all in working with the Town, council and mayor. I wish all projects worked like this.”
Coun. Joanna McCallum said the Town and CCH could potentially look at buying more units as they come up for sale, particularly given the cost will only go up with each sale.
“You’re never going to get these doors cheaper than you are the day they’re handed over from the developer,” she said. “If we have the ability to effect change on whose families are able to enjoy those properties, now’s the time.”
CCH’s vital homes program increased its gross household income threshold from $147,423 to $250,000 at the start of the year to broaden who can apply for Town-owned affordable housing.
The CCH board also voted to remove its net asset criteria requirement, which was set at $143,485. The moves – which were announced Dec. 1, 2022 – had 35 households register for the December information session on CCH ownership.
Residents still have to work in the community at least 20 hours a week, be self-employed in Canmore for at least the past six months, or be a retiree with five years of Canmore work experience 10 years prior to retiring. The home would still be the primary residence for anyone applying.
In 2022, CCH had 19 total sales, including 10 new units from Ravens Ridge. According to the CCH operations report for December, 2022, the ownership program ended the year with a wait list of 130 and received 72 applications last year. The rent program wait list is at 86, with 154 applications in 2022.
The project is on 1.5 hectares of vacant land around the school and the land transferred from the Town is 742.78-square-metre strip of land on the south part of the site.
While the ARP was passed, the project would still go through the land use stage, subdivision plans and development permits in the coming years. It’s anticipated to return to council in the coming months as part of the land use stage.
Part of the plan will see a legacy fund created with sale of units being kept to financially help CRPS as well as provide housing for its employees.
MacPhee said the work is now to get shovels in the ground and construction taking place for the employee housing units.
“We’re hopeful we can get this expedited because at this point that’s the crucial piece or we’re going to keep losing staff," he said. “Sometimes they have to turn down opportunities because they can’t find a place to live."
MacPhee said he doesn't see the housing challenges improving.
"That’s why we went down this road. You have to find some of your own solutions and can’t be looking to other people to solve your challenges. That’s what CRPS and the board is doing," he said. "Every decision they’re making is for the children and the future of the children in the Bow Valley.”
