Housing Action

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The Town of Banff is taking action on housing. Banff has a housing crisis and the Town is implementing a plan to create more homes for residents. As part of this strategy, the Town is proposing changes to the Land Use Bylaw, which sets rules and regulations for how, and where, new development or redevelopment occurs. The changes proposed are to support greater housing density, which would gradually create more housing units. (Other initiatives for Housing Action can be found at banff.ca/HousingAction.)

Banff Housing Fast Facts

  • The Town of Banff is less than 4 square-kilometers of area with fixed boundaries that can’t expand into the surrounding Banff National Park.
  • The greatest impact is on short-term workers who make up roughly 40% of the population and who provide much-needed services for the tourism economy.
  • Currently, the vacancy rate for rental dwellings is less than 1% in Banff.
  • There is a shortage of 700-1,000 homes.
  • There is almost no undeveloped residential land and the community has a commercial development cap.

Join the Conversation on Housing

The Town of Banff wants to hear from you. There are many ways to get involved and share your thoughts on the proposed Land Use Bylaw changes. Join the conversation at one of the upcoming events. The information sessions will explain the proposed Land Use Bylaw changes, answer your questions, and welcome your thoughts on the potential benefits and impacts.

June 10, 2024 – Public Hearing

  • Banff residents are invited to provide written or presented input on the proposed changes to the Land Use Bylaw. After this hearing, Council will not hear more public input on the proposed changes.

  • Review the amending bylaws to change the Land Use Bylaw
  • Plan to attend, watch or submit comments to the Public Hearing:

Past Sessions and Engagement Events

Online Information Session (Zoom) May 16 - Watch the Recording

  • Session (video) reviews the proposed changes and shows implications of changes over time
  • When: Thursday, May 16, 6 - 7:30 p.m.
  • Where: online Zoom session
  • Q&A transcription from Info Session

Walking Tour Series - May 11, 14, 15, 21
Find the time and meeting location for your neighbourhood

Drop-in Open Session & Free BBQ - Tuesday, May 21

This is a “House Hunting” Session specially designed for Young Adults & Young Families.
12 to 3 p.m. Learn more

In-Person Focus Group Sessions May 21, 22

These sessions will allow Town staff to hear the unique perspectives from different groups in our community. Choose the session that best represents you. We hope you can join us!

“House Raising” Focus Group for Businesses (Employers/Developers/Builders)

  • Tuesday, May 21 from 10 to 11:30 a.m. at Banff Park Lodge meeting room Register

“House Warming” Focus Group for Homeowners (Banff residents)

  • Wednesday, May 22 from 4 – 5:30 p.m. at St. George In the Pines Church (100 Beaver St) Register

Town Staff Info Session on May 22 Operations Building

Online Survey

Provide your feedback on the proposed Land Use Bylaw changes described below.
Survey closed at midnight on Sunday, May 26.


Proposed changes to the Land Use Bylaw to increase housing density

The Town is proposing changes to the Land Use Bylaw, which sets rules and regulations for how new development or redevelopment occurs. The proposed changes are intended to allow flexibility for those who want to add housing to our community. The goal is to add 240 new units in the next three years.

To see the difference between the current requirements and the proposed requirements in your neighbourhood, please explore the interactive map.

The proposed changes are:

1) Remove Parking Requirement – The proposed change would remove the requirement for new housing developments, including adding dwelling units to existing homes, to include parking within their site. Developers and property owners will determine the amount of parking to meet the demand of their future residents.

Currently, the Land Use Bylaw requires that a minimum number of on-site parking stalls be provided for all housing developments. This parking requirement is the main limiting factor for those who want to add additional rental suites (accessory dwellings) to their property.

The proposed changes to remove on-site parking requirements would mean that anyone building new homes or adding a rental suite to their home can provide as much, or as little, on-site vehicle parking as they deem suitable for tenants. When on-site parking is provided, it would still have to meet the design requirements for size and location of the stalls.

2) Increase allowable size to building requirements

A number of changes are proposed that would allow bigger residential buildings to be built to provide more housing. Each of the town’s 23 residential areas (Land Use Districts) would be categorized as either higher-density, medium-density or lower-density districts and would have regulations to match.

The changes to the regulations would include:

Increase Height Allowances – This proposed change would increase the allotted height for each district to allow more space for housing. Currently, maximum residential building height varies between 8 metres and 11.5 metres depending on district (measured from the ground to the middle of a building’s roof). The proposed changes would allow:

Setback Requirements and Landscaping – the proposed changes would reduce the distance a new residential development or redevelopment would need to build from the public road and the neighbouring lots (property lines). The changes also propose to focus on the minimum area of a lot that must be landscaped.

Maximizing Floor Area Ratio – Floor Area Ratio is the total floor area across all floors of a building/buildings on a site. Floor Area Ratio is calculated by dividing the gross floor area by total site area. The proposed changes would increase the total floor area that could be built on a site in all residential areas in Banff. This is also proposed to be done on a sliding scale where more floor area can be built when more homes are proposed.

The proposed changes would also remove a minimum and maximum size that a residence could be. This will increase the flexibility in design, while maintaining provincial building code requirements for minimum areas.

3) Simplified Housing Types Allowed in More Areas – The proposed changes would simplify the definitions of different residential housing types and define which housing types are allowed in the lower-, medium-, or higher-density areas.

These residential uses are either permitted (allowed by right), discretionary (allowed in suitable situations), or not allowed. The boundaries of some residential areas are also proposed to change to allow the higher density areas where they are closer to essential services, employment and transit.

To see the difference between the current requirements and the proposed requirements in your neighbourhood, please explore the interactive map.

Change will be gradual

These changes will be gradual and more than 90% of residents living in Banff will see only minor changes. Given that the average lifespan of a house is approximately 50 years, redevelopment will not be instantaneous. For example, in the last decade, there were a total of only 30 new dwelling units created per year, and that includes the Town’s new apartment buildings. The proposed changes are intended to stimulate the development of 240 new homes in Banff in the next three years.

The Town will continue to apply its strict Banff Design Guidelines to all new housing redevelopment, to ensure our community character is upheld.

Timeline for Land Use Bylaw changes

September - November 29, 2023 – Three reports were presented to the Governance and Finance Committee of Banff Town Council, seeking direction on options for changes to incentivize development of new homes in Banff:

  • September 25, 2023 – Request for direction with regards to residential parking requirements
  • October 23, 2023 – Request for direction for incentives for the creation of Accessory Dwellings
  • November 29, 2023 - Request for direction with regards to options to increase residential density

March 11 and 25, 2024 – Three bylaws were proposed to make the above listed changes to Banff's Land Use Bylaw. These bylaws have received first reading by Banff Town Council. They require three readings to be passed.

  • Bylaw 482 – A Bylaw to amend the Land Use Bylaw to Remove Minimum Residential Parking Requirements (First Reading on March11, 2024)

  • Bylaw 484 – A Bylaw to Amend the Land Use Bylaw to Amend Residential Land Use Districts (First Reading on March11, 2024)

  • Bylaw 483 – A Bylaw to amend the Land Use Bylaw to Increase Residential Density (First Reading on March 25, 2024)

May 9-26, 2024 – Public Input Process

  • Banff residents are invited to provide input in scheduled in-person opportunities and the survey below. This input will be compiled in a report and presented to Council at the June 10 public hearing.

June 10, 2024 – Public Hearing

  • Banff residents are invited to provide written or presented input on the proposed changes to the Land Use Bylaw. After this hearing, Council will not hear more public input on the proposed changes.

  • Plan to attend, watch or submit comments to the Public Hearing:

June 24, 2024 – Council Meeting

  • This scheduled council meeting would be the first opportunity for Council to amend the proposed changes to the Land Use Bylaw or give second and third readings to finalize the changes. This process will likely take several meetings to draft revisions and pass changes.

Do you have questions about the proposed changes or the information sessions, email kerry.macinnis@banff.ca

The Town of Banff is taking action on housing. Banff has a housing crisis and the Town is implementing a plan to create more homes for residents. As part of this strategy, the Town is proposing changes to the Land Use Bylaw, which sets rules and regulations for how, and where, new development or redevelopment occurs. The changes proposed are to support greater housing density, which would gradually create more housing units. (Other initiatives for Housing Action can be found at banff.ca/HousingAction.)

Banff Housing Fast Facts

  • The Town of Banff is less than 4 square-kilometers of area with fixed boundaries that can’t expand into the surrounding Banff National Park.
  • The greatest impact is on short-term workers who make up roughly 40% of the population and who provide much-needed services for the tourism economy.
  • Currently, the vacancy rate for rental dwellings is less than 1% in Banff.
  • There is a shortage of 700-1,000 homes.
  • There is almost no undeveloped residential land and the community has a commercial development cap.

Join the Conversation on Housing

The Town of Banff wants to hear from you. There are many ways to get involved and share your thoughts on the proposed Land Use Bylaw changes. Join the conversation at one of the upcoming events. The information sessions will explain the proposed Land Use Bylaw changes, answer your questions, and welcome your thoughts on the potential benefits and impacts.

June 10, 2024 – Public Hearing

  • Banff residents are invited to provide written or presented input on the proposed changes to the Land Use Bylaw. After this hearing, Council will not hear more public input on the proposed changes.

  • Review the amending bylaws to change the Land Use Bylaw
  • Plan to attend, watch or submit comments to the Public Hearing:

Past Sessions and Engagement Events

Online Information Session (Zoom) May 16 - Watch the Recording

  • Session (video) reviews the proposed changes and shows implications of changes over time
  • When: Thursday, May 16, 6 - 7:30 p.m.
  • Where: online Zoom session
  • Q&A transcription from Info Session

Walking Tour Series - May 11, 14, 15, 21
Find the time and meeting location for your neighbourhood

Drop-in Open Session & Free BBQ - Tuesday, May 21

This is a “House Hunting” Session specially designed for Young Adults & Young Families.
12 to 3 p.m. Learn more

In-Person Focus Group Sessions May 21, 22

These sessions will allow Town staff to hear the unique perspectives from different groups in our community. Choose the session that best represents you. We hope you can join us!

“House Raising” Focus Group for Businesses (Employers/Developers/Builders)

  • Tuesday, May 21 from 10 to 11:30 a.m. at Banff Park Lodge meeting room Register

“House Warming” Focus Group for Homeowners (Banff residents)

  • Wednesday, May 22 from 4 – 5:30 p.m. at St. George In the Pines Church (100 Beaver St) Register

Town Staff Info Session on May 22 Operations Building

Online Survey

Provide your feedback on the proposed Land Use Bylaw changes described below.
Survey closed at midnight on Sunday, May 26.


Proposed changes to the Land Use Bylaw to increase housing density

The Town is proposing changes to the Land Use Bylaw, which sets rules and regulations for how new development or redevelopment occurs. The proposed changes are intended to allow flexibility for those who want to add housing to our community. The goal is to add 240 new units in the next three years.

To see the difference between the current requirements and the proposed requirements in your neighbourhood, please explore the interactive map.

The proposed changes are:

1) Remove Parking Requirement – The proposed change would remove the requirement for new housing developments, including adding dwelling units to existing homes, to include parking within their site. Developers and property owners will determine the amount of parking to meet the demand of their future residents.

Currently, the Land Use Bylaw requires that a minimum number of on-site parking stalls be provided for all housing developments. This parking requirement is the main limiting factor for those who want to add additional rental suites (accessory dwellings) to their property.

The proposed changes to remove on-site parking requirements would mean that anyone building new homes or adding a rental suite to their home can provide as much, or as little, on-site vehicle parking as they deem suitable for tenants. When on-site parking is provided, it would still have to meet the design requirements for size and location of the stalls.

2) Increase allowable size to building requirements

A number of changes are proposed that would allow bigger residential buildings to be built to provide more housing. Each of the town’s 23 residential areas (Land Use Districts) would be categorized as either higher-density, medium-density or lower-density districts and would have regulations to match.

The changes to the regulations would include:

Increase Height Allowances – This proposed change would increase the allotted height for each district to allow more space for housing. Currently, maximum residential building height varies between 8 metres and 11.5 metres depending on district (measured from the ground to the middle of a building’s roof). The proposed changes would allow:

Setback Requirements and Landscaping – the proposed changes would reduce the distance a new residential development or redevelopment would need to build from the public road and the neighbouring lots (property lines). The changes also propose to focus on the minimum area of a lot that must be landscaped.

Maximizing Floor Area Ratio – Floor Area Ratio is the total floor area across all floors of a building/buildings on a site. Floor Area Ratio is calculated by dividing the gross floor area by total site area. The proposed changes would increase the total floor area that could be built on a site in all residential areas in Banff. This is also proposed to be done on a sliding scale where more floor area can be built when more homes are proposed.

The proposed changes would also remove a minimum and maximum size that a residence could be. This will increase the flexibility in design, while maintaining provincial building code requirements for minimum areas.

3) Simplified Housing Types Allowed in More Areas – The proposed changes would simplify the definitions of different residential housing types and define which housing types are allowed in the lower-, medium-, or higher-density areas.

These residential uses are either permitted (allowed by right), discretionary (allowed in suitable situations), or not allowed. The boundaries of some residential areas are also proposed to change to allow the higher density areas where they are closer to essential services, employment and transit.

To see the difference between the current requirements and the proposed requirements in your neighbourhood, please explore the interactive map.

Change will be gradual

These changes will be gradual and more than 90% of residents living in Banff will see only minor changes. Given that the average lifespan of a house is approximately 50 years, redevelopment will not be instantaneous. For example, in the last decade, there were a total of only 30 new dwelling units created per year, and that includes the Town’s new apartment buildings. The proposed changes are intended to stimulate the development of 240 new homes in Banff in the next three years.

The Town will continue to apply its strict Banff Design Guidelines to all new housing redevelopment, to ensure our community character is upheld.

Timeline for Land Use Bylaw changes

September - November 29, 2023 – Three reports were presented to the Governance and Finance Committee of Banff Town Council, seeking direction on options for changes to incentivize development of new homes in Banff:

  • September 25, 2023 – Request for direction with regards to residential parking requirements
  • October 23, 2023 – Request for direction for incentives for the creation of Accessory Dwellings
  • November 29, 2023 - Request for direction with regards to options to increase residential density

March 11 and 25, 2024 – Three bylaws were proposed to make the above listed changes to Banff's Land Use Bylaw. These bylaws have received first reading by Banff Town Council. They require three readings to be passed.

  • Bylaw 482 – A Bylaw to amend the Land Use Bylaw to Remove Minimum Residential Parking Requirements (First Reading on March11, 2024)

  • Bylaw 484 – A Bylaw to Amend the Land Use Bylaw to Amend Residential Land Use Districts (First Reading on March11, 2024)

  • Bylaw 483 – A Bylaw to amend the Land Use Bylaw to Increase Residential Density (First Reading on March 25, 2024)

May 9-26, 2024 – Public Input Process

  • Banff residents are invited to provide input in scheduled in-person opportunities and the survey below. This input will be compiled in a report and presented to Council at the June 10 public hearing.

June 10, 2024 – Public Hearing

  • Banff residents are invited to provide written or presented input on the proposed changes to the Land Use Bylaw. After this hearing, Council will not hear more public input on the proposed changes.

  • Plan to attend, watch or submit comments to the Public Hearing:

June 24, 2024 – Council Meeting

  • This scheduled council meeting would be the first opportunity for Council to amend the proposed changes to the Land Use Bylaw or give second and third readings to finalize the changes. This process will likely take several meetings to draft revisions and pass changes.

Do you have questions about the proposed changes or the information sessions, email kerry.macinnis@banff.ca

Page last updated: 10 Jun 2024, 09:03 AM