Airdrie City Council is continuing to tackle the housing affordability crisis. During its presentation on Tuesday, the Council accepted the 2024-2030 Affordable Housing Principled Action Plan update report and presentation as an informational update.
According to city council documents, this plan aims to create sustainable, affordable housing while aligning with the Council's key priorities: caring for the community and economic prosperity. The Action Plan is central to Airdrie's proposal to the federal government for expedited housing solutions through the CMHC Housing Accelerator Fund (HAF). In February 2024, the federal government approved Airdrie's proposal, resulting in a $24.8 million investment.
"In addition to increasing housing affordability, the program also aims to encourage socioeconomically inclusive and diverse communities and other goals," said Cheryl Selinger, Housing Policy Strategist.
Selinger noted that recent assessments indicate Airdrie is experiencing unprecedented housing pressures, such as low inventory, a lack of housing diversity, and high demand. These factors are causing significant price increases across the rental, resale, and new construction markets.
Rising home ownership costs are making housing unaffordable for many residents. She highlighted that rental vacancy rates have dropped to nearly one per cent, well below the balanced market threshold of three pe rcent. Despite the new supply, vacancy rates remain persistently low, increasing rents.
In Airdrie, a two-bedroom apartment currently costs over $1,525 per month, with projections indicating it may exceed $2,000 soon. Additionally, the supply of non-market housing in Airdrie is below one per cent, significantly impacting organizations like Airdrie Housing Limited and the Rocky View Foundation, which face waiting lists exceeding available units.
The Canada Mortgage and Housing Corporation (CMHC) forecasts that low supply and vacancy rates will continue to drive rent costs higher in the Calgary area for at least the next two years, underscoring the urgent need for proactive measures to address Airdrie’s housing challenges.
Selinger projected that the number of households in core housing need will grow from 1,985 in 2021 to nearly 3,000 by 2031 without significant intervention. To accelerate housing delivery in Airdrie, the city plans to streamline processes for the private sector, focusing on increasing the supply of "missing middle" and multi-family housing.
"This situation is eroding quality of life and could negatively impact Airdrie's long-term economic development; Airdrie has the opportunity to take control with policy actions that are critical to attracting and retaining the labour force, bolstering the economy, keeping essential services staffed, and building a well-rounded, thriving community," she added.
She emphasized that affordable housing in Airdrie will benefit diverse groups, including single parents, people with disabilities, seniors, young professionals, and those fleeing domestic violence.
To address housing needs, Airdrie City Council has endorsed two action plans: the Affordable Housing Principled Action Plan and the Airdrie Housing Accelerator Fund (HAF). These plans aim to increase housing affordability, promote socio-economic inclusivity, and facilitate faster housing delivery, particularly for "missing middle" and multi-family housing.
Key upcoming developments include the Affordable Housing Capital Development Strategy, scheduled for presentation in 2025. This strategy will address below-market housing supply and zoning flexibility. Currently, 39 per cent of the milestones in the HAF have been completed, with additional actions already underway.
Notable recent successes include land use bylaw amendments and a $100,500 financial contribution to Habitat for Humanity for housing projects.
Council's Questions and Reactions
While praising the work accomplished, Councillor Tina Petrow raised concerns about Airdrie's classification as a rural area.
She noted, "They highlighted Airdrie throughout the presentation. However, Airdrie is classified as rural because our population at the time that the Seven Cities document was made was less than those seven cities in that document. A lot of the grant funding from the provincial government is based on that seven-city document, which is completely out of date. Have we had any conversations advocating for updating that document so that Airdrie is part of that seven cities document? When looking at grant funding, Airdrie is at the top of mind for that funding. Has that conversation ever happened?"
In response, it was noted that the focus is on emphasizing Airdrie's housing needs, especially given its growing population and potential status as the third-largest city in Alberta.
"Ultimately, it comes down to partnership and support through funding to open doors. The Seven Cities document is just one component. We need partnerships to create homes that serve our community; that's where our advocacy is focused. We will revisit the Seven Cities document; it needs to be revamped."
Mayor Peter Brown also inquired why the Rocky View Foundation was not mentioned in relation to affordable housing despite its recent mandate change to include individuals and families. It was clarified that Airdrie Housing Limited and the Rocky View Foundation are key community housing providers actively addressing housing needs.
"When we say our community housing providers, we specifically mean Airdrie Housing Limited and Rocky View Foundation; those are our boots on the ground. We are in regular communication with them. We were extremely pleased that they announced the expansion of their mandate to include individuals and families. We are also looking at market-based solutions to address our housing deficits and get the type of housing our community members need," replied Jessica DeVreeze, the Affordable Housing Team Leader.
She added that the strategy also has a market-based component.
"We expect partnerships between nonprofits, profit, and private industries. They're very much in the spotlight regarding our partnerships that we are trying to pursue."
However, the Mayor sought clarification on the economic benefits mentioned earlier by Selinger. "These are the economic benefits to providing all of this great stuff, with no real specifics as to what we're providing, altogether, granularly speaking," he said. "What's going to be the impact? Where did that come from? Is that from an existing municipality that's accelerated affordable housing that has made that difference? Or is that what the perception is if we go ahead and build whatever we think we will build moving forward? Because we haven't got into numbers."
DeVreeze acknowledged the national housing crisis. "I would not say that anyone is doing well when it comes to providing the appropriate amount of affordable housing, but that doesn't mean that we are not all trying to do a much better job. Housing costs have increased exponentially higher than wages, one of the many variables deepening the housing crisis month over month," she added.
"Additionally, you asked about the housing types and why this is an economic advantage. It is because of the wages associated with essential members of our labour force, including teaching assistants and nurse aides. Many essential workers, such as retail staff, cannot afford the rising cost of housing. To keep these important members of our labour force in the community, we need affordable community options so they can live and work here, ensuring our services remain operational."
Next Steps
According to council documents, significant work and sustained vision will be required from the Administration and Council to continue progressing in implementing Airdrie’s housing strategy. "These policy actions are required to achieve the housing outcomes for Airdrie residents that The City is pursuing."
In the coming months, critical housing items will be presented to the Council, including:
Accessory Suites Amendments
Council will review amendments to the Land Use Bylaw that facilitate the creation and legalization of accessory suites (e.g., secondary suites, garage suites, and garden suites). These suites can enhance sustainable urban development by utilizing existing infrastructure and providing affordable housing options. A public hearing for amendments to accessory suite regulations, initially scheduled for October 1, will now occur on Tuesday, November 5, at 1 p.m.
New Land Use District Zoning
Proposed amendments will introduce a new land use district for more flexible zoning. Airdrie's housing market is primarily dominated by single-detached homes (over 60 per cent of the housing stock), making it essential to incorporate a variety of housing types, such as purpose-built rentals, "missing middle homes" (like duplexes and row homes), and homes near transit to improve affordability and options.
HAF-Enabled Investments
Starting in 2024, the Council will consider the Administration’s analysis of Housing Accelerator Fund (HAF) investment opportunities during the annual budget process. The successful execution of the action plan relies on the Council’s decisions and commitment to HAF contributions.
Airdrie Housing Solutions Working Group Recommendations:
The Council will have the chance to endorse the recommendations from this working group, further supporting housing initiatives.
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