Canmore Off Site Levy Errors, Improper Cost Inclusions Should be Corrected

During the January 7, 2025, Town of Canmore Council meeting, the Town Administration requested additional funding to cover expenses incurred in the Offsite Levy Appeal. Throughout the discussion, the Mayor and other members of Council repeatedly emphasized the primary objective of defending ratepayers. However, this narrative overlooks the fact that the Offsite Levy Bylaw, adopted by Council despite opposition from developer stakeholders, contains errors - the Town of Canmore has acknowledged over $30 million in errors and/or improper cost inclusions. Several elements of the Bylaw fail to comply with governing Provincial Legislation and key principles of the Provincial Off Site Levy Regulations. One Councilor specifically stated that this was about equity. However, equity and equality cannot be achieved without adhering to governing laws. If local municipalities disregard the primacy of governing laws, public trust in these institutions deteriorates. It appears that there is a failure to recognize that “ratepayers” also encompass future ratepayers who ultimately bear the brunt of the impact, paying twice: first through the increase in their property purchase price due to erroneous offsite levies, and secondly through normal property taxes that include capital costs benefiting the community as a whole as well as the municipal portion of the specific Offsite Levy Zone. As consistently communicated, these levies are a significant contributor to the escalating costs of housing in Canmore. Ultimately, the primary economic driver of Canmore, tourism, will be adversely affected. After years of Council and Administration actively promoting new development, growth in visitors, and second homeowners, they are now vilifying that which they sought to attract. Council has an obligation to protect the integrity of its processes, the affordability of its community, and the trust of its stakeholders. Council should act fairly and responsibly by prioritizing the correction of the errors and improper inclusions, ensuring compliance with governing legislation, and fostering equitable solutions that account for the interests of all stakeholders—current and future ratepayers alike.

Brian Talbot - BOWDA Board Chair