Why a Community Association Needs a Development Committee
by Melanie Swailes
This past summer, I was contacted by someone from another
community who was upset about a Development Permit (DP) application for a
10-plex (5 main plus 5 secondary suites) on the former single-family lot next
to them. The DP had been approved, and I met with a group of about 15
homeowners to talk about the Subdivision and Development Appeal Board (SDAB). The
reason for the meeting was because their Community Association no longer had a
Development or Planning Committee: it’s a volunteer position which not all
communities are able to fill.
This meeting made three things clear to me:
1. A
Community Association (CA) needs to have enough volunteers step forward to
learn about planning, evaluate the DPs which are circulated to the community,
and to ensure that there is feedback on submitted plans. The more DPs (or
rezoning applications) any community has, the more work for the volunteers. It’s
impossible for a CA to follow up extensively on each application; residents
near a DP have to get involved. The Brentwood Community Association (BCA) and
the Development and Transportation Committee (DTC) receive a copy of each DP
submitted in our community. We deliver neighbour notifications to the residents
who live closest to a proposed development, with information on how to submit
feedback to the City, the CA, and the area councillor. If we receive no
feedback, we assume there are no concerns with the proposed development. On
behalf of the BCA, we submit comments to the file manager, and we try to follow
up if we can. To do so, we need your feedback and we need volunteers on our
committee. Get involved!
2. Even
after the repeal of blanket rezoning, a homeowner or developer can still apply
for a rezoning to R-CG (rowhouses with up to 8 units on average-sized Brentwood
lots). Brentwood has had 7 multi-residential applications (8 – 10 units on a
single lot) to date and all have generated a large amount of opposition from
neighbouring residents. After the repeal, a rezoning application has to go
before City Council but, according to Joe Mueller from the City’s regional
planning team, “95 percent of applications for R-CG rezoning receive the green
light.” In the case of R-CG, under the new Land Use Bylaw amendments, if they
meet all of the requirements (such as maximum 10 metre height and 55% lot
coverage), they are now a permitted use, not a discretionary use. This is
important because a permitted use is an automatic approval and cannot be
appealed, whereas a discretionary use allows for feedback and can be appealed
at SDAB if you disagree with the approval.
In July, there was a public
hearing regarding backyard suites, with the City Administration report
recommending that these become a permitted use. This would have meant that if a
backyard suite application met the bylaw requirements, you would have had no
right to comment on aspects such as overlooking windows, massing or shadowing
impacts, and others. I was one of many CA representatives who spoke against
making them a permitted use and retaining the discretionary aspect because it’s
important that you have input into a building next door which may impact your
use and enjoyment of your backyard. A majority of councillors voted to keep the
discretionary aspect. If CAs had not provided their feedback, the outcome would
have been different, and most residents would only find out when there is an
application next door.
3. The
SDAB is an important second-look tool for residents, and it is up to residents
to stay informed, submit feedback and decide if they wish to take further
action. It is vital that the appeal is filed within 21 days of an approval. If
you miss the deadline, the appeal will not be heard. The cost to submit an
appeal is $200, and anyone wishing to comment on the appeal may write a letter
to be included in the SDAB Report or choose to speak at the hearing. SDAB hearings
are held online, and further details can be found on their website.
www.calgarysdab.ca.
Note that the SDAB does not
itself gather information for the appeal. The onus is on the appellant(s) to
provide information, and any materials (photos, maps, etc.) that would be
helpful as evidence. The SDAB will make a ruling on the appeal: either allow or
not allow the DP to proceed or impose conditions on the application.
There is no question that Brentwood will change: many of the
original homes will require updates, and the City aims for higher densification
within existing areas. If we want a say, we have to get involved. Stepping up
to volunteer in this role can seem daunting, but there are resources and
experienced volunteers to help you learn how to provide valuable input on
development proposals and ensure that we build better, not just more.
Erick Villagomez, Editor-in-Chief at Spacing Vancouver and
teacher at UBC’s School of Community and Regional Planning, emphasizes this
difference:
“Planning for density asks how many homes can fit in a
neighbourhood. Planning for community asks how those homes connect to schools,
parks, libraries, businesses, transit, public spaces, and the existing social
fabric. Density can be measured in units and floor space. Community is measured
in relationships, belonging, and quality of life. One focuses on accommodating
growth. The other focuses on how growth becomes part of a living neighbourhood.”
Let’s build better. If you are interested in community
planning and redevelopment issues, we encourage new members to join us. Please
contact the BCA for more information at [email protected] or at
403–284-3477.
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