A Crossroads for Brentwood
Melanie Swailes on behalf of the
Development and Transportation Committee
Ten years from now, I think that we will
look back and see 2025-2026 as a crossroads for redevelopment in Brentwood.
Until now, the majority of the Development
Permits (DPs) received by Brentwood’s Development and Transportation Committee
(DTC) have been for basement secondary suites, additions, new houses,
commercial uses, or signage. All of a sudden, the DTC received five
applications for multi-plex units, ranging from eight to ten units on
properties that previously held a single house. (Regarding the number of units,
the City refers to four units plus suites, but residents repeatedly tell us
that this is misleading since there will be eight sets of tenants; I will use
eight as the total number, counting all units on the site.) In addition, there
are five current Backyard Suite applications under review.
In each case, we’ve received a large amount
of feedback from our residents opposing the scale of the proposals. Many
writers state that they do not oppose density or any change in their
neighbourhood; they understand the need for additional housing options,
especially affordable housing. Most letters then express that redevelopment has
to be sensitive and contextual and should fit into the neighbourhood, not
overpower it. Going from one house to eight units is not gentle density; it is
a steamroller approach. Given that many Brentwood houses are bungalows, an 11
metre (36 foot) building next door is overwhelming. Residents are also very
concerned about the trees that are being lost, especially when the new
buildings can cover 60% of the lot.
We’ve heard you loud and clear. When
Brentwood was originally developed, most people bought houses as homes that
they intended to live in, usually long-term. Now, houses are increasingly
investment-driven purchases. The goals of an investor (seeking to maximize
profitability) are often at odds with residents who want to stay long-term.
Many residents have told me that they feel like the developers are calling the
shots. To some extent, they are, simply because they are building to the
maximum allowed under the zoning rules (the Land Use Bylaw). When blanket
rezoning allowed for R-CG buildings, which allowed for eight units on most
properties, we started receiving the applications. Blanket Rezoning was
repealed in April, and in August, properties will revert back to their original
zoning – R-C1 in most cases in Brentwood. However, a property owner could still
apply for a multi-unit building, except that now it would require a public
hearing before Council. Most current existing applications are “grandfathered.”
The Community Association is circulated on
all DPs and has the right to comment on them. To do so, we need your feedback.
If we don’t hear from you, we have to assume that you are in favour of the
proposed building. If we receive your feedback, we make sure to include it in
our submission. For example, three of the recent DPs showed that existing
“City” trees (on public space) would have to be cut down to make room for the
proposed development, and all of the feedback we received opposed cutting down
those mature trees. We can only know what matters to you if you tell us.
If a DP meets all the zoning bylaws, and
does not require any relaxations, it will likely be approved. This doesn’t
necessarily mean that the building will be a good fit for the street; remember
that the Land Use Bylaw is the same city-wide. It doesn’t distinguish between a
house in Brentwood and one in Edgemont or Tuscany, even though the housing
forms are quite different. That is where the MDP (Municipal Development Plan)
and Sections 35 and 36 of the Land Use Bylaw come in. From the MDP, “The City
promotes infilling that is sensitive, compatible and complementary to the
existing physical patterns and character of neighbourhoods.” Sections 35 and 36
reference aspects such as “the appropriateness of the location and parcel for
the proposed development”, “the compatibility and impact of the proposed
development with respect to adjacent development and the neighbourhood,” and
more.
So, what happens next? For existing
Discretionary DPs, you have to right to appeal at the Subdivision and
Development Appeal Board (SDAB). An appeal has to be filed within 21 days of
the approval; once construction has started, it’s too late to complain. There
are 44 current appeals city-wide at the SDAB, many of them for multi-unit
buildings, which is an indication that many people think that the building form
is simply not compatible with their area. The bigger picture is that many
citizens feel that changes are required for R-CG: reduce the overall height,
reduce the lot coverage, and reduce the overall number of units on a lot. What
if duplexes were allowed, possibly with suites, allowing for a total of four
units? How can we incorporate some gentle density, while retaining some of
Brentwood’s greatest assets, such as a tree canopy?
That’s where your feedback really does
matter. Any changes to the Zoning Bylaw require a vote of Council, so make sure
to copy your Councillor’s office. Work is well underway on a new Zoning Bylaw,
plus there will be more Local Area Plans (LAPs) starting soon. Get involved at
the early stages. Yes, zoning can be a boring topic, but once the bylaws are
set those are the rules. The same applies to a future LAP; take an active
interest because it will impact you. Remember that if you don’t participate,
somebody else will and it might be just developers and investors, who may not
have the same vision for the community as you do.
Finally, support your Community
Association. By taking out a membership, we can contact you for engagement or
participation events. Equally important, it shows that you support our efforts
on your behalf. Check out the Brentwood CA website at https://brentwoodcommunity.com/,
and check out the DTC website at https://brentwoodcommunity.com/developments/.
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