Why Get Involved in Your Community Association?
by Melanie Swailes on behalf of the Development and Transportation Committee
After about 96 Bugle articles dating back to 2017, and after over seven years as the Development and Transportation Committee (DTC) Chair, I will be stepping down from my role by September. Development and Planning never ceases, so please consider becoming a member to help ensure that our community’s voice is represented. If you feel that you don’t know much about Development Permits (DPs) or City Bylaws, neither did most of us before joining the DTC. There are all kinds of ways to learn, there are other committee members who have experience to share, and we need a variety of skills.
If you have an architectural background and can read a blueprint or set of plans, you can help us evaluate new applications. If you are good at notetaking, we need a secretary for the monthly meeting. Perhaps you could volunteer to update the bulletin board in the Community Association building or perhaps post information on our BCA website. If you are interested, please send an email to the office at [email protected] and let us know how you would like to get involved.
Why get involved? For starters, to meet and feel connections within your community. It’s also interesting to view new DPs for projects, such as an advance look at proposals for the Northland Mall redevelopment. Representing our community has been very challenging at times, such as speaking before Council, but there is also satisfaction in knowing that you tried your best to make a difference, regardless of the outcome.
Finally, you may find yourself having to quickly become familiar with planning and development anyways. Redevelopment is happening in Brentwood (we’ve had our first application for a multi-unit building with eight units on a single lot) and the more you know ahead of time, the better you will be able to respond.
A case in point: twice in the past week, people from other communities have sent me copies of papers that they found in their mailbox. One was a letter asking if they would sell their home so that there could be an amalgamation of properties on their street: a developer wants to buy homes in a row so they could maximize the number of units to be built. In another case, neighbours in an area received a notice that angrily stated, “Our rights are being taken away by blanket rezoning. A builder has just posted notice to develop beside our home…. 16 homes which can be divided into 32 suites on only two lots. I’m just learning that due to blanket rezoning, we can’t fight it!”
When I looked up the DP application on the second letter, the zoning was R-CG (the same as most former single-family homes), and that zoning allows for this type of development. To look up details on a DP, go to the Development Map (DMap) at www.dmap.calgary.ca, where you can find the project plans and information on how to submit comments.
To be clear, the above application is for a “Discretionary” Development Permit, which means that neighbours can submit their comments during the review process. Many times, that’s when people contact their Community Association, usually asking, “they can’t really do this, can they?” or “everyone on our street is opposed, so how do we stop it?”
If a project is approved, impacted residents can appeal a decision at the SDAB (Subdivision and Development Appeal Board). This is not easy: the appeal must be filed within three weeks of the DP approval, you need to submit materials (photos, letters, etc.) clearly stating your rationale and reasoning, and there is no guarantee of an outcome. The cost is $200 to file, and many residents also hire consultants to represent them. I’d encourage you to look up some of the current cases so that you have an idea of how the SDAB process works. You can also view the plans and reports for each hearing, which will give you a good idea of the types of developments taking place throughout the city – many of the current appeals are for R-CG rowhouse and townhouse projects. https://www.calgarysdab.ca/active-appeals.html.
It is no longer an option to present your opinions before Council: blanket rezoning removed the public hearing process, including the ability to hear arguments from both sides and learn how the decision was reached.
Unfortunately, most people don’t get involved with City Planning matters until it impacts them directly. I communicate regularly with CA Development leaders from communities throughout Calgary: we are volunteers who have spent a great deal of time on development issues within our respective communities, but residents shouldn’t expect that we can work miracles to stop a project or proposal that they don’t like. Yes, Community Associations have a stake in DP applications, but now that blanket rezoning has been approved many applications are now beyond our control. We keep trying to inform residents, we meet with our Councillors, and we write letters to Council.
One can make arguments about Discretionary DP items such as massing, shadowing, context, use and enjoyment of your property, etc. and one can appeal, but these are difficult to do if you have no understanding of the City’s planning process or of the bylaws. Learning all these things within a week or two after a DP notice is almost impossible, so get informed in advance: join your CA, attend a meeting, share your talents. We need you, and you may need us some day as well!
Contact the BCA at [email protected] or at 403-284-3477.
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