48th Avenue Multi-Unit Development

On June 25, 2025, Horizon Land Surveys, the Applicant, submitted a Resignation Application, to redesignate (re-zone) three lots on 48th Avenue to allow the construction of a multi-unit housing development in Britannia. 

The application is to change the zone from existing R-CG to H-GO (the links are to the Land Use Bylaw, LUB).

The application did not provide any information or details about who the developer is, what type of structure or how many housing units will be built.  There was no engagement with the Elboya Britannia Community Association EBCA or any residents.

EBCA and many residents submitted comments outlining our concerns to the City planners ( see below).

Applicant Commitment: In late July, the Applicant committed to provide a “conceptual design” and conduct Public Engagement. 

We believe EBCA and resident letters expressing our concern played a large role in requiring the Applicant to conduct Public Engagement. 

THANKS TO ALL THE RESIDENTS WHO TO THE TIME AND EFFORT WRITE LETTERS

STATUS: November 11, 2025

As of November 11, the City Planner handling this file and EBCA have had no response from the Applicant since September 4 (in spite of numerous unanswered emails requesting information). We still have no idea about what is being proposed. 

WE WILL UPDATE YOU AS SOON AS WE HERE ANYTHING

Concern: Density Increase

R-CG would allow up to 18 units on the combined lots.

H-GO uses a different density calculation.  The total number of units depends on the size of the units. The smaller the units, the more that can be built. Our calculations suggest that there could be 40 x 1,000 square foot units, or potentially many more smaller units.

H-GO could double the number of dwelling units compared R-CG!

An example H-GO development from the City’s webpage.

Concern: H-GO “Permitted Use” Development Permit

In the LUB, each District has a list of Permitted Uses and Discretionary Uses.

The LUB rule for Permitted Uses is:

“ 281 Where a development permit application is for a permitted use in a building or on a parcel and the proposed development conforms to all of the applicable requirements and rules of this Bylaw, the Development Authority must approve the application and issue the development permit.”

The H-GO permitted use is a “Dwelling Unit” (Dwelling unit means a use that contains two or more rooms used or designed to be used as a residence by one or more persons).

In other words, any structure that has any combination of dwelling units MUST be approved if it meets the LUB rules.  There is no advertisement, the public can not make comments or influence the structure.

In summary, this Redesignation process is our only opportunity to have any influence on what gets built and our only opportunity to influence the City Council.

Action: Resident Input

The application is currently being reviewed by City Planning as part of the Redesignation Approval Process. We encourage residents to submit comments.  See below for details on how to submit comments.

The following list of potential “areas of interest”. 

 

  • Land Uses

  • Height

  • Density (e.g. number of units)

  • Amount of parking

  • Lot coverage

  • Building setbacks

  • Privacy considerations

  • Included amenities (public vs. private space)

  • Community character (heritage, building form, etc.)

  • Traffic Impacts

  • Shadowing impacts

  • Offsite impacts (noise, pollution)

  • Greenspace and trees

  • Resident and/or Community Association engagement

Ongoing and Future Action

Council Public Hearing Meeting: Fall 2025 (after the October election)

The final stage of the redesignation process is a Public Hearing at a Council meeting.

This will be our only opportunity to have any influence of this multi-unit development.

It will be critical that interested residents show significant, visible presence (submissions and/or speeches) at this hearing meeting to have our concerns addressed.

Please consider participating in the Public Hearing.

Visit this webpage for updates.

Contact development@elboyabritannia.com if you have any questions.

Land Use Redesignation Process

The City of Calgary's land use redesignation (rezoning) process allows landowners to change the zoning of their property to allow for different types of development. This process involves several steps, including application submission, public notification and input, review by city departments and the Calgary Planning Commission, and a final decision by City Council. 

Here's a more detailed breakdown:

1. Application Submission: 

  • The landowner initiates the process by submitting a Land Use Redesignation application to The City of Calgary.

  • This application is often needed when the desired development is not permitted under the existing zoning of the property.

2. Public Notification and Input:

  • The City notifies adjacent landowners and the community association about the proposed redesignation. 

  • A notice is also posted at the site. 

  • The public is invited to provide feedback on the application during the initial review stages and at a public hearing before City Council. 

3. Review and Recommendation:

  • The City's Development Applications Review Team (DART) reviews the application and circulates it to relevant city departments and external agencies. 

  • The DART team then provides a recommendation to the Calgary Planning Commission (CPC). 

  • The CPC, in turn, makes a recommendation to City Council. 

4. City Council Decision:

  • City Council holds a public hearing where the applicant and the public can present their views on the application. 

  • Council considers the application, public input, relevant policies (like the Municipal Development Plan and Land Use Bylaw), and the CPC's recommendation before making a final decision. 

  • Council's decision is final and binding, with no opportunity for appeal unless based on a matter of law. 

5. Development Permit (if needed): 

  • If the redesignation is approved, the applicant may need to apply for a development permit to proceed with the proposed development.

  • The development permit application may also involve public input and review by the CPC and City Council, depending on the nature of the development.

Submitting Comments: Development Map: DEADLINE JULY 21

You can find more information and submit comments by going to the City Development Map (DMap)

·         Go to https://developmentmap.calgary.ca

·         zoom in on the map to find Britannia

·         Click on the red square. An info box will pop up.

·         Click on the “Learn More” ribbon.  You will be taken to a page with more details.

·         There is a “Share your comments button” which takes to a feedback form.  You can add documents such as a letter to the form

THE DEADLINE FOR COMMENTS IS JULY 21