48th Avenue Multi-Unit Development
6 buildings 2.5 stories high, with 42 rental units
Proposed Development
A developer (Circle YYC) is proposing to build 6 buildings 2.5 stories high, with 42 rental units replacing the 3 homes at the corner of 48th Avenue and Elbow Drive in Britannia.
The Elboya Britannia Community Association EBCA, Development Committee and several adjacent neighbours have significant concerns and objections to much of the proposed development
Project Approval
The Project must follow the rules of the Land Use Bylaw LUB. These rules are different for different LUB zones. The properties (and most properties in Britania and Elboya) are currently zone R-C1 (Single-family homes). The rules for R-C1 would not allow the construction of the proposed development.
The LUB zone H-GO (Housing, Grade Oriented) would allow this project.
Circle YYC has applied to the City to change R-C1 to H-GO (Redesignation) on the properties to allow construction.
Circle YYC (through their agent) applied to the City Administration for the redesignation. The Administration recommended approval.
The next step was a review by the Calgary Planning Commission CPC. CPC recommended approval at their Sept 24 meeting
The final step in the redesignation process is a Public Hearing before Mayor and Council where they will vote to approve or reject the redesignation.
Public Hearing before Mayor and Council – November 9
It is critical that residents attend and speak at this Hearing if we want to influence what happens in our neighbourhood
You can also write a letter to the Mayor and Councillors with your concerns/comments/recommendation.
Letters sent to the Mayor or councillors should be uploaded to the Public Submission to City Clerk's Offices website portal to ensure they make it on the public record.
If the redesignation is approved, residents have no further opportunity to influence the project. The developer can build whatever they want if it complies to the rules in H-GO.
In H-GO all dwelling units “must be approved”. There is no appeal and there is no chance to oppose a Development Permit.
Community Response
We are asking you, the neighbours and our community residents, to join us to convince the Mayor and Council that this development:
is not appropriate in scale
will negatively impact our neighbourhoods
and should not be allowed.
EBCA Town Hall Meeting: September 30, at Temple B’nai Tikvah, 7:00
Please join us for a Town Hall meeting to review the project and our (your), concerns and to plan for the Public Hearing.
Examples of Resident and Development Committee Concerns
lack of public engagement
absence of development details
Inconsistency with Chinook Local Area Plan
parking spillover
traffic congestion and increased rear-lane use
50 % of the units use the alley a their driveway. Safety concerns entering and exiting alley from Elbow Drive
playground-zone and pedestrian safety
dust and operational impacts from the unpaved lane
loss of mature tree canopy
privacy and shadowing
noise, light and air impacts
school/amenity capacity
community character
water, sewer, power and other infrastructure capacity
Stormwater: on-site storage and a stormwater study; developer responsibility for required upgrades
Sanitary sewer and water: servicing studies and developer responsibility for required upgrades
Electrical capacity: confirmation that the existing network can accommodate the project, with developer-funded upgrades if required
Telecommunications: confirmation that the development can be accommodated without degrading neighbourhood network performance