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R-CG Spot Rezoning in Richmond Knob/Hill
Spot rezoning of existing R-C1 (1 home) or R-C2 (2 homes, or 1 home + 1 suite) corner parcels to R-CG (up to 4 homes + 4 suites on a standard 50ft wide parcel) is becoming an issue in Richmond/Knob Hill (RKH), and in other communities in our area. Unlike inner-city communities such as Banff Trail, Capitol Hill, Inglewood and Bridgeland/Riverside, RKH has not yet been provided with a community engagement opportunity to review the aging Richmond Area Redevelopment Plan (ARP) and provide input on where in our community it might be appropriate for parcels to be upzoned to R-CG or other higher-density or mixed-use land use districts. Until recently this was not a particular problem, as it seemed that the only upzoning applications that we were seeing were for corner parcels located along one of our collector roads or otherwise in a location where higher density developments made sense, so we were not opposed. However, in the last few months we have begun to receive applications to upzone non-collector R-C1 or R-C2 corner parcels to R-CG to allow 4-unit rowhouse developments to be built, in locations that to us, and to many of the surrounding residents, do not seem appropriate for higher density developments. The first of these applications, for the corner parcel at 2403 28 Avenue SW, was approved by the Calgary Planning Commission in February, without even any discussion or debate despite thoughtful letters of opposition being submitted by the RKHCA and several surrounding residents, and is now scheduled to go to City Council for a public hearing and a final decision on April 16 (the “28 AV Application”). Despite the fact that there is nothing about the 2403 28 Avenue SW corner parcel that makes it any more suitable for higher density developments than any other corner parcel in our community, based on what we are seeing it would appear that the 28 AV Application is likely to be approved by Council, without hesitation. If so, then that would suggest that that ANY corner parcel in RKH could be upzoned to R-CG and redeveloped as a 4-unit rowhouse development.
We also understand that developers have complained to the City that the R-CG rules as currently written make it impossible to get 4 units in on a standard width mid-block parcel, and even 3-unit developments on mid-block parcels end up with units that are so skinny that they are difficult to sell. The developers are therefore lobbying to have changes made to the R-CG rules that would allow 4-unit developments with adequate width units (eg. 2 in the front, 2 in the back over the garages) to be constructed on mid-block parcels. If these changes end up being made, then it would seem that ANY yet to be redeveloped parcel in RKH, whether corner or mid-block, would become a target to be upzoned to R-CG and redeveloped as a 4-unit rowhouse development.
We do not consider it to be appropriate for the City to be making such radical changes to what can be built in our community without first going through a community engagement process that:
Please share your thoughts on the 28 AV Application, R-CG spot rezoning generally and the need for the City to engage with RKH residents over how much denser our community should be expected to become, and how and where that additional densification should be accommodated, not only with us (email@example.com), but also with City Council (firstname.lastname@example.org). To be included in the materials for the April 16 City Council meeting at which the 28 AV Application is to be considered, submissions must refer to land use redesignation application LOC2017-0325 (2403 28 AV SW) and be received by the City Clerk no later than noon on Monday April 9. Members of the public may also address City Council at the April 16 public hearing for the 28 AV Application. We look forward to receiving your input!
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