D.P. NUMBER: DP2024-04671
Parcel Address: 25 and 29 27 Ave SW 
Description:  New: Semi-detached Dwelling (2 buildings), Secondary Suite (4 suites)

July 17, 2024

ECA comments submitted regarding this application.

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The Erlton Community Association (ECA) has noted a troubling trend of new developments in Erlton all having secondary suites that are in fact simply additional suites that exceed the allowable number of units in the M-CGd72 district of the Land Use Bylaw (LUB).

The ECA is of the opinion that the proposed secondary suites do not comply with the use and cannot be approved by the Development Authority. The definition in the LUB is as follows (emphasis added):

295    “Secondary Suite”
(a)   means a use that:
(i)    contains two or more rooms used or designed to be used as a residence by one or more persons;
(ii)   contains a kitchen, living, sleeping and sanitary facilities;
(iii)  is self-contained and located within a Dwelling Unit;

…    and

(v)  is considered part of and secondary to a Dwelling Unit;

The secondary suites proposed in this application do not fit the definition of secondary suites. They are not accessible from within the Dwelling Unit, nor can they be easily made to be accessible. Under such circumstances, the purported secondary suites cannot be considered to be “located within” or “part of” the Dwelling Unit.

Aside from the detailed issues of massing and lack of visibility of the main entrance from the street as required under the LUB rules, the rear building consists of four units, each over 1000 sf. It is unclear which two are the Dwelling Unit and which other two are the Secondary Suite, and the ECA suggests that all four are Dwelling Units.

For the reasons stated above, the ECA considers this proposed development to be for more than the allowable number of Dwelling Units in the M-CGd72 district; therefore, it does not conform with the use prescribed for the land in the LUB and cannot be approved.

July 5, 2024

This is an application for two semi-detached buildings (4 units) each with a secondary suite (total of 8 units), and a 4-car attached garage to the rear building (detached from the front building). 

The deadline for comment is July 26, 2024.

If you believe you may be affected by this application, please contact the ECA Planning Chair at ECAplanningchair@gmail.com and the circulation package will be emailed to you. If you are aware of neighbours who may be affected but are not ECA members, please advise them to send an email to ECAplanningchair@gmail.com requesting the circulation package.