Chinook Communities Local Area Plan

Changes to the development rules will be implemented through the creation of Local Area Plans (LAPs). The current focus is LAP 8: Chinook, which includes the neighborhoods of Elboya/Britannia, Parkdale, Windsor Park, Meadowlark Park, Mayfair/Bel Aire, and Manchester.

To learn more about the LAP, visit the City’s Chinook Communities Local Area Plan webpage.

A overview is below

Status

Work on the Chinook LAP began in December 2022, and the final draft was completed on February 14, 2025. The plan was developed by City Administration Planning, “informed” by the public engagement activities. The Elboya-Britannia Community Association (EBCA) has been actively involved from the beginning, with representatives contributing through the Working Group and public engagement sessions.

Approval and Implementation

The LAP requires approval by the Mayor and Council in a two-step process:

  1. Infrastructure and Planning Committee (IPC) Public Meeting (with public hearing):

    • City Administration presents the LAP for review.

    • The IPC votes to either reject the LAP or forward it (with or without amendments) to Council with a recommendation for approval.

  2. Council Public Meeting (with public hearing):

    • City Administration presents the LAP to Council.

    • Council may approve the LAP (with or without amendments), return it to Administration for revisions, or reject it outright.

Implementation Once approved, the LAP becomes a statutory bylaw. It guides future development through the Development Permit Approval Process.

Infrastructure and Planning Committee (IPC) Public Meeting - February 27, 2025

Summary

Links to Minutes, Agenda (including submissions), and video recording (Chinook LAP from 0:15 to 1:05).

  • The meeting was held in the morning, with the Chinook LAP as the first item (Item 7.1).

  • Administration: Presented an introduction recommending LAP approval.

  • Planners: Delivered a 10-minute overview supporting the LAP’s approval.

  • Public Submissions:

    • Letters submitted by EBCA, Parkhill CA, Meadowlark Park CA, and Mayfair-Belle Air CA (Windsor Park did not submit).

    • Parkhill (Ruth Melchoir): Raised specific issues and recommendations. Councillor Chabot supported her concerns through questions.

    • EBCA (Mike Read): Summarized EBCA’s letter, prompting a Q&A initiated by Councillor Chabot, which allowed a thorough discussion on concerns about low-density residential areas (Neighborhood Local).

    • Mayfair-Belle Air (Stu Davie, remote): Provided a summary of their letter with limited discussion.

    • Meadowlark Park (Verna Leask, remote): Encountered technical issues and could not present.

Debate and Vote

  • Minimal debate among Councillors. Chabot suggested potential amendments, while Spencer and Mian supported the LAP as presented. Councillors Penner and Walcott, representing Chinook LAP wards, strongly supported the plan.

  • Vote Outcome: 4 in favor (Chu, Mian, Spencer, Wyness) and 3 against (Chabot, McLean, Sharp).

Lack of Public Participation: Attendance was limited, with only two members of the public (Mike Read and Ruth Melchoir) present. Approximately 15 City staff attended. The hearing lasted less than an hour.

Council Public Meeting, April 8, 2025

The Administration’s recommendation from the IPC will be presented at the Council Public Meeting on April 8, 2025.

We Need Your Support! To prevent the LAP from being approved without sufficient public input, we urge members and residents to:

  • Attend the hearing.

  • Submit letters.

  • Speak at the meeting.

    Please contact us at development@elboyabritanna.com to find out how you can help

    CHECK BACK TO THIS WEBPAGE FOR THE LATEST INFORMATION

Chinook LAP Overview

Nodes & Corridors

As cities mature, they typically organically increase the density in their developed areas along the busier streets and around existing activity centers (Nodes and Corridors).  This is already happening in the Chinook Lap communities. Britannia Plaza has three new multi-story mixed use buildings. Manchester has new high rise apartment buildings. The Chinook Shopping Center is continually being “refreshed”.

The Chinook LAP specifically identifies and plans for where this densification should occur in the future. The LAP was written by the City Administration Planers.  There was an Interested Party Working Group created to engage with the Planners to inform them regarding their decisions.  EBCA had representatives on the Working Group. 

The plan’s highlights are summarized in two maps:

  1. Urban Form: what types of building can be built and where. [2.1.1 p. 20]

  2. Building Scale: how high can the building be. [2.1.1 p. 21]

The maps show the expected densification along the Nodes and Corridors.  The Working Group spent many hours with the Planners on the Nodes and Corridor areas.  We had good discussions, and we believe the Planners used our input.

Residential Areas

There was NO discussion on the rest of the residential areas. These are the light-yellow Neighbourhood Local areas on the Urban Form Map.  These are the houses where we live. The Chinook LAP does include policy for Neighbourhood Local but it is a “cut and paste” from other approved LAPS. It was no discussed with the Working Group. It states [2.2.1.6 p. 29]:

“Neighbourhood Local areas are characterized by a range of housing types and home-based businesses”.

“a. Multi-Residential development is only supported in the Neighbourhood Local, Limited Scale areas in a grade-oriented form”.

In other words, the LAP policy is that three-story Multi Residential development is supported anywhere in Neighbourhood Local if it is in a grade-oriented form (entrance at ground level).

Blanket Upzoning

The LAP does not specifically reference the Land Use Bylaw rules. However, when the Blanket Upzoning was approved, our lots were rezoned to allow rowhouses.  Once that was implemented, the Planners told the Working Group that we were “Not allowed” to discuss Neighbourhood Local.

The Administration has chosen to ignore the LAP planning process with respect to residential areas and replace it with a different policy: Blanket Upzoning. 

In summary, with respect to residential areas, the Chinook LAP supports the same outcomes as Blanket Upzoning.  EBCA had many excellent letters and speeches expressing our valid concerns and opposition to Blanket Upzoning at the hearing in April. 

These same concerns carry over to the Chinook LAP.