Frequently Asked Questions

Question: Why is this happening?

Answer: The Provincial Government enacted draconian legislation in December 2023 that forced municipalities to change zoning bylaws to permit high density development around transit stations and to permit multi-plex development on all single family lots across BC.

Question: Why was this done?

Answer: The Provincial Government’s intent was to dramatically increase housing supply to solve the “housing crisis”, but the reality is that there’s isn’t a shortage of housing. In the past several years, there has been a record amount of new development and tens of thousands of new condos built in the GVRD. With the downturn in the condo market, developers are holding onto thousands of unsold units and investor buyers are trying to unload their units. There is plenty of supply. No one is buying. The issue is one of affordability, and new legislation is not solving this issue.

Question: What does it mean?

Answer: For Brentwood Park, it means that (1) up to 6 separate units (4 stories high) can be built on a single lot, with no parking requirements and minimal setbacks, and (2) depending on the distance to Skytrain, developers can build apartment buildings between 6-12 stories high right next door to you, with minimal or even NO parking.

Question: Is my lot more valuable?

Answer: In theory, the more density you can build on a site, the more it’s worth. Lots that are closer to Skytrain can be worth more, but the value of a lot to a developer depends on what they can build, what their construction costs are, and how much they can sell a condo for. Even if you are located within the 400m TODA ring where a 12-storey building is permitted, the cost to construct a concrete building may not be feasible. Buildings over 6 stories high are required to be constructed with concrete or mass-timber. Most developers will opt to build traditional 6-storey wood-frame apartment buildings as they are easier and cheaper to build. In this case, lots within the 400m ring are not worth more than lots in the 800m ring if developers are planning for 6-storey wood-frame buildings since they are not maximizing density potential.

Question: Can I sell to a developer and make lots of money?

Answer: If you and your neighbours come together to form an assembly, there is an opportunity to sell your property for higher than market value. But not all lots will be targeted by developers. To develop a 100+ unit apartment building, a developer will need 4-6 lots. Given high land and construction costs, and market risk, individual developers will not be interested in acquiring excess land to build more units than they can sell or pre-sell (for financing purposes) in a relatively short period of time. Mid-block homes are more difficult to develop than corner lots. Less busy blocks will be more desirable. You will need to cooperate with your neighbours to assemble multiple lots. Eventually, as blocks get densified, they become less desirable for developers after a saturation point is reached whereby parking becomes problematic and livability is hampered. Out of ~500 homes, there will be many homes that will be left behind to deal with the consequences of intense densification. There are no guarantees that you will be able to “cash out”. If you take the risk and your lot is not bought as part of a land assembly, you could get "stuck" and the value of your property will be severely compromised.

Question: When will high density development start?

Answer: Multiplex development is already underway nearby in Willingdon Heights and across Delta Street. The City of Burnaby is fast-tracking this type of development. With the downturn in the condo market, new apartment construction will take time, but developers may still look to land-bank lots for future development. In the meantime, houses and lots that are sold as development assemblies will deteriorate until construction begins and a whole host of new issues will arise.

Question: Are plans in place to improve infrastructure and expand community services?

Answer: The Province has no regard for the impact of densification on existing infrastructure and community services such as parks, schools, daycares, recreational facilities or other amenities or facilities. Existing residents will be expected to contribute to infrastructure upgrades through higher property taxes.

Question: What happens if I decide to stay put?

Answer: Over time, Brentwood Park will become more densified, green space will be lost, traffic and parking will become issues, shadows will be cast across many homes, privacy will be impacted if a mid/high-rise is erected adjacent to your property, crime will increase as the area becomes more populated, and your property taxes will significantly increase as single family lots will be assessed based on highest and best use – being high density development. Brentwood Park will become less desirable for traditional buyers looking to set down roots, and the marketability of your property will be diminished.

Question: Can high density development be stopped?

Answer: Yes! Most homes in Brentwood Park have Building Schemes containing restrictive covenants (RCs) registered on title to the properties that limit development on each lot to single family dwellings. These RCs are valid and enforceable and run with the lands, and in simple terms, they represent an agreement between neighbours. If your neighbour breaches the agreement and develops something that contravenes the RCs, homeowners with the same RCs have the right to enforce the agreement.

Question: How do I enforce Restrictive Covenants?

Answer: RC’s are legal agreements, so enforcement is done through legal action. A group of dedicated residents who call Brentwood Park home has formed the Brentwood Park Community Association (BPCA) whose primary mandate is to preserve the original character of the neighbourhood by enforcing and defending our RCs. BPCA has retained an experienced municipal lawyer who is prepared to take legal action against offenders. BPCA’s role is to support like-minded residents by helping them navigate the legal process.

Question: How can I help?

Answer: Legal action is expensive, so we are urging all residents who are willing to fight to protect their homes as well as their property rights to contribute to the BPCA’s legal defense fund. We have a solid base of supporters, but we need many more residents to come forward to help contribute to the fight and improve our chances of success.

Question: What are chances of success?

Answer: The Provincial Government acknowledges that new legislation does not override existing RC’s, and legal precedents are in our favour. Even after over 70 years, the original character of our neighbourhood has not materially changed, meaning that our RC's are not obsolete. Our lawyer has put together a strong case for our legal defence. The more financial support we receive, the better chance we have to preserve the neighborhood we love.