Kensington Legion neighbours lose latest fight over new development
Commission deems proposed 31-metre height 'acceptable' as city moves towards higher density communities
A controversial eight-storey mixed-use development on Kensington Road has taken a big step toward becoming reality, after Calgary's planning commission approved the proposal from the Royal Canadian Legion.
The commission voted unanimously on Thursday afternoon to approve the proposal from legion Branch 264 and Truman Developments Inc.
The commission voted on a report that recommended the development despite a caution over the height of the proposed building. However, the report also said the proposed building's 31-metre height should be considered acceptable as the city pushes for higher densities along Kensington Road.
The development — which has been in the planning for almost five years — still faces fierce opposition.
The two neighbouring community associations — West Hillhurst and Hillhurst-Sunnyside — have voted against the plan that includes a condo building, grocery store and shops.
The legion's 1,800 members say the project is their only hope for survival.
Truman Developments Inc. is going to build the legion a new home on the western edge of the property. The legion will occupy two of the four storeys and lease out the remaining space.
Truman will then build an eight-storey, 210-unit condo building where the legion currently sits. The ground floor will have space for several shops, including an 11,000-square-foot grocery store.
Legion opponents 'grappling at straws'
Mark Barham, who speaks for the branch, says he doesn't understand complaints from the communities of West Hillhurst and Hillhurst-Sunnyside.
Both community associations say the 31-metre condo tower is too tall, and out of context for a neighbourhood that consists of mostly single family homes.
"I think folks are out there beating drums, and trying to stop the not-in-my-backyard process, you know, whatever you want to call it. My view is that they're grappling at straws. It just doesn't make sense to me," said Barham.
Gary Reynolds, who sits on the executive of the West Hillhurst community association, says they've tried to communicate with the legion but they haven't had any success.
"How do we as residents and neighbours to the legion, how do we open the dialogue if for whatever reason the legion has not accepted our invitation to have a discussion." said Reynolds.
Reynolds says a survey done by the community association received 235 responses that showed 80 per cent of residents prefer a building height of six storeys or less.
Project could block sunlight for some
Robyn Benner, who lives about a block away from the proposed condo building, says people who live north of the development will still lose sunshine in their backyards, even though the developer stepped the north side of the building to gradually rise up to 31 metres on the Kensington Road side.
"It just isn't being good neighbours to put something so intrusive in,' said Benner.
Reynolds and Benner say, if the eight-storey condo is approved, it will set a precedent for similar high-density projects in a neighbourhood some people describe as having a suburban feel in an inner-city location.
Ward 7 Coun. Druh Farrell says Kensington Road has been identified as one of the city's so-called Main Street locations — a policy that calls for higher densities along 24 thoroughfares in Calgary.
Farrell says even though the policy hasn't been adopted by council she says the legion development fits in with the Main Street vision.
"There's an acknowledgement that with Main Street comes significant density and change," said Farrell.
"I think most people recognize that change would be good at this location. It's just the scale of change, and that will be something that we will have to discuss at council."
Farrell says council will also have to consider the benefit of having a legion that is "healthy and has a new building and is able to move forward for the future."
Councillor denies conflict
Gary Reynolds feels Farrell is not listening to their concerns about the project and has already decided to support it.
That's something Farrell rejects. She says she is undecided until the application is discussed at a public hearing in February.
Documents show Druh Farrell received $5,771.00 in campaign contributions from Truman Development Corporation in 2013.
Farrell says the donations have not clouded her judgment and she does not regret accepting the money because she hasn't done anything wrong.
"I brought forward a notice of motion to eliminate all corporate funding to members of council for fundraising, that failed, so we have before us the rules. I follow the rules and beyond when it comes to donations," she said.
Truman Development president and CEO George Trutina did not return phone calls regarding the project, or the campaign donations, but his office emailed a response.
"Truman is a Calgary-based developer-builder who owns land within several wards throughout the City. Truman joins the many thousands of individuals and corporations who actively support, through campaign fundraising contributions, candidates and sitting members of council, and we do so within the parameters of the Local Authorities Election Act."
Truman has already made concessions
David White with Civicworks Planning and Design, a consultant for the project, says the "mid-rise" building was already reduced by five metres when the company changed the original plan from 10 storeys to eight.
"Truman has already made concessions in height and has reorganized some of the design in order to accommodate the concerns over height perceptions," said White.
With the planning commission approval in place, it will then be subject to a public hearing at city hall in February.
Benner and Reynolds plan to be there.
"Everybody has to get on board about what's acceptable in this neighbourhood and we feel four, five storeys is acceptable," said Benner.