I have a feeling (and it is just my feeling, don't want to speak on behalf of Beazley66 or other opponents) it is much more related to the broken process this community in particular has had to put up with for its community plan. The Inglewood ARP has been under review for years. Starting (I think) in 2017 with a plan to just update the Inglewood ARP, as part of Greenline planning:I'm confused - people are resigning because their opposition to a great new development in their neighbourhood failed and that's bad... why?
Well I think this is the challenge when it comes to these documents. I bet the community felt they really were compromising, adding in lots of intensity in some areas (closer to the tracks), and was only asking that the character of 9th Avenue be preserved. If you haven't seen the video (I didn't catch the entire hearing myself) the presentation by the Inglewood BIA representative (Coldgarden Brewery owner I believe) really did a very good job presenting this point of view. The video is not up yet, but the presentation slides are here:My read of the process: The challenge with the ARP update was a stalemate whereby the community wanted to dig their heels in at the same height as the 1993 policy plan despite many changes taking place in the community and across the city - like green line investment. Part of what's broken is the inability to negotiate a compromise between city, community and industry. Complicating matters is the community seems to be completely out of touch with the realities of land economics, and would actually prefer to stagnate redevelopment (claiming to support density).
Got it, thanks for the detailed replyI have a feeling (and it is just my feeling, don't want to speak on behalf of Beazley66 or other opponents) it is much more related to the broken process this community in particular has had to put up with for its community plan. The Inglewood ARP has been under review for years. Starting (I think) in 2017 with a plan to just update the Inglewood ARP, as part of Greenline planning:
A "final" draft was prepared in May 2018 that now included Ramsay, labelled as the "Historic East ARP" that showed this parcel with a target FAR of 3.0, and a height of 20m:
https://s3.ca-central-1.amazonaws.com/hdp.ca.prod.app.cgy-engage.files/4015/2512/6233/18.05.01._-_Draft_of_The_Historic_East_Calgary_ARP.PDFThe reasons for merging the two community plans can be seen here:
There was still opposition to this draft if I recall, mostly due to the height of projects like the Grid, over adjacent to the Blackfoot Truck Stop:
A highrise proposed for Inglewood: http://www.metronews.ca/news/calgary/2018/01/11/inglewood-pushes-back-against-20-storey-tower.html I actually think this is a pretty appropriate spot for that level of height/density in Inglewood. Granted there are those houses to the south and east that it...skyrisecities.com
I didn't follow the ARP process that closely, but the City hired a local planning firm (B&A Planning Group) to help with community engagement on the ARP, as the final draft from May 2018 was deferred. B&A's final report (including a very good timeline on the whole process) can be seen here:
Of note in that report is, tower sites and iconic gateway locations have been identified for several places (including RNDSQR parcel) in the draft plan. As mentioned, I have not been part of this project, and don't know the full history. But if I were to guess, this is not aligned with the wishes of the Community Association or the BIA, based upon their strong opposition to the RNDSQR block. I also note that the final ARP has not yet been approved by Council, so technically the governing statutory document is the older, 1993 Inglewood ARP that calls for a 20m height limit on 9th Avenue.
So, if you are a volunteer member of the community association, or even just a resident who has a strong interest in the community you live in, and you have been participating in the process for about 4 years now with the same consistent message that the heights on 9th Avenue should remain as 20m / 6 stories, but have constantly been ignored or given reasons as to why our input is not being followed, I can see why you have such a bad taste in your mouth. Any claims that increases in height/density are necessary to spur redevelopment seem to ring hollow, as
67 (edit, forgot about the YWCA) major buildings (some great, some less so) have been built on 9th Avenue in the last decade:
9th Avenue 2009: https://email@example.com...4!1sDApt_6A9dtzgNOCCpMXT9Q!2e0!7i13312!8i6656
9th Avenue 2019:
I can very much understand people who have the opinion and viewpoint that the planning department is only there to give developers whatever they want. This community seemed to be very active in the whole official process to set an ARP and community vision, but have now seen on two and a half (The Grid is counted as half) separate occasions (Hungerford at 8th Street, and now RNDSQR, with a 3rd (Mylonas) pending ) their wishes overrun.
So, all of that being said, my personal opinion is Council made the right decision with this one IF (big emphasis on the IF) the building turns out as nice as rendered. If a value engineered hulking mass gets put up in place, there may be a lot of regret. So pressure is on RNDSQR.....
Just some food for thought, does anyone remember the initial renderings of West Village Towers?....
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I want to address this and only this. If the developer had decided to knock down the not currently Heritage protected bank, I agree. But would the Heritage component then be an obstacle? Most definitely. Almost certainly only the facade would have been retained, removing most context of it as an independent building to be interpreted on its own - especially if the developer was then pushed to use brick with punch out windows for the facade, as seems to be the preference of the community association and BIA.Any claims that increases in height/density are necessary to spur redevelopment seem to ring hollow, as
67 (edit, forgot about the YWCA) major buildings (some great, some less so) have been built on 9th Avenue in the last decade