Last September, I posted a blog entitled “ West District: Community Engagement Gone Wild” documenting the outstanding efforts of Truman Developments to make it easy for the public to share their thoughts about “West District,” a multi-block urban village being planned by Truman in the middle of suburbia on Calgary’s west side.
Their engagement plan included the construction of a building on site to meet with people in groups and individually to discuss ideas and concerns over a four-month period. This was no cursory open house meeting where the community was allowed to rant and rave and give their opinions while the developer politely listened but went away and developed the master plan more or less as they had planned anyway. The old “design and defend” development process is dead in Calgary. (Learn more at: West District: Community Engagement Gone Wild.)
Now a year later, Brookfield Residential is raising the bar yet again on community engagement in Calgary by engaging the Kingsland community with their Kingsland Market on Macloed (Brookfield’s name for the project) project on the huge former McKay car dealership site on Macleod Trail near Heritage Drive SW.
How could that be?
Brookfield is meeting with the neighbours and community even BEFORE they buy the land to determine how the community feels about the idea of transforming the site into a 21st century urban village. There are no plans, no sketches, no pretty pictures of what might be; it is just a blank slate until they get the community’s input I am not aware of any developer to date being so proactive in Calgary.
At this time Brookfield’s vision and plans for the site are purposely unresolved, to wisely avoid falling into the “design and defend” debate. In a recent email I received, the vision statement read:
“Kingsland Market will be Calgary’s newest sustainable urban village at the gateway to this established community. The vision is to generate a magnificent renewal of the site that will present new residential and commercial options for an ever-increasing and diverse population within our city. It will reinvigorate green space and reunite this area into a seamless whole with the rest of the community and all that it has to offer.”
While some might argue this is too ambiguous, I think it helps to start the discussion by identifying four key community-enhancing ideas:
- New residential options that will diversify the community’s population.
- New commercial options – retail, restaurant, café, entertainment, recreational – that will create a more walkable live/work/play community.
- Enhancement of green spaces which will make the community more attractive for existing and new residents.
- Enhancement of connectivity by creating a more attractive, walkable experience for residents to the Heritage Station LRT and Macleod Trail bus stops.
The survey says…
Their first step was posting a survey online asking neighbours to share their concerns and ideas.
I contacted Brookfield to see if I could get the results of the survey and in the spirit of transparency they willing agreed to share them.
As of September 8th the Kingsland survey had generated over 200 survey responses, the comments range, as one would expect from entirely opposed, to entirely positive.
The common themes to date are:
- Retention of Market on Macleod
- Affordability of condos
Key questions raised in the comments:
- Who is the target market of this project?
- Will this result in the loss of the market?
- Will the units be owned or rented?
- Do we get to vote on the redevelopment?
- Has the community association already committed?
- Would you consider trying to incorporate the marketing into the development?
Sample positive comments:
- This looks like an amazing project – I look forward to hearing how it progresses
- I think this is a great idea and could really improve our neighbourhood!
- I would welcome this site but only if it can be kept affordable.
- I am excited to finally have a project that will give our community a vibrancy transfusion it hasn’t had for years. The community has been atrophying from lack of interest.
- We would love to have a professional, seamless development that would provide a good example of modern urban renewal.
Sample negative comments:
- I am fundamentally opposed to any rental or highrise development in Kingsland. I understand this is a condo or a rental that is a ways away but once one of these projects gets a toehold, many more will follow.
- I am very disappointed that you are doing this. The Market will be gone and a quiet residential neighbourhood will be turned into another urban concrete jungle, not a quaint village. I live very close to this proposed development and may move because of it.
- You are lowering the value of our already unappreciated community thanks to developers like you and renters.
- Definitely not thrilled about the Market being demolished to build more [yuppie] condos.
None of these comments are surprising; they are the same comments you hear from the community for every Calgary infill development whether it be Stadium Shopping Centre, Harvest Hills Golf Course or Kensington Legion site.
The next step is to host an open house further discuss the ideas, issues, concerns and opportunities. Everyone is welcome:
When: September 16, 2015 at 7:30 pm, Kingsland Community Association Hall (505 78 Ave SW)
It will be interested to see how many people attend the open house and what they have to say.
Kingsland is, for the most part, a typical Calgary community. It is unique in that residents in Kingsland are less likely to live in a single-family home (28%) compared to the 58% city-wide and more likely to be renters 68% compared to 31% city-wide.
The median age of the 4,812 Calgarians that call Kingsland home is on par with the city average and the education profile of the Kingsland community is about the same as citywide figures - yet their median household income is only $59,908 compared to the city-wide figure of $81,256.
Where Kingslandians shine is that 26% take public transit to work and 10% walk compared to only 17% of Calgarians city-wide using transit and 5% walking to work.
(Source: City of Calgary, Community Profiles, 2014)
In chatting with Jaydan Tait, VP Calgary Infill Communities, with Brookfield Residential he tells me “We are doing this early engagement to build trust with our neighbours right off the top. We want to understand our neighbours’ direct opinions on the potential reinvigoration of the site. The early kick-start to the conversation and using the Metro quest survey provides unfiltered feedback from people. This is different from more typical development engagement where feedback is often collected and channeled by a Community Association or other groups. The engagement will inform our decision on whether to proceed with the acquisition based on the ability to realize a shared development vision. We want to demonstrate to neighbours, community and City Council, we are being completely transparent in our commitment to creating great places in our City.”
Kudos to Brookfield to let the neighbours get their thoughts on the table early, even before the City planners. Now the challenge will be to continue work with the community and neighbours where there is a diversity of ideas - some diametrically opposed - to foster a shared vision linked to market and financial realities.
As I always like to say, “There is no perfect vision, no perfect redevelopment plan. You can never make everyone happy!” Best wishes Kingsland community and Brookfield!