The acronym NIMBYism is often use by media and others to describe those who object to new developments (condos, office buildings, affordable housing) in their communities. What we seldom hear is the term YIMBYism (Yes in My BackYard) applied to supporters of the same development. There is something seemingly innate in humans that makes us protest louder when we don’t like or understand something.
A good case study of NIMBYism vs. YIMBYism is the proposed redevelopment of the Kensington Legion land (Kensington Road and 18th St. NW). Recently, I attended a meeting with 120 others, most of whom opposed the development. Afterwards, I posted a blog about why I liked the project and to my surprise got as many emails, tweets and comments in favour of the project as opposed. The first person to respond, who was also at the meeting said, “I was afraid to speak up in favour of the project.” What does that tell you?
Since posting the blog, I have communicated with 20 or so community people about the project and it is pretty much divided into those who live closest to the site (truly in their backyard) who don’t like it and those who live a few blocks away and think it is great.
I don’t envy City Planners and Council - who should they listen to? Do they listen to the 100 or so people who live near the site and will be most affected by a development new? Or, do they listen to the greater community of say 5,000 people who are near the site but less impacted? Do they follow the City’s Master Plan which encourages more people to live in established communities (meaning more condos on under-utilized, well-located sites)? More specifically, does the City follow through with its Main Street Initiative to create 24 pedestrian shopping streets in strategic locations across the City – one of which being Kensington Road from 14th St. NW to Crowchild Trail?
If the City is looking for a poster child project for the Main Street initiative, they couldn’t pick a better site than the Kensington Legion. Located in the middle of the proposed Kensington Road Main Street, it would complement West Hillhurst’s historic main street on 19th St. and help connect the scattering of other retail, office and services along Kensington Road. It is also on a major bus route and it’s a very large site which can accommodate two large buildings. With signature buildings and the right mix of uses, the site could be a wonderful addition to West Hillhurst, maybe even be the gateway to the community and a definite game changer.
Kensington Legion Site RevitalizationIn January 2015, the Kensington Legion (No. 264) entered into a partnership with Truman Development Corporation to redevelop their site. Since then, Truman has been working with architects and planners to develop a plan that will meet the needs of the neighbours, community and the City.
They are proposing a new four-storey office building on the western third of the site, which is a currently surface parking lot. The Legion will own the building, use the street floor as its restaurant/lounge and the second floor as their office while leasing out the top two floors.
Once the Legion has moved out of its existing building, Truman would replace it with a contemporary condo building with retail at street level. The original proposal for the second building would be 10-stories high along Kensington Road, then stepping down to 3-stories at the laneway on the north side. The “step down” design will not only create an interesting shape, but will achieve the City’s density requirements while minimizing shadowing of neighbours’ backyards. The main floor will have 15,000 square feet of prime retail space.
Throughout the summer, Truman hosted open houses at the Legion every Wednesday and Saturday to get community input. The two major concerns were: size and height of the building and increase in traffic along 18th St NW (entrance to parkade will be via the back lane off 18th St NW) which is the access road for children walking to Queen Elizabeth (elementary, junior high and high) Schools.
Is Taller Better?
For many established community residents, the ideal maximum height for new condos is four storeys. However, the downside is there is only so much you can do with a 4-storey building design – they all tend to look the same. Once you go beyond 4-storeys, however, the condo usually becomes a concrete building which allows the more flexibility in the design and materials.
Many cities across North America have determined mid-rise buildings (5 to 12 storeys) are the most appropriate to revitalize established communities (especially for signature sites) as they create sufficient density to attract retailers and restaurants while still being pedestrian scale. Kensington Road has the potential to become a vibrant pedestrian street with the addition of strategically located mixed-use projects like Legion No. 264.
Is Traffic a Real Concern?
As with all major infill developments, the City of Calgary requires an independent
“Traffic Impact Assessment (TIA)” be conducted. Bunt & Associates Engineering Ltd. has submitted its TIA of this office/condo project based on parameters developed jointly with City administration. It will first be reviewed and technically scrutinized by the City administration and then circulated to the community to determine what, if any, changes are needed to minimize the traffic impact of the development on the community.
Bunt & Associates’ preliminary findings:
- All intersections will continue to meet the City requirements.
- Sidewalk improvements are required.
- Current crosswalks meet City standards.
- Calgary Transit confirms it can accommodate site users.
- Parking requirements will be met on-site.
Having completed many similar TIAs for various Calgary inner-city condo developments over the past few years, Bunt and Associates have observed, “density doesn’t always bring more traffic.” For example, traffic volumes in Mission (on 2 St SW, 4 St SW, and 5 St SW) are lower now than they were in 1987, despite the addition of many new condos. The same trend is already being experienced on Kensington Road where traffic volumes have remained constant despite West Hillhurst’s population growing 11% over the past five years.
The City and Bunt believe increasing residential density is contributing to lower vehicle usage in part due to:
- Attracts new local business reducing the need for residents to drive to a restaurant, store or fitness studio.
- Supports more frequent transit which attracts more transit users from the entire community.
- Located near employment centres (downtown, post-secondary institutions, hospitals) makes cycling more viable and increases need for cycling infrastructure, leading to increased cycling by the entire community.
Truman has listened
Before submitting their proposal to the City, Truman took all the comments received and published a “What We Heard” report. This 97-page report is a comprehensive document of the community engagement comments and how the Truman will respond to them, with excellent visuals. With respect to the above concerns, they have made the following changes – reduced the condo building height to 8-storeys, developed a proposal for traffic-calming measures for 18th St NW (which Truman will fund), exceed on-site parking requirements and will ensure residential permit parking only for surrounding blocks.
Truman’s team has created two attractive buildings that fulfill the City’s goal for mixed-use, modest density development of key sites in established neighbourhoods near major employment centres. The proposal meets the expectations of YIMBYs living west of 14th Street, east of Crowchild Trail and north of the Bow River to the escarpment in creating a more walkable community. However, it will never meet all the demands of NIMBYs living in the immediate area.
No development is perfect, but the Legion No. 264 proposal checks off all of the boxes on any City’s list of good infill urban projects principles. Indeed the project could be the poster child for the City’s Main Street Initiative and the catalyst for West Hillhurst becoming one of Canada’s best urban communities.