Our Stance as a Community Association, an update on City Development Plans, Westbrook, and more…

By Colin Knoll, Director of Development at Killarney Glengarry Community Association

First and foremost, I want to extend my thanks to everyone who provided such excellent feedback to me on my previous article. Your insights and comments are invaluable, and they help us better serve our vibrant Killarney-Glengarry community.

I am writing this article to inform you more about our position on development at Killarney Glengarry, city plans about development and the impacts to Killarney-Glengarry, and upcoming events that will enable you to provide more feedback. Additionally, I am making a call for more volunteers to participate in planning & development in Killarney-Glengarry, and I have provided more information to get involved.

This article is going to be quite a bit longer than my last one, but it’s informative. I appreciate you reading…😊. If you have any suggestions for topics for me to write about, feel free to reach out to development@KGCA.ca.

Our stance at KGCA: We are an educator and informer of development in Killarney-Glengarry

As your Director of Development at KGCA, I want to be clear on what our position is on development. Our position remains neutral, which has been the case over the past number of years.

You might be asking yourself: Why take a neutral position on such a controversial topic?

At the KGCA, our neutral stance stems from our limited authority in the development process as decision makers. While we can provide valuable feedback to file managers and City Planners, our role primarily involves liaising with the city, developers, and other stakeholders to represent community interests and offer input. This input helps ensure that community voices are heard, but it is not a formal decision-making authority.

Why else do we maintain neutrality on development ?

While we understand that many Calgary communities may take a more definitive stance on development issues, our approach is rooted in the belief that neutrality allows us to best serve the diverse needs and perspectives of our residents. Here are a few reasons why we choose to maintain a neutral position:

Inclusivity: By remaining neutral, we ensure that all voices are heard and respected, fostering an inclusive environment where everyone's perspective is considered.
Educator and Information Source: Our primary goal is to educate and inform residents. We recognize that there are pros and cons to development. By providing unbiased information, we empower our residents to form their own opinions and engage in informed discussions. This helps build a more knowledgeable and active community and empowers YOU to provide feedback into issues that impact your home, block, or neighbourhood.
Long-Term Community Interests: Our commitment is to the long-term well-being of Killarney-Glengarry. We focus on the broader picture and the overall health of our community, rather than being swayed by short-term interests or specific development projects.
Flexibility and Adaptability: A neutral stance provides the flexibility to adapt to changing circumstances and new information. As the City Plan and other guidelines evolve, we can adjust our approach to best meet the needs of our community without being constrained by a pre-determined position.

We believe that our role as a neutral educator and information source ultimately serves Killarney-Glengarry best. I do ask that you respect this position as we strive to balance the diverse perspectives within our community.

By taking a neutral position, what do you plan to achieve?

I received this great question from a resident the other day. It’s a valid one that I’m happy to answer in this article.

Education about local development: We want to ensure our residents are well-informed about local projects in the area impacting their homes, blocks, and neighbourhoods. By providing accurate and unbiased information, we enable our community members to give meaningful feedback on development projects to the city. We will continue to tell you HOW to do it, while also talking about pros/cons of development.
Greenspace and parking: Constructive engagement with developers on critical issues like parking and greenspace is essential. By maintaining open lines of communication, we can advocate for developments that enhance the livability and aesthetic appeal of our community, ensuring that developers understand common issues like greenspace and parking when considering development applications.
Engaging the City and Developers on larger projects (i.e., 8+ units, Westbrook, etc.): Our primary focus will be on collaborating with the city and developers to provide feedback on larger multi-residential projects (8+ units). We recognize the significant impact these developments can have on our community and aim to ensure they are executed in a way that benefits Killarney-Glengarry.
Richmond Green, Viscount Bennet, Westbrook: I introduced these development projects in the last article. While only one of these projects is in the Killarney-Glengarry region, all of them will impact residents. We intend to engage with all stakeholders in these projects, to provide community feedback, and advocate for the benefit of the community.

Now that we have our position articulated, I will now provide more updates on other matters.

Blanket Rezoning in Calgary

I will acknowledge that the blanket rezoning of Calgary is a very controversial topic for Calgarians and residents of the community. This rezoning is designed to increase density by allowing more multi-family homes throughout the city, not just in Killarney-Glengarry.

In my view, and this is my opinion - this means that while Killarney will continue to see development opportunities, so will other neighbourhoods in Calgary. This city-wide approach aims to make development more profitable and attractive in many areas, potentially balancing out where new projects are undertaken. It could lead to a more equitable distribution of development and investment across Calgary, rather than concentrating it in specific neighborhoods.

It may also lead to more development happening on outlying communities of Killarney-Glengarry, such as Glamorgan or Westbrook which may provide more profitable opportunities for developers.

It should also be noted that the input costs for development and infills such as buying land, buying homes and tearing it down for development, and the cost of lumber, concrete, and labour are high. Due to this reason, there’s a possibility that development in Killarney might decrease compared to recent years. This is speculation, so take this with a grain of salt.

Now I don’t like making predictions, especially because there is a risk it doesn’t come true, so I will say this:

Due to the high cost to develop projects, a possible option for developers is that development moves outward to other communities that are less developed than Killarney, and may provide more profitable opportunities. Capital flows to projects that are most profitable to developers, and I suspect Killarney-Glengarry won’t be as profitable to developers in the future if real estate prices keep increasing the way they have.

The WestBrook LRT and development near transit

In city plans, Killarney-Glengarry has been identified as a region of high development potential, due to its proximity to transit and Westbrook LRT - as it has been over the past number of years. This trend is likely going to continue, as part of city policy is to focus development within 600M of transit areas. This supports more sustainable living, as residents in these areas will be blocks away from transit.

Recent news of the Westbrook sale back to the City of Calgary highlights the need to populate and rejuvenate that space. This space is large and being underutilized. In my view, what’s likely to happen is parcels of the land will be sold separately to developers.

It’s important to note that with thoughtful development, this area could transform into a thriving hub, bringing new amenities, businesses, and vibrancy to our neighborhood. Effective development can lead a more flouring local economy, better public spaces, and a more connected community.

In the meantime, if you have any ideas on how this space can be better utilized while we wait for next steps with the city – please let me know at development@KGCA.ca.

The challenges of development: Community character, parking, traffic, noise, and greenspace

Amongst all of the opportunities, it's essential to recognize the challenges that comes with development. Development requires a significant shift in mindset for many residents. I talked about city policy encouraging projects be near transit/LRT stations. The increased density means more people will need to embrace the use of public transit services to alleviate traffic congestion and reduce our carbon footprint. While these changes can be daunting, they are necessary steps towards creating a more sustainable and efficient urban environment.

I’ve talked about other issues, like infrastructure strain, maintaining the unique heritage of the community, noise and pollution, and increased demand on services.

Now that we’ve identified the problems, the important part here is what can you, the City of Calgary, and other stakeholders do about it?

Infrastructure Strain: Proactive planning is the city’s job to ensure that infrastructure upgrades are planned and implemented before new developments are approved. This includes improving water, sewage, and electricity systems.

Community Character and Heritage: You have the opportunity to provide feedback in the planning process for new development applications and land use applications to ensure developers understand the need to preserve the neighbourhood’s character. I am also considering establishing community-specific design guidelines that would serve as recommendations to developers, ensuring they blend architectural style with character.

Public Services and Amenities: There’s a significant opportunity at the Killarney Glengarry Association Community Hall to build or expand on the facility to serve the community, such as a daycare. Funding is required, but this would greatly improve amenities and service to residents.

Social Cohesion: We at the KGCA organize regular community events and activities to bring residents together and foster a sense of belonging. We are also implementing new membership packages for new residents to help them integrate in the community.

And the #1 issue…Parking: Parking is a significant concern for many residents, especially with the current trend of multi-family developments providing limited parking spaces. Here’s a realistic and practical approach to addressing this:

What can you do about parking?

Engage in the Planning Process, Attend Public Meetings, and Provide Feedback: Participate in public hearings and community meetings where new developments are discussed. Express concerns about parking and advocate for more parking spaces on new projects.

Form a Coalition: Are you interested in forming or joining our community group on parking and traffic issues? Join us at the KGCA. A united voice is more likely to be heard by developers and city planners.

Call for Volunteers: Planning and Development Committee

We are calling for dedicated volunteers to join our Planning and Development Committee. This committee will play a vital role in shaping the future of Killarney-Glengarry by reviewing development proposals, engaging with the City of Calgary, and ensuring community interests are represented. We expect to have monthly meetings and ask that volunteers dedicate 1-2 hours a month. Please contact me at development@kgca.ca if you are interested.

My Next Article, Upcoming Events and AGM

In my next article, I will be presenting a snapshot of development in Killarney-Glengarry. It’s an important one so watch out for it in September!

We also want to remind you of our upcoming Annual General Meeting (AGM) in September, where residents will have the opportunity to provide feedback and engage in discussions about local developments. Additionally, mark your calendars for our quarterly development meetings which are open to the public and present excellent opportunities to stay informed and involved:

AGM: October 17, 2024: 6:30 PM

October 1, 2024: 6:00 PM - 7:30 PM

January 7, 2025: 6:00 PM - 7:30 PM

April 1, 2025: 6:00 PM - 7:30 PM

October 7, 2025: 6:00 PM - 7:30 PM

We look forward to seeing you there and continuing our collaborative efforts to shape the future of Killarney-Glengarry. Thank you for your ongoing support and involvement in our community.

Sincerely,

Colin Knoll

Director of Development
The Killarney-Glengarry Community Association

By Colin Knoll, Director of Development at Killarney Glengarry Community Association

Killarney Glengarry is experiencing a notable shift with the rise of infill developments. These changes aim to address urban housing needs in Calgary and reflect evolving trends in community planning. I am writing this article in order to educate the community on development, the latest high-profile projects, and how the KGCA will be engaging residents in the future.

This is the first article of subsequent articles where I plan to update the community on development and gauge feedback from residents in a 2-way dialogue.

What is Infill Development?

Infill development involves constructing new buildings on vacant or underused parcels within already developed urban areas. In Killarney Glengarry, this often means replacing older single-family homes with new multi-family dwellings, duplexes, and townhouses. The goal is to make more efficient use of land and accommodate a growing population within the existing urban framework.

It's important to note that development in Killarney Glengarry has been consistent over the past number of decades, due to the region’s proximity to downtown and LRT, the amount of adequate land and space available for development, and a strong appetite from developers to drive more growth and invest in development projects.

Update on Current High-Profile Projects

Richmond Green: The Richmond Green area, historically a popular recreational space, is currently undergoing a review process for potential redevelopment. The City of Calgary has sold five acres to a developer for new housing. Community consultations are ongoing to ensure that any changes align with residents' needs and preferences.

Link to a recent article: Money from sale of park land clears way for Richmond Green revitalization

City Westbrook Land: The City Westbrook land, located in a strategic area of Calgary, has been sold back to the City, with the City looking to sell the land to another developer. Updates on the progress of these plans are anticipated in the coming months, as the City continues to engage with stakeholders and the community to shape the future of this significant site.

Link to a recent article: City repurchases vacant plot of land surrounding Westbrook LRT station

Minto Communities and the Viscount Bennett Project: The Viscount Bennett project is one of Minto's most ambitious developments to date. Located on the historic Viscount Bennett school site, this project aims to transform the area into a vibrant residential community with the construction of townhomes and condos.

Link to more information about this project: 2501 Richmond

Other Projects in the area

There are a number of projects currently ongoing in the community. We will provide a more comprehensive view these projects in subsequent articles.

Development and Impacts on the Community

It’s important to understand that infill developments bring positive change to the community of Killarney Glengarry:

Housing Variety: The new developments introduce different housing styles and price points, potentially making the neighborhood accessible to a wider range of residents.
Property Revitalization: Replacing older homes with new constructions can rejuvenate the neighborhood and potentially affect property values.
Community Dynamics: An increase in population density can lead to changes in local businesses and services, as well as infrastructure demands.

From talking to residents over the past number of months, residents have voiced various concerns, including:

Traffic and Parking: Increased density is leading to more traffic and demand for parking, which are common concerns in residential areas.
Neighborhood Character: Some residents are worrying that new developments might alter the traditional character of Killarney.

Concerns from the Community

We want to make sure your voices are heard! If you have any concerns, the following measures are being considered for the next 6-12 months:

Community Engagement: We plan to have a designated quarterly evening where our community hall is available for public consultation on development projects. We are in the midst of finalizing what dates we will host the quarterly events and will provide an update on this in the next article.
Sustainable Planning: We consistently work with developers to ensure new developments include green spaces, pedestrian pathways, and community-friendly designs and include feedback from residents.
Traffic Management: We often engage with city planners to provide feedback about how to develop strategies that manage traffic flow and maintain safe streets.

Future Outlook

As Killarney continues to evolve, infill development will play a role in shaping its future. Ongoing dialogue between developers, city planners, and residents is crucial to balance growth with the preservation of the neighborhood's character. Staying informed and involved in the development process will help ensure that Killarney remains a vibrant and desirable place to live.

For residents: if you have any questions about development in Killarney Glengarry - please contact development@KGCA.ca

Everyone has the opportunity to share their feedback on proposed developments and land use changes. You can submit comments on proposed developments using the Development Map at dmap.calgary.ca. Your input is shared directly with the File Manager overseeing the application and will help inform whether it's approved and any conditions that are put in place.

For developers: We are suggesting that you directly engage residents within the near proximity of the proposed development to gather feedback. Please also reach out to me at development@KGCA.ca if you have any questions.

Thank you and I look forward to engaging you in the future through this medium.

Regards,

Colin

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