12-storey building latest flashpoint in fight over Inglewood redevelopment

The latest battle in an ongoing tug of war over building heights in Inglewood will play out this week at city council.

A proposal called the Rndsqr Block will go before council, which, depending on your vantage point, will be a positive or a negative turning point for Inglewood's future.

If approved, a new land use designation will allow for a building twice as high as is currently allowed in Inglewood and will preserve a heritage building that some say faces no imminent threat of demolition.

The Rndsqr Block would be a mixed-use building with a unique design. Part of the proposal is to seek municipal heritage designation for the CIBC building next door, which dates back to 1911, and incorporate it into the development.

It's just the latest project which has provoked backlash from the community in recent years over what projects should be allowed to proceed as Inglewood undergoes change.

The Inglewood Community Association says it is not opposed to new developments coming in. But it's the scale of some of the projects that it objects to, given the community's stock of buildings which are more than a century old and less than four storeys tall.

Calgary's original street

A director of the association's board, L.J. Robertson, said Ninth Avenue S.E. is not just Inglewood's main street, it's Calgary's original street.

So given its inventory of heritage buildings, it needs extra careful attention in terms of what new development is allowed to occur..

She said that history and human scale are what make the area attractive for people to visit, walk and shop.

"It's very relatable and makes for a good pedestrian corridor. So people really enjoy it and it's just a place where people feel comfortable being."

Concerns about the impact of the Rndsqr Block, and other proposed buildings in Inglewood higher than the current six-storey level that is allowed, have prompted more than 25,000 people to sign a petition against taller developments.

Some projects have already been approved by city council while others are coming.

Robertson said Rndsqr has resonated even more with people because of its location, right at the corner of Ninth Avenue and 12th Street, which is considered to be the heart of the community.

"We are seeing this particular application as being the absolute acid test for Inglewood," said Robertson. And that's because the building will be so much taller than anything around it.

If council approves the increased height, she said even more tall projects will follow and the community will be changed forever.

"It will cease to have the village look and feel that is so valued by Calgarians and it will simply look a bit of like a run-up to the entrance to downtown," she said.

In a letter to the city last month, the association wrote that, "A building of this height, density, and scale would be a dagger into the heart of the community."

The community association isn't alone in its opposition.

Although the Rndsqr Block will bring new shops, offices and residents to the community, the Inglewood Business Improvement Area has also come out against the project.

Dan Allard with the BIA says it cannot support the project.

"It's height will have significantly adverse impacts on the character and pedestrian experience of the street and on neighbouring properties," said Allard.

He also questions why this project is going for approval before the city unveiled a revised area redevelopment plan for Inglewood which will guide future developments.

"I think you'll agree the ARP, which we know should be guiding this type of proposal, should be done before any proposals are approved by council. Why is the cart ahead of the horse? I couldn't tell you. But here we are."

In its submission, CivicWorks, which is acting on behalf of Rndsqr, said that while six storeys is allowed at the site, it's asking council to approve a 12-storey building.

It says the extra height should be granted based on providing a public plaza in front of the building on Ninth Avenue and a covered transit waiting area for a MAX Purple stop.

As well, it should be granted extra density as it intends to seek municipal heritage designation for the CIBC building which will preserve it into the future.

The block will feature three storeys of retail and office space and 138 rental units on the other eight floors of the building.

Hitting the right scale

The area's city councillor, Gian-Carlo Carra, is not taking a public position on the matter as he must be open to persuasion through the public hearing process.

He said that developers are looking to build taller buildings for a reason.

"They're seeking to maximize their profits on their individual and maximize the viability of their projects and hit the right scale and that scale is coming in significantly higher than the traditional low rise of the neighbourhood," said Carra.

He said his top concern for the community is the preservation of heritage buildings and this is something that the Rndsqr proposal will do with the CIBC building. Under the proposal, the company would apply for municipal heritage resource designation and incorporate it into the Rndsqr project.

Carra said he's also interested in developments which will stand the test of time, something he says can be challenging for shorter buildings, and that new buildings contribute to Inglewood's character.

For his part, the councillor said Rndsqr's proposal is provocative but not just in terms of design.

"It checks a ton of boxes," he notes, in that the developer wants to ensure the CIBC building is protected and activate that building with features like a new roof-top patio.

He said the new building will provide public amenities on Ninth Avenue and additionally, connect well with all of its neighbours.

The sidewalk will be widened on 12th Street and efforts are being made to interact with the Inglewood Lawn Bowling Club across the alley on its north side.

Opponents are concerned about how much shadow Rndsqr will cast onto the lawn bowling property.

But Carra said the developer has signed a deal with the club to replace its grass with what he calls "high quality lawn bowling turf", a low maintenance surface that will extend the playing season.

It's offering to redo the fencing at the club and activate the north side of the Rndsqr building with businesses so the retail will visually link with the club across the alley, instead of just a back of building view for the lawn bowlers.

A lengthy public hearing on the land use application is expected at council. What is not expected is that anyone will say the existing used car lot at the site should be left alone.