Application to triple height of condo towers sparks concern over density

People living near a massive development that's transforming 40 hectares in southwest Calgary say they're concerned about plans to add 2,200 homes by dramatically increasing the height of several condo buildings.

West District is a concentrated, mixed-use community of new condos, townhomes, retail and park space under construction in West Springs, off Old Banff Coach Road and 81st Street. Already 10 years in the making, it will eventually be home to as many as 7,000 residents.

Truman Homes is applying to change the approved area plan, which limits condos to 10 storeys. It submitted a land use redesignation application in December.

Under the new application, Truman could be allowed to build nine towers up to 30 storeys high, allowing it to add more condos and residents. The towers would be comparable to the size of large condo buildings in Calgary's downtown. 

While the application is for up to 30 storeys, the developer says not every building would be built to that maximum, with future towers ranging between 10 and 30 storeys.

"The area structure plan properly assessed what the area could sustain, be that schooling, infrastructure and amenities. This application really extends beyond that and essentially stresses and breaks the ability of the community to work and function properly," said Joe Healey, chair of the planning committee for the West Springs Cougar Ridge Community Association.

Healey says residents are concerned about the impact on roads, schools, transit, traffic, parking and emergency services. The visual appeal of the area if highrises are built is also an issue.

"Our schools are already overloaded, our road systems are already stressed and strained and the transit system here is just not funded to support that," he said.

Healey says the community supports density, including the developer's original plans, but says it has to happen in a way that supports surrounding communities in a balanced way.

He says the community was caught off guard by the new application and says they found out about it from the city, not the developer. He says many people in the surrounding communities are still learning about the application and its potential impact.

"It did catch us by surprise. We were not contacted ahead of time by Truman or CivicWorks. There was no engagement and it was disappointing," he said.

Residents have signed an online petition to oppose the height changes, gathering 1,189 signatures so far.

"The first deadline to oppose was January 5th and we didn't know about it," said Cougar Ridge resident Narges Mahmoudi, who started the petition. "We're trying to raise our voices and make sure that our concerns are heard."

Mahmoudi says she hopes the City of Calgary will listen to those concerns.

"We already have a problem with traffic, and adding this will add safety issues, additional time to commutes and routines. Also, amenities like schools, clinics, doctors, emergencies. I don't think we can support the addition of new highrises," she said

Another issue residents are facing is the lack of a ward councillor in the area to properly represent them, after Coun. Richard Pootmans stepped down for personal reasons last year.

Ward 1 Coun. Sonya Sharp is covering Ward 6 in the meantime. Her office says Sharp has conducted meetings on the application with local communities. Sharp has also met with the developer and the file manager to raise the concerns expressed by local residents.

CivicWorks founder Dave White, a consultant who represents Truman Homes, says that despite concerns, the area can take much more density.

"They've evaluated market conditions, council's housing strategy and feel like there's an opportunity to make an amendment for some additional density and additional height in the heart of the community," said White.

White says the surrounding area is one of the lowest density suburban areas in the city.

"With the buildout that's happened and the additional density that's proposed, we're still not even meeting the city's minimum overall density targets for new, developing greenfields in the city," he said.

He says local residents have responded well to the idea of new amenities, shopping and park space. He says new and higher frequency transit routes are also in the works for the area, connecting to the 69th Street LRT station.

White says adding more density and much taller condos will ultimately be a decision for the city to make.

Monday was the deadline for the public to submit comments on the development permit change. But residents who are still finding out about Truman's plans will have a chance to support or oppose them at public hearings as the application progresses.