Calgary city councillors denied a land-use change in the Glenmore Landing redevelopment project after dozens of speakers on both sides shared their views on the location.

Councillors heard the remaining speakers on the evening of Dec. 4 after the item had been suspended to accommodate for other public hearing matters this week.

While the day changed, the theme of the speakers hadn’t, with those in favour of the initial six-tower, multi-use, high-rise project presented by RioCan talking about the importance of added housing, development along transit corridors, and reduction in the need for greenfield developments.

Those speaking against talked about increased traffic, impact on the nearby Glenmore Reservoir, potential water impacts and the environmental effects of the development.

In the end, the land use failed 6-8.

Ward 11 Coun. Kourtney Penner moved the item, saying that the Glenmore Landing project was a well-planned development that went through the rigors of community input that was ultimately reflected in changes to the plans.

“Politically, it would seem like the most appropriate thing for me to do would be to deny this application,” she said.

“Yet here is the alternate headline, I don’t think many would be too pleased to wake up to: Councillor rejects opportunity to attract millions of dollars of infrastructure and public amenity investments and over 1000 new homes.”

Coun. Penner had asked admin questions around water and traffic impacts, shadowing associated with the buildings and how the project infrastructure would be covered.  City admin said that water quality would not be impacted and increased flow would be mitigated through wastewater and stormwater management. None of the water would be diverted to the Glenmore Reservoir.

Traffic studies have shown volumes in the area have decreased 30 per cent since 2014 and aren’t expected to reach 2014 levels again until 2048.

Further, city admin said that required infrastructure upgrades would be a part of an established area levy and covered by the developer.

“I am interested in long term success for our city,” Penner said.

“I believe that we are better when we do hard things together, when we move through the discomfort of change and when we work towards our potential.”

Not listening to residents: Coun. McLean

Ward 9 Coun. Gian-Carlo Carra said that the City of Calgary has made a commitment to building more intensively in the inner-city. He said when the private sector is stepping up to invest like this especially around transit, the City has to embrace it.

“The devil is going to be in the details,” he said.

“It’s a beautiful place to live. It’s a beautiful place to shop. We have to get it right. But that starts with the yes or no question that’s before this Council today, and the answer for me is yes.”

Ward 13 Coun. Dan McLean said this was too much density in such a small parcel of land. He appreciated the area residents coming out to challenge this development but was critical of those not from the area who came to preach about the NIMBY-ism, and those who oppose it being climate deniers and racists.

“We get a lot of people coming up that have to tell their stories about how it affects their lives, and it impacts all of us,” he said.

“I won’t go through all the different reasons and all the different things we’ve heard from the public and all their concerns, but we have all heard them. I think they’re all very valid. I think we should listen to the people on this one, and please don’t support this.”

Coun. McLean voted against R-CG rezoning, noting that density should come in nodes like transit-oriented development. During the budget, he proposed pulling city funding meant to aid transit-oriented development, saying the private sector would be happy to develop these lands. Then, he voted against a private developer’s plans on this Glenmore Landing site.

“This was just too much density in a small area, and it’s not, in my opinion, transit-orientated design, because it’s not a CTrain, it’s a bus stop,” he said.

“Again, this, I think this was a victory for the community. Council actually listened to the communities first.”

Ward 14 Coun. Peter Demong said he believes the area needs density, but not this intense. He said he didn’t even think this qualified as a transit-oriented development, instead the BRT was a glorified bus stop.

“I think this time, the community got it right,” he said.

“This is too much for the area, as far as I’m concerned. Can it accept more density? Absolutely, and I think it should accept some more, but not before we need to look at the logistics of the area.”

After listening to her colleagues against the motion, Coun. Penner said she was disappointed.

“I am deeply disappointed in my colleagues because all of the answers to all of your debate were there. You’ve had a chance to meet with the applicant, with administration on this file,” she said.

“What I would hope my colleagues would have heard is that this application moves our city towards meeting our goals. What I would hope is they would have heard is that I did listen to the residents. I may not have agreed with all of their arguments.”

Council got it right, says area resident

Calgary Mayor Jyoti Gondek said that her colleagues voted against bringing millions in private-sector cash to boost some of Calgary’s aging infrastructure in the area. She also said it’s unclear what they want for housing since many of them voted against citywide rezoning, and preferred density around transit-oriented development.

“I don’t know what they want, but they’ve sent a very clear signal to the market that we don’t want your private sector money. We don’t want the millions of dollars you’re going to be investing into infrastructure,” she said.

“I guess they’d rather have us do that, which means they’re actually going to charge taxpayers more for infrastructure that the private sector was willing to contribute to. Bizarre decision.”

Kevin Taylor, who has lived in Pump Hill for the past seven years, said the residents in the surrounding communities aren’t against the redevelopment of the area. The level of density was the biggest issue for citizens opposed to the project.

“I can tell you that council got it right. They listened to the citizens,” Taylor told reporters after the decision.

Taylor said residents are looking for responsible development and thoughtful engagement on whatever comes next. He said they would prefer to see the current Glenmore Landing plaza developed first, before the surrounding parkland enveloping the area.

“You have 10 acres of land, redevelop the site, put your mixed-use development on the site, and then see what happens according to market value down the road, 10, 15 years,” he said.

While Coun. Penner said that the answers to many questions on the proposal were answered by administration or the developers, Taylor said there should be a duty to provide relevant information to citizens upon request.

“It could start off with a lack of trust when they don’t share their TIA (Traffic Impact Assessment) and they don’t share any information on any of the studies, because it’s all tied into the land use change,” he said.

“I’m not saying they have anything to hide. What I am saying is that we have the right to that procedural fairness of information before we make a decision as a community association.”

RioCan still has the opportunity to bring back a revised proposal. Taylor said citizens are eager to work with the developer to find the right path forward.

“RioCan are great developers. They have more projects in Calgary planned, and I expect them fully to come back,” Taylor said.

“I would love to work with them.”