New Condos Create Hidden/Invisible Density

I am not sure who coined the phrase “hidden or invisible density” but I first heard it in the late ‘90s from Brent Toderian, then City Centre Manager, City of Calgary and now, an international freelance urban planner.  In his case, he was referring to lane housing, which is exactly as it says – new homes built facing the back lane in established communities, i.e. they are hidden or invisible from the street.  Since then, lots of “lane housing” has happened – and continues to happen - in established communities across Calgary. 

However, recently I have become aware of two condo projects I think would fit an expanded definition of “hidden or invisible density.”  One is in Altadore along 16th Street SW by Brookfield Residential and the other is in West Hillhurst, just off Crowchild Trail being built by Truman Homes.   

In both cases, the density being added is significant (i.e. on the same scale as a mid-rise condo project at about 100 units/acre), yet the housing isn’t any taller than the neighbouring new infill homes. From a pedestrian experience, these modest condo developments fit nicely into the traditional streetscape with their front lawns, sidewalks and small porches.

Altadore 36 streetscape

Altadore 36

Brookfield Residential has recently begun marketing Altadore 36, located at the corner of 16th Street and 36th Avenue SW (hence, the name).  In this case, the developer will be replacing eight dilapidated old homes with two 3-storey buildings containing 62 contemporary condo homes. “How can that be invisible or hidden?” you ask. 

Well, Calgary architect Jesse Hindle designed two, interlocking L-shaped buildings that cleverly utilize the adjacent streets, alley and an interior courtyard to create three different streetscapes for the ground floor units. From the street, each ground floor townhouse has a small front lawn and patio that function much like the front porch of those early 20th century homes we all love. The above-the-ground-floor condos are two-storey flats, each with a generous glass, half-walled balcony that fosters interaction between the street and the building.

All “interior” homes (both ground and upper units), i.e. those that face onto a courtyard with sidewalk, trees and plantings, provide an attractive street-like view from their patio or balcony.

Altadore 36 design is very compatible with the new, flat-roofed, Frank Lloyd Wright-inspired single-family homes in the community. Hindle chose a sandstone-coloured brick, yielding a warm and timeless look.  The refined rectangular-shaped buildings with their clean edges have a traditional yet contemporary sense of place. Good urban design is about quality materials as well as respecting the scale and architecture of the past and the present.  Altadore 36 is an impressive hybrid of modern urban and suburban design that will fit almost invisibly into the new Altadore.

Altdore 36 will also add a much needed affordable housing option for middle-income earners and retirees in a community where most infills are million dollar homes.  Great communities offer a variety of housing options at different price points to attract people of all ages and backgrounds.

Altadore 36 Courtyard.

Upper West

Upper West (hopefully they can come up with a better name, one that reflects the location,) is located just east off Crowchild Trail on 2nd Ave NW in West Hillhurst.  It is on an interesting block, one that already includes two seniors’ multi-family buildings in a community of mostly single-family homes. Truman’s Upper West condo will replace three single-family homes that are nearing their “expiry dates” with 45 new homes (a mix of 17 one-bedroom and 28 two-bedroom condos) in a 4-storey building.

2nd Ave NW homes that will be removed to make way for Upper West, with red brick seniors' apartment. 

The building’s design - very contemporary with its three sloped roofs and large corner balconies - resembles the mega new infill homes being built not only in West Hillhurst, but also in neighbouring Briar Hill, Parkdale and St. Andrew’s Heights. The materials are conservative greys with some wood fencing at street level.  All parking will be underground, leaving the street parking for everybody to share.

Located just a “hop, skip and a jump” from Crowchild and Kensington Road means anyone living in Upper West has easy access to Mount Royal University, University of Calgary, Foothills Medical Centre, Alberta Children’s Hospital and downtown, by transit, car, bike or on foot.  This should make it very attractive to young professionals as well as empty nesters. 

There are more amenities in the area than you might think nearby - including two meat shops, a gelato café, a pizza and pub shop, liquor store and convenience store. Upper West is also within easy walking distance to both West Hillhurst’s historic Main Street (aka 19th Street) and the Parkdale Loop (Lazy Loaf Café). Best of all, residents are just minutes to the Bow River pathway for walking, running or cycling, making it a perfect location for increased density.

Upper West condo on 2nd Ave NW.

Last Word

While these two projects are adding densities (100units/acre) similar to those of the 4 to 8-storey new highrise condo buildings in Kensington, Bridgeland or Mission, visually they will not rise above the height of existing apartment blocks and new infill homes. Altadore 36 and Upper West will be almost invisible in scale, design and materials to neighbours.

Kudos to Altadore and West Hillhurst communities’ YIMBYs (Yes In My BackYard) who will soon be welcoming many new neighbours to their community.

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