When Calgary Sports and Entertainment Group (Calgary Flames/Stampeders/Hitmen/Rednecks owners) announced their preferred location for its CalgaryNEXT project (arena/stadium/fieldhouse) was West Village, many Calgarians exclaimed, “Where’s that?”
It is the land west of 14th Street SW, north of the CPR tracks, south of the Bow River and east of Crowchild Trail. The name was given to the area after the City acquired much of the land in the area and subsequently developed an Area Redevelopment Plan (ARP) in 2009. West Village has many similarities to East Village (land east of the Municipal Building, north of the CPR tracks, south of the Bow River and east of Fort Calgary) in that it is immediately adjacent to Calgary’s downtown core, is underdeveloped (three car dealerships and the Greyhound Bus depot), has old infrastructure and the land is contaminated.
One of the key selling features of CalgaryNEXT made by CSEG was that the new arena/stadium/fieldhouse complex would be the catalyst for the development of West Village. However, many are questioning, “Do we really need to develop West Village?” Some are even saying we have a glut of inner city urban villages and that West Village would just cannibalize development from them.
Currently, Calgary has ten urban villages, all at various stages of development or revitalization:
- Beltline (revitalization)
- Bridges (revitalization)
- Currie Barracks (new)
- East Village (new)
- Inglewood (revitalization)
- Kensington (revitalization)
- Mission (revitalization)
- University City (new)
- University District (new)
- Westbrook Station (new)
West Village would make eleven inner city urban villages! This list doesn’t include large single site infill condo projects like – SoBow, Stadium Shopping, North Hill Sears and Inglewood Brewery sites.
Urban Villages 101
An urban village is a multi-block mixed-use (office, residential, retail, recreational, healthcare) walkable community, where the everyday needs of the residents is within a short five to ten-minute walk.
Most of its residents live in multi-family condos (low, mid or highrise) with retail, restaurant, cafes, yoga, health clubs, professional services and an urban grocer at the street level.
Parking is underground; transit service is frequent with stations and stops within walking distance and there are bike lanes to encourage cycling.
Small attractive community parks and plazas serve as outdoor living rooms for the residents to meet and mingle. There is also an active patio culture that animates the sidewalks.
Urban villages often have a signature, annual street festival or event (e.g. Lilac Festival along 4th Street in Mission).
While each of Calgary’s old and new urban villages listed above have their unique charm, they are in many ways competing for the same condo buyers – yuppies and rupppies (retired urban professionals) who the urban lifestyle - walking, cycling, arts, festivals, music, cafes and dining out.
West Village is ideally located to cannibalize all of the current villages given its catchment area would include the University of Calgary, Foothills Medical Centre, SAIT and Mount Royal University as well as downtown.
Both the City of Calgary and developers have already made significant investment in plans and infrastructure to foster the development of the current ten urban villages. The City would be wise to capitalize on those investments (e.g. underground Westbrook Station, new overpass at Flanders Road cost-shared with Canada Lands Corporation, new Central Library) before making any more infrastructure investments.
Finishing some of the villages already started or the advanced planning stages, will allow Calgarians to see what a vibrant urban community really looks like. The last thing we want is a bunch of half finished urban villages. Urban villages only work when they have the density of people to attract the diversity of amenities that make it an attractive and vibrant place to live, work and play.
West Village ARP 101
A quick review of the West Village ARP tells us that before a new arena/stadium/ fieldhouse gets built there are significant infrastructure projects that need to happen before any new buildings can be added.
- Bow Trail realignment and redesign as an urban boulevard,
- Remediation of contamination,
- 9th Avenue redesign
- 14th Street NW roundabout design
- Upgrade main stormwater lines on-site and downstream.
The ARP contemplates a Community Revitalization Levy (CRL) be put in place to pay for these infrastructure costs similar to how the East Village infrastructure cost were funded. There is no way the CRL can pay for both infrastructure improvements and share of the arena and stadium costs as proposal by CalgaryNEXT.
The ARP also calls for a Riverfront Promenade/Park along the Bow River that would rival that of East Village and create a spectacular contiguous urban river walk extending from Crowchild Trail to Fort Calgary. It even calls for a pedestrian bridge to West Hillhurst on the north side of the Bow River.
The City has invested significant time and money into developing the West Village ARP. Any changes to it should include significant community engagement.
As one colleague (who asked to remain nameless) emailed me re CalgaryNEXT’s proposal, “My research indicates that there are 15,000 condo units proposed in the City Centre along with another 15,000 in high density developments next to LRT stations located outside the core. This equates to over 25 years’ worth of existing concrete multifamily supply.”
It would seem Calgary doesn’t really need to develop West Village at this time and in fact, maybe not for another 15 to 20 years. The City currently limits development in the suburbs to land that either already has services or is most cost-effective to service. Perhaps this discipline should also be applied to Calgary’s inner city.
Given the current economy, now is a good time to finish what we have already started!
Note: An edited version of this blog was published in the Calgary Herald's New Condo section on September 12, 2015 entitled "Do we really need to develop West Village?"
If you like this blog, below are links to related blogs: