Urban Living in Calgary: 2015 in review

As 2015 quickly comes to a close, one can’t help but reflect on Calgary’s evolution over the past year from an urban living perspective.  While the news on the economic front has continued to worsen, from an urban residential development perspective, things have continued to evolve pretty much as predicted. 

In fact a record six new high-rises were completed in 2015 – First, Fuse, The Park, Outlook at Waterfront, Guardian I and Aura II. The previous record was five in 2008 and again in 2010.  Perhaps even better news - another six are anticipated to be completed in 2016.

The boldest condo announcement in 2015 was Knightsbridge Homes’ and Metropia Urban Landscapes’ plan for a 167-unit condo in East Village with no parking.  Not only did they announce their innovative project, but they got approval, sold out and started construction all in 2015.

Rendering of N3 condo in Calgary's East Village that has no parking.  I thought N3 stood for No Parking, No Problem, Nitwits, but was told it stands for New Attitude, New Vision, New Lifestyle. 

Beltline Bankruptcy Blues

This year, several abandoned projects from the 2007/08-mortgage collapse morphed into new projects.  Remember Astoria, the condo tower with its $10 million penthouse (on 10th Ave between 8th and 9th Avenue) that was abandoned when it was just a big hole in the ground? That has since been taken over by WAM Development Group and will be two towers 17 and 34-storeys.  This development will nicely integrate with Qualex-Landmark’s Mark on 10th at the corner of 10th Ave and 8th street.

As well, just a little further west at 1235-11th Avenue SW (the old Kai Tower project, named after Kai Mortensen Fine Furniture that used to be on the site) has evolved from initially being two vertical towers (Oslo and Copenhagen) into a single 13-storey horizontal building called Metropolitan by Statesman.

The Park condo in the Beltline was just a hole in the ground for several years until it was completed in 2015. 

In Victoria Park (aka Beltline East), Arriva, on the historic Victoria Park School site, was supposed to be an avant-garde, three-condo tower complex. However, it was abandoned after the first tower was completed.  Since then Hon Towers Ltd. picked up the pieces, redesigned the remaining two towers as two 44-floor South Beach-like white towers that will be the highest in Calgary. Rebranded as the Guardian Towers, the first tower is nearing completion while the second tower is more than half finished.

And in the heart of the Beltline (Memorial Park), Lake Placid Group of Companies completed The Park condo after a few years of no construction.  Across the street from Memorial Park, Qualex-Landmark has also broken ground for the first tower of their two-tower Park Point project  - sure to become one of the Calgary’s signature buildings.

It also looks like Strategic Group will be reviving the Sky Tower site at the corner of 10th Ave and 1st SE, having recently received approval for a 277-unit residence.

Ian Meredith a consultant at Altus Group Limited Residential Advisory Services, doesn’t expect to see any of the projects currently under construction to have financing issues given “the institutional level of investment at play now simply wasn’t present during the last downturn.  Over the past five years, Calgary has attracted most of the significant high-density developers from across Canada.  Even during a slower growth period there will be no shortage of long-term interests pushing towards the successful redevelopment of our inner city communities.”

  Statesman purchased the old Kai Towers site and changed it from two vertical towers condos to one horizontal rental apartment block.  

Statesman purchased the old Kai Towers site and changed it from two vertical towers condos to one horizontal rental apartment block. 

  Rendering of what Kai Towers were originally suppose to look like.  

Rendering of what Kai Towers were originally suppose to look like.  

  WAM's two unnamed rental apartment towers are rising up from where the luxury Astoria condo which was just capped off at ground level when it went bankrupt. 

WAM's two unnamed rental apartment towers are rising up from where the luxury Astoria condo which was just capped off at ground level when it went bankrupt. 

  The Astoria condo was announce back in 2007 with much fanfare especially for its $10 million dollar penthouse that never got built. 

The Astoria condo was announce back in 2007 with much fanfare especially for its $10 million dollar penthouse that never got built. 

Rendering of the original plans for Arriva block that included three sister condo towers, renovations of two schools and a major public artwork.

Bridgeland is Blooming 

The Bridges (aka old Calgary General Hospital site) redevelopment also came to a grinding halt in 2008, but gradually the entire Bridgeland/Riverside community is blooming into a lovely urban village. 

Vancouver’s Bucci Developments has been the “King of Bridgeland” for many years. Back Story: Owner and President, Fred Bucci’s father, the founder of the company was actually born at the Calgary General Hospital and grew up in the neighbourhood.

Bucci Developments not only built Bella Citta (2003) and Bella Lusso (2006) as part of Phase 1 of The Bridges, but also built NEXT (4th St and 7th Ave NE) nearby. Their new Bridges project Radius, planned for the southeast corner of Centre Avenue and 8th St. NE, will have a lovely view of The Bridges’ Central Park.  In addition to the 200 new homes, Radius’ modern design will add a new dimension to The Bridges with its rooftop terrace and garden.

As well, not only has GableCraft Homes’ modified Bridgeland Crossing II (mothballed for a few years) now nearing completion next to the LRT station, but they have also started Bridgeland Hill condos.

Not to be left out, Remington Developments’ new Meredith Block (office/retail) on Edmonton Trail just past Memorial Drive is further evidence that Bridgeland/Riverside is starting to bloom as Calgary’s newest vibrant urban village.

Bridgeland's Farmers' Market (photo credit: sustainablecaglary.com)

Urban Living Comes To The NW

The biggest urban living announcement in 2015 was the City’s approval of University District on the University of Calgary’s west campus land around the Alberta Children’s Hospital. They are already moving dirt on this 184-acre urban village (Calgary’s first 24/7 village given it will serve two hospital sites), that will include 6,000 multi-family residential units (home for about 15,000 people), 245,000 square feet of retail and restaurants in a Kensington-like pedestrian streets and 1.5 million square feet of office space for about 10,000 workers.  University District also includes 40 acres of parks, ponds, gardens and plazas and 12 km of pathways.  It holds the distinction of being the first ever new, master-planned urban village in Calgary’s northwest quadrant.

On a smaller scale, but still significant the Kensington Legion site redevelopment in West Hillhurst along Kensington Road at 18th St. NW has been called a “game changer” by both the NIMBYs and YIMBYs alike.  Truman Homes announced plans in 2015 to transform this large site into a mixed-use site with two buildings - a 4-storey office building and 8-storey condo, both with restaurants and retail at ground level. While there has been much controversy over the height of the condo building, everyone seems to agree the design of both buildings - especially the condo building with its cascading north façade – are very attractive. It could well become the “poster child” for the City of Calgary’s Main Street program (which includes Kensington Road from 14th Street to Crowchild Trail) and become the catalyst for the evolution of West Hillhurst into Calgary’s next vibrant walkable community.

University City at Brentwood LRT Station is a just one Calgary's many transit oriented developments.  Nearby is the University of Calgary, downtown is a short LRT ride and there are two grocery stores within walking distance.

Aerial view of University District site on the west end of the University of Calgary campus, with the Alberta Children's hospital in the middle. (photo credit: Peak Aerials) 

Rendering of proposed pedestrian street with shops and cafes that will at the heart of new University District urban village. 

  Kensington Legion site as it exists Fall of 2015. 

Kensington Legion site as it exists Fall of 2015. 

Proposed office (left) and condo (right) buildings for Kensington Legion block. (photo credit: Truman Development Ltd.)

Last Word 

In a recent full-page advertorial by Qualex-Landmark in the Herald’s New Condo section, comments made by Parham Mahboubi, Vice-President of Planning and Marketing with Qualex-Landmark resonated with me and bear repeating. 

“As developers, we have our sights on the long-term horizon.  I think this is something like the sixth temporary economic downturn Calgary has faced in over the past 30 years. It’s a cyclical market. Calgary has so much going for it that makes it one of Canada’s major metropolitan cities. We are not throwing in the towel. We will continue to respond to the ongoing demand for quality, high-density, inner-city communities by building new condos to further demonstrate our commitment to renewing the economic, social and cultural vibrancy of Calgary’s Beltline.”

This aptly captures the essence of what I have repeatedly heard from dozens of residential developers over the past year. Well said, Mr. Mahboubi!

Editor's Note: An edited version of this blog was published in the Calgary Herald's New Condo section titled, "Calgary Growing From The Ground Up With Many Starts" on December 19, 2015.

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Infill Development Levies: Don't cook the goose that lays the golden eggs!

Editor's Note: An edited version of this blog appeared in the Calgary Herald's New Condo Section on November 28th, 2015 titled "Do proposed development levies double dip on City taxes?" 

Is the City of Calgary about to “cook the goose that has been laying the golden eggs?”  For over a decade, Hillhurst Sunnyside has lagged behind the Beltline, Bridgeland, East Village, Eau Claire, West End and Inglewood in attracting new, mid-rise condo development.  It is only in the past few years we have seen any new mid-rise condo developments in and around the Sunnyside LRT station - St. Johns Tenth Street, Pixel and VEN, with Kensington and Lido currently under construction. 

Not only have and will these new condos add more diversity and density, allowing Kensington Village community to continue to thrive, but they have also provided significant new property tax revenues for the City – and at no cost to the City.

In the case of VEN, developer Bucci paid (or should I say VEN residents paid as the costs always get passed down on to the purchaser) over $500,000 in infrastructure costs (including $275,000 for new water service, $127,000 for Hillhurst Sunnyside Park, $45,000 for new sidewalks/wheelchair ramps and $20,000 for streetlights).  That amounts to about $4,400 per new condo.

VEN replaced 11 older homes that paid $35,000 total in property taxes. Now, the 114 condo owners will pay $272,000 total per year - for a net gain of $237,000 annually to the City (or a whopping $2,370,000 over the next 10 years from VEN alone).  If we assume a similar amount from St. Johns, Pixel, Kensington and Lido, the City will gain $1,000,000 annually ($10+ million over ten years) from new condo development.

St. John's On Tenth condo.

Why a Vancouver Model?

However, it seems the City isn’t satisfied with the millions of new property tax dollars that it is getting from new inner city condo development. It is now working on a new density bonus levy based on a Vancouver model to pay for local public realm improvements like new and renovated parks, plazas and streetscape improvements. The monies will not be eligible for things like sewer and water pipe upgrades.  

For example, Pixel paid about $80,000 to the existing bonus levy (yes, there is already a levy in place) when it was built in 2014. However, over the past year, the Planning Department has been considering a major increase in the “public realm improvements only” levy.  In one scenario, a project like Pixel would pay as much as $2.1 million; in a second scenario, $700,000. The calculation of the proposed new Hillhurst Sunnyside density bonus levy is currently still being reviewed, but in all likelihood the cost per unit for the “public realm improvements only” levy could increase from $800 to between $7,000 and $21,000/unit. This could easily drive purchasers to the suburbs where they can get more for their money.

As stated earlier, the City will net about $237,000 each year from increased property taxes, so after three years a new condo project like Pixel, will contribute an estimated $700,000+ in new tax revenue - the same amount as in scenario two of the proposed new public ream levy. Does the City really need both the increased “public realm” levy AND new property tax revenue for public realm improvements? 

Why too would the City of Calgary use a Vancouver model for development levies given Vancouver has the highest housing costs in Canada and some of the highest in the world?  Why too is it that so many of Calgary’s urban condo developers are Vancouver-based (e.g. Anthem, Bucci, Concord Pacific, Embassy Bosa, Grosvenor, Landmark-Qualex)? Is it in part because Vancouver’s excessive development levies have caused them to look elsewhere for development opportunities?

Perhaps we should be asking the fundamental question, “Why does the City need more money for public realm improvements in established communities?” It would seem - given both residential and commercial property owners in Hillhurst Sunnyside have been paying taxes for many decades - there should already be money set aside for upgrading parks, tree planting, sidewalk replacement as part of an ongoing maintenance program. Why should the burden be placed on the new residents to fund the cost of community improvements?

Pixel condo with crane for Lido condo under construction.

Did Somebody say “Cash Grab?”

Another document emailed to me illustrates how suburban developers currently pay a development levy of about $350,000/hectare for off-site regional infrastructure, but no levies for public realm improvements projects. Depending on the scenario Council chooses for the Hillhurst-Sunnyside the public realm levy, it could work out to between 4M and $14M/hectare. Is somebody saying “Cash grab?” If not, they should be!

City Councilors, Administration and Community Associations love the density bonus levy as it gives them access to new dollars for specific public space improvements that make living in the community more attractive.

On the flipside, landowners hate it because it decreases the value of their property. Developers have to pay the City more to develop the land, which in turn means they have to deduct the same amount from their offering price. Developers who have already assembled land and paid a price based on the old development cost formulas will now have to increase the pricing of their new projects - or delay construction given the current housing market won’t bear the new pricing. Potential new condo owners also don’t like it as the cost to live in established neighbourhoods will rise, making suburban homes and condos more cost effective than established communities ones.

While the City’s Municipal Development Plan (aka its vision/master plan) and Councilors with strong urban agendas have been strongly encouraging growth in established communities for Calgarians of all ages and backgrounds, increasing development levies will have the opposite effect. As the cost of inner city condos increases, fewer and fewer Calgarians can afford to live established communities, accelerating the gentrification of these communities. Nobody wants that!

Last Word

In 2013, the Hillhurst-Sunnyside Transit-Oriented Development Proposal Activity Snap-Shot listed 16 potential projects with over 1,000 dwelling units.  Four were under construction (now completed), two are now under construction and the other 10 are in various stages of planning.

All Hillhurst-Sunnyside developers are now waiting until the density bonus levy program is finalized.  If the levy increase is too high, it may be years until there is any new condo development. That would be a real shame as Hillhurst-Sunnyside should be Calgary’s signature transit-oriented urban village given it sits next the city’s first urban LRT station built back in the ‘80s.  It shouldn’t take 30+ years!

You can also bet the Vancouver-based levies won’t stop in Hillhurst-Sunnyside but be applied to all new condo developments (maybe even to new single and duplex homes) in all established communities, driving more development to the suburbs and fostering urban sprawl. Exactly the opposite of what the City wants.

I am all for public realm improvements but “cooking the goose that lays your golden eggs” is not the way to pay for it.  

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Increased Density Doesn't Always Mean More Traffic

It seems inevitable that every time a new infill condo development gets announced the neighbours immediately cry “It will generate too much traffic!”   However, according to the team at Bunt & Associated Engineering Ltd. who has completed many “Transportation Impact Assessments (TIAs)” for new condo projects in Calgary this may be more myth than fact.   

Here are three of the major myths many Calgarians have about new condos and traffic:

Myth #1: Density always brings more traffic. 

Within many inner city neighbourhoods, traffic volumes have actually been stagnant or in some cases, decline over the past 20 years. For example, traffic volumes in Mission (on 2 St SW, 4 St SW and 5 St SW) are lower now than they were in 1987, despite the fact that numerous condos have been added to the community. The same trend is being experienced on Kensington Road where the traffic volumes have remained constant in spite the West Hillhurst population growing by 11% over the past five years.

The trend to static or in some cases reduced traffic volumes is driven by increased transit, walking, and cycling usage in established communities near downtown. Increasing residential density in established communities actually results in overall lower vehicle usage for a number of reasons including:

  • Higher density improves the viability of local business and therefore removes the need for community residents to always drive to a restaurant, store or fitness studio. 
  • Higher density supports more frequent transit, which in turn attracts more transit users from the community as a whole.
  • Higher density in close relation to employment cores (i.e. Downtown) makes cycling more viable, which in turn increases the demand for cycling infrastructure which results on more cycling from the community as a whole.

4th Street in the Mission District is lined with shops and restaurants that locals can walk or cycle to. 

Myth #2: 1 parking stall means 1 commuter trip/day

Having 200 parking stalls does not mean 200 vehicles leave and arrive everyday at rush hour. While there is a correlation between parking stalls and traffic, there are many other factors at play. One is that not everyone leaves home between 7 and 8 am. People have different schedules and destinations, as such some residents leave home before 7am or after 8am, while other residents don’t leave home at all during the morning peak period or return home at the rush hour (working from home, part-time or retired).

In addition, just because a condo owner has a vehicle doesn’t necessarily mean it is used to get to work. Data from Beltline TIAs found many residents who had vehicles left them at home during weekdays and used them only on evenings and weekends.

It is not as simple as saying 200 parking stalls results in 200 trips during rush hour. Data actually shows about one third of residential condo vehicles might leave during the peak weekday commuter period from 7 to 9 am.

4th Street traffic on a Sunday afternoon in the summer, not exactly grid-locked. 

Kensington Road in West Hillhurst on a winter Saturday afternoon. 

Another corner on 4th Street that is devoid of traffic in the middle of the summer. 

Myth #3: Adding a 100-unit condo building isn’t the same as adding 100 houses

Multi-family and single-family dwellings do not have the same trip-making characteristics. Multi-family dwellings are more likely to have a higher proportion of residents under 30 or over 65 years of age. As a whole, these age groups have smaller family sizes (often no family), lower vehicular ownership rates and in some cases, less disposable income, all of which correlate into lower vehicle usage.

Generally, in terms of vehicle trip generation, two single-family dwellings are equal to approximately three three multi-family dwellings in suburban communities. In established communities one new infill single-family home often is the same as three condo units when it comes to traffic generation.

New condo development in Mission. 

Last Word

It is critical that as Calgarians (i.e. City Council, planners, architects, developers, engineers of all disciplines and residents in established communities) work together to make our communities better for everyone.  It is essential to separate fact from fiction when it comes to urban living in the 21st century.

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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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Kensington Legion: NIMBYs vs YIMBYs

The acronym NIMBYism is often use by media and others to describe those who object to new developments (condos, office buildings, affordable housing) in their communities. What we seldom hear is the term YIMBYism (Yes in My BackYard) applied to supporters of the same development. There is something seemingly innate in humans that makes us protest louder when we don’t like or understand something.

A good case study of NIMBYism vs. YIMBYism is the proposed redevelopment of the Kensington Legion land (Kensington Road and 18th St. NW). Recently, I attended a meeting with 120 others, most of whom opposed the development. Afterwards, I posted a blog about why I liked the project and to my surprise got as many emails, tweets and comments in favour of the project as opposed. The first person to respond, who was also at the meeting said, “I was afraid to speak up in favour of the project.” What does that tell you?

Since posting the blog, I have communicated with 20 or so community people about the project and it is pretty much divided into those who live closest to the site (truly in their backyard) who don’t like it and those who live a few blocks away and think it is great.

I don’t envy City Planners and Council - who should they listen to?  Do they listen to the 100 or so people who live near the site and will be most affected by a development new? Or, do they listen to the greater community of say 5,000 people who are near the site but less impacted? Do they follow the City’s Master Plan which encourages more people to live in established communities (meaning more condos on under-utilized, well-located sites)?  More specifically, does the City follow through with its Main Street Initiative to create 24 pedestrian shopping streets in strategic locations across the City – one of which being Kensington Road from 14th St. NW to Crowchild Trail? 

If the City is looking for a poster child project for the Main Street initiative, they couldn’t pick a better site than the Kensington Legion. Located in the middle of the proposed Kensington Road Main Street, it would complement West Hillhurst’s historic main street on 19th St. and help connect the scattering of other retail, office and services along Kensington Road. It is also on a major bus route and it’s a very large site which can accommodate two large buildings.  With signature buildings and the right mix of uses, the site could be a wonderful addition to West Hillhurst, maybe even be the gateway to the community and a definite game changer.

Kensington Legion Site RevitalizationIn January 2015, the Kensington Legion (No. 264) entered into a partnership with Truman Development Corporation to redevelop their site. Since then, Truman has been working with architects and planners to develop a plan that will meet the needs of the neighbours, community and the City.

They are proposing a new four-storey office building on the western third of the site, which is a currently surface parking lot.  The Legion will own the building, use the street floor as its restaurant/lounge and the second floor as their office while leasing out the top two floors.

Once the Legion has moved out of its existing building, Truman would replace it with a contemporary condo building with retail at street level.  The original proposal for the second building would be 10-stories high along Kensington Road, then stepping down to 3-stories at the laneway on the north side.  The “step down” design will not only create an interesting shape, but will achieve the City’s density requirements while minimizing shadowing of neighbours’ backyards. The main floor will have 15,000 square feet of prime retail space.

Throughout the summer, Truman hosted open houses at the Legion every Wednesday and Saturday to get community input. The two major concerns were: size and height of the building and increase in traffic along 18th St NW (entrance to parkade will be via the back lane off 18th St NW) which is the access road for children walking to Queen Elizabeth (elementary, junior high and high) Schools.

Is Taller Better?

For many established community residents, the ideal maximum height for new condos is four storeys. However, the downside is there is only so much you can do with a 4-storey building design – they all tend to look the same. Once you go beyond 4-storeys, however, the condo usually becomes a concrete building which allows the more flexibility in the design and materials.

Many cities across North America have determined mid-rise buildings (5 to 12 storeys) are the most appropriate to revitalize established communities (especially for signature sites) as they create sufficient density to attract retailers and restaurants while still being pedestrian scale.  Kensington Road has the potential to become a vibrant pedestrian street with the addition of strategically located mixed-use projects like Legion No. 264.

North side of condo building with garden facing to homes. 

Is Traffic a Real Concern?

As with all major infill developments, the City of Calgary requires an independent
“Traffic Impact Assessment (TIA)” be conducted. Bunt & Associates Engineering Ltd. has submitted its TIA of this office/condo project based on parameters developed jointly with City administration. It will first be reviewed and technically scrutinized by the City administration and then circulated to the community to determine what, if any, changes are needed to minimize the traffic impact of the development on the community.

Bunt & Associates’ preliminary findings:

  • All intersections will continue to meet the City requirements. 
  • Sidewalk improvements are required.
  • Current crosswalks meet City standards.
  • Calgary Transit confirms it can accommodate site users.
  • Parking requirements will be met on-site.

Having completed many similar TIAs for various Calgary inner-city condo developments over the past few years, Bunt and Associates have observed, “density doesn’t always bring more traffic.”  For example, traffic volumes in Mission (on 2 St SW, 4 St SW, and 5 St SW) are lower now than they were in 1987, despite the addition of many new condos.  The same trend is already being experienced on Kensington Road where traffic volumes have remained constant despite West Hillhurst’s population growing 11% over the past five years.

The City and Bunt believe increasing residential density is contributing to lower vehicle usage in part due to:

  • Attracts new local business reducing the need for residents to drive to a restaurant, store or fitness studio. 
  • Supports more frequent transit which attracts more transit users from the entire community.
  • Located near employment centres (downtown, post-secondary institutions, hospitals) makes cycling more viable and increases need for cycling infrastructure, leading to increased cycling by the entire community.

Aerial view of project looking west. 

Back alley parking design. 

Truman has listened

Before submitting their proposal to the City, Truman took all the comments received and published a “What We Heard” report.  This 97-page report is a comprehensive document of the community engagement comments and how the Truman will respond to them, with excellent visuals. With respect to the above concerns, they have made the following changes – reduced the condo building height to 8-storeys, developed a proposal for traffic-calming measures for 18th St NW (which Truman will fund), exceed on-site parking requirements and will ensure residential permit parking only for surrounding blocks. 

Shadowing effect of tiered building design

Street between office and condo building.

Last Word

Truman’s team has created two attractive buildings that fulfill the City’s goal for mixed-use, modest density development of key sites in established neighbourhoods near major employment centres.  The proposal meets the expectations of YIMBYs living west of 14th Street, east of Crowchild Trail and north of the Bow River to the escarpment in creating a more walkable community. However, it will never meet all the demands of NIMBYs living in the immediate area.   

No development is perfect, but the Legion No. 264 proposal checks off all of the boxes on any City’s list of good infill urban projects principles. Indeed the project could be the poster child for the City’s Main Street Initiative and the catalyst for West Hillhurst becoming one of Canada’s best urban communities.

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Intelligent infilling or Living in a bubble?

Enhancing Established Communities: Make Multi-Family A Permitted Use

Calgary: Not your parents' suburbs!

"Not your parent’s suburb” was the headline of a Brookfield Residential’s advertorial back in November 2014 announcing their new master planned Livingston community on the northern edge of the city. That headline has stuck with me ever since as it is true not only for Livingston, but for almost all of the Calgary’s new communities. 

While some planner and politicians have been touting the “death of the suburbs” given the millennial generation doesn’t want the suburban lifestyle of their parents, other planners and developers have been quietly evolving new community planning to incorporate the best of suburban and urban living that appeals to people of all ages and backgrounds. The new communities of the 21st century look nothing like those of the late 20th century i.e. “your parents suburbs!” 

Not just about density

Too often the discussion of suburban vs. urban living is focused on density and type of housing – single family vs. multi-family.  Yes, the lots for single-family homes in Calgary’s new communities are smaller then they were 20 years ago.  Yes, there are more condos being built in the ‘burbs than ever before. 

The housing types today are also more diverse. Rather than creating homogeneous communities where all the homes look alike, and are marketing to the same demographics, new communities today include housing that will attract, young singles, young families, older families, empty nesters and even seniors’ homes.  Today we understand creating community is about integrating people of all ages and backgrounds.

But, today’s master plan communities are not just about residential development, it is about strategically integrating residential with retail, restaurant, health and other commercial development so that many of our everyday needs can be obtained within our community.  Road and pathways are designed to allow residents to walk, cycle or take transit to more of their everyday activities.  Terms like complete streets, walkable communities, healthy choices and transit-oriented development populate every new community master plan.

Livingston

Livingston, at 1,430 acres is one-third the size of Okotoks, but will have a density higher than Hillhurst/Sunnyside at 8 to 10 units per hectare. It will include a town centre like Kensington for shopping, surrounded by three residential communities – Carrington, Livingston South and Livingston North. 

It will be home to 35,000 people living in 5,000 single-family homes and 6,500 multi-family homes (apartment style condos, townhomes and semi-detached). Plans call for 70% of the homes to be at an affordable price point with flexible zoning allowing for home-based businesses and secondary suites.

Livingston will be the northern terminus of the North Leg of the BRT (Bus Rapid Transit) and eventually the LRT, giving residents easy access downtown office jobs. They will also have easy access to Stony Trail for commuting to Calgary’s growing NE Airport/Distribution District.   Plans also call for 7,000 people to work in Livingston’s at various commercial buildings – rumour even has it that Calgary’s next major hospital will call Livingston home. 

In addition to a full range of shops and services in the town centre, Livingston is part of 138 km citywide Greenway pathway that will be linked to numerous parks, green spaces and pathways within the community. Show homes could be open as soon as late 2016.

For more information: Livingston 

New community of Livingston is being planned as "live, work, play" community with 90% of homes within 400m of transit. 

West District

West District (not to be confused with West Village or West Campus) is a new master planned infill community on Calgary’s west side next to existing Cougar Ridge, Wentworth and West Springs. Of the 3,500 homes, less than 50 will be single-family and those will be along the southern edge where West District links with existing a single-family street. The vast majority of the buildings will have retail or town homes integrated at street level with 5 to 8 storey apartment style condos above.

Like Livingston, West District will have Kensington (10th Street) like pedestrian shopping street anchored by an urban grocery store. In addition to 500,000 square feet of retail, West District will also have 1,200,000 square feet of office/institutional space for 5,000+ workers, which could include a post-secondary satellite campus or a health care facility.

Truman Homes who conceived West District have already received significant interest from empty nesters from the neighbouring communities who want to continue to live in the area, but are looking for a smaller low maintenance homes.  First-time buyers are also expressing interest as plans include a shuttle bus to the West Leg of the LRT.  Young professions like the affordability and size of the West District’s condos along with the easy cycling access to downtown.  Discussions are currently taking place to include a care facility for seniors so people living in West District continue to live in the community as they age.

The centerpiece of West District will be a central park on the same scale and quality as the Beltline’s Memorial Park that can be used for festivals and a farmer’s market.  It will provide a vibrant urban experience not only for those living in the community, but for all of Calgary’s communities west of Sarcee Trail.

Aerial view of West District surrounded by sea of low density single-family homes i.e. 20th century new community planing 

West District's Central Park will include: Performance space, plaza, skating trail/rink, cafe, splash park, playground, sports court, putting green and natural area. 

A prototype for a mixed-use condo building in West District with retail at street level. 

Last Word

It is interesting to note that when fully built-out Livingston will provide $20 million in annual taxes to the City and pay out $170 million in development levies.  West District is expected to add $10 million in new residential and business tax each year and over the next 50 years will generate $400 million more in taxes than a low density residential communities i.e. “your parents suburbs” would generate.

If you like this blog, you might like:

Suburbs: Don't be too quick to judge!

What is urban living and who really cares?

Suburbs move to City Centre in Calgary

Calgary: Are we too downtown centric? 

Community Engagement 101: You can't make everyone happy!

It was three years or so ago that James Robertson, President, West Campus Development Trust (WCDT) said to me “design and defend is dead.”  What he meant was that developers, especially those wanting to do major infill projects in established communities, can no longer just design what they want to build, then host a single public open house where they defend the design of their project as the best thing since sliced bread.  Robertson’s comments came after one of the several WCDT open houses to share with neighbours, their planned development of the University of Calgary’s land on the west side of campus near the Alberta Children’s Hospital (now called University District). 

Robertson and his team were very careful not to design anything before talking to the community first to get some idea of what there concerns were. They first – and wisely – got some idea of neighbours concerns. Only then did they begin to develop a master plan for the 184-acres always keeping the public informed with more open houses and meetings with Community Associations to fine tune the plan as much as possible to meet the University’s needs and those of the community.  At the same time the thoughtful plan had to be based on sound economic and urban planning principles.  University District when fully built out will become home to 15,000 residents and 10,000 workers.

A typical post-it board of comments from any open house or community workshop for an major infill development.

Urban Village in Suburbs?

In the spring of 2014, Truman Developments created the Engagement Hub, a purpose-built 2,000 square foot building on site of their proposed new community West District next to West Springs and Cougar Ridge.  The café-like build was designed as a place where people could comfortably visit and learn about some of the ideas Truman was considering for their new urban infill community. The Engagement Hub was open weekdays, weekends and evenings to allow neighbours to drop by at their convenience to find out what ideas others had given, share their ideas and peruse a library of books with examples of good urban planning.  It was only after 200+ hours of consultation in groups and in one-on-one basis that Truman finalized their master plan for this condo-only community next to sea of single-family homes.

Truman's purpose built Engagement Hub building provided everyone to drop by and discuss plans and ideas for the new West District community. 

Kingsland Densification

More recently, Brookfield Residential took community engagement one step further.  They engaged the community before they even purchased the Market on MacLeod (a former car dealership site on Macleod Trail near Heritage Drive).  In this case, they sent a survey to neighbours soliciting input on their concerns and opportunities to redevelop this gateway site to the community. Once the survey results were in, they hosted a public open house to share the results and, further discuss the redevelopment of the site to determine the community’s appetite for transforming their community into more of an urban village.  Brookfield is currently evaluating the community’s input before they exercise their right to purchase the land and begin the master planning design process.

  Market on Macleod site is perfectly located for urban densification. 

Market on Macleod site is perfectly located for urban densification. 

Harvest Hills Densification 

Cedarglen’s purchase of the Harvest Hills Golf Course - with the intent of converting it into a condo/townhome residential development - has been met with significant resistance from the neighbours since Day one.  However, unlike the Shawnee Slopes Golf Course redevelopment a few year back where the new landowners were reluctant to meet with the community, Cedarglen, with the help of Quantum Developments, have been actively discussing with the community their Land Use Rezoning application, as well as options for redevelopment. However this process hasn’t prevented some very heated exchanges by those wanting the City to retain the land for recreational use only.

Google Earth image of Harvest Hills Golf Course today.

Outline Plan of the proposed Parks at Harvest Hills development. 

Last Word

In each of these cases, while there has been significant upfront community engagement, there are still some unhappy Calgarians.  Unfortunately, there is no master plan for new urban infill developments that will meet the diversity of needs and demands of everyone in a community. The biggest issue is always the City (not the developer) wanting to create denser (i.e. condo) communities, which are cheaper to manage (roads, schools, emergency services etc.), while most Calgarians have a love affair with the single-family home.

Lesson Learned 

You can’t make everyone happy, no matter how much community engagement there is!

An edited version of this blog was commissioned by Condo Living magazine. 

If you liked this blog, you might like:

West District: Community Engagement Gone Wild

University District: Calgary's First 24/7 Community

Kensington Legion Redevelopment: Taller is better?

The Rise and Fall of the Grocery Store!

Recently, I wrote that Calgary’s greater downtown communities are being well served by the numerous existing supermarket chains and specialty grocers.  However, several readers questioned me about the need/opportunity for boutique urban grocery stores given the numerous condos popping up everywhere around the downtown.

Their comments haunted me for a few weeks until recently, when west driving along 20th Avenue NW from 10th to 19th street (where there is a mid-century corner store every few blocks).  I was reminded how Calgary’s inner city communities, when first developed in the ‘40s and ‘50s, all had “mom and pop” mini, grocery stores every few blocks. 

The mid-century corner store was critical to the walkability of those communities (back then it was one car per family).  It was not large, in fact no larger than neighbouring houses at about 1,000 square feet. Some were two storeys; others had an attached home to create the equivalent of today’s live/work space. The stores were usually located on major community access roads (like 20th Ave NW) that were enroute to other places, making them very convenient.

It had no surface parking lot, nor a requirement for assigned street parking - neighbours just accepted cars would pull up, get what they needed and drive off.  There were no concerns about children’s safety, even though they regularly played on the street. It was a place where kids as young as six years old could be sent to pick up a loaf of bread, a jug of milk and even occasionally allowed to spend the change on a treat from the penny candy selection.

It was also a time when people didn’t demand organic foods, exotic fruits from their favourite boutique orchard in Okanagan, farm-to-table vegetables or artisan breads.. It was a time of instant coffee and canned vegetables. People didn’t drive across the city to get their favourite coffee beans or find that specialty spice for an ethnic-inspired dish.

It was all about basic foods bought at convenient locations.  The “mom and pop” corner store, evolved into chain convenience stores like 7-Elevens and Mac’s, in the ‘60s, which served a similar purpose but weren’t located every few blocks. 

Jimmy's A&A Deli is located at the corner of 20th Ave and 13th St NW. 

Browns's Grocery is located at 20th Ave and 11th St. NW.

Weeds Cafe is located at the corner of 20th Ave and 18th St. NW.  I expect it was a grocery store when first built. 

21st Century Corner/Convenience Store

Might bringing back the convenience store be something developers and city planners in Calgary should be looking at - both for established communities and new suburbs?   Would creating a land use that would allow a small corner store every few blocks along access roads in new communities make sense? Would people support them?

Perhaps the MBA yuppie types laid off in the oil patch might consider using their entrepreneurial skills to create the 21st century convenience store. Two good case studies for a model new convenience store can be found in Bridgeland, where both Lukes Drug Mart and Bridgeland Market, though very different, seem to be thriving. 

Lukes Drug Mart is very interesting model. Family-run since 1951 and today under Gareth Lukes’ leadership, it is more than just a drugstore - it is also a coffee bar (serving Four Barrel coffee from San Francisco), grocery store (basement) and hipster store (with numerous niche brands of specialty retail and dry goods).  In this tiny store, you can buy groceries, have a prescription filled, access to Canada Post office and shop for unique items like Rifle Paper cards, Vance Family Soy Candles or Mast Brothers Chocolate.

Did you know that Lukes was named one of the Top 11 new record stores in Canada by Aux (a Canadian specialty TV channel and website) in 2013?  Yes, Lukes carries vinyl too!

Bridgeland Market at the east end of First Avenue NE is a second example of a 21st century corner grocery store. Compared to Lukes, it is a more traditional mid-century corner grocery store but with a modern twist. They pride themselves on having some of the “rarest, freshest and most ethically created products in the community.”  You can complete their “Product Request” form online if there is something you think they should bring in and  sign up for Marketgrams for updates on when they’re cooking up something fresh.

Along with artisan breads of all kinds, you will find croissants and “Made by Markus” treats like macaroons.  Combine that with other offerings like Santa Cruz Lemonade and Green Cuisine tofu and you see how convenience food has morphed into today’s increased demand for organic comfort food.

However, like Lukes and even the mid 20th century corner store, Bridgeland Market is family-owned and operated. As they say, “we’re just a bunch of locals.”

Both Lukes and Bridgeland Market are small spaces - less than 2,000 square feet (the size of today’s typical Calgary home) and certainly not to be confused with new urban grocery stores like Urban Fare at 30,000 square feet, (coming soon to Lower Mount Royal), a Shoppers Drug Mart at the base of a condo building (15,000 square feet) or a destination supermarket (50,000+ square feet).

Lukes Drug Mart is located on 1st Ave at 4th St. NE

Bridgeland Market is located on 1st Ave and 10th St NE.

Bridgeland Market's provides great local grocery shopping.

Bring back the milkman?

All this thinking had me also wondering if the next evolution of grocery shopping isn’t the “bricks and mortar” local grocery store at all, but rather home delivery.  With the rise of online shopping, one can’t help but think the next step in the evolution of grocery stores will be to bring back the 21st century equivalent of the ‘50s bread man and milk man.

Instead of creating mega supermarkets or micro-grocery stores, everyone may well have a “Shopping List” App that links to a giant warehouse that will deliver your groceries and dry goods at your convenience. For those living in downtown condos, that would mean one less reason for owning a car.  And for everyone, it would free up a lot of time for extracurricular activities.

In fact, online grocery services already exist in Calgary. One is called Sustainable Produce Urban Delivery (or Spud for short) focusing on organic food. Sunterra also has an online grocery ordering and delivery service, as does Walmart. 

Home milk delivery was common place until the late '60s in Calgary.

Last Word

Hmmm….could it be that in the future, at least some of those monolithic Walmart and Costco sites will become mixed-use condo villages? Never say never!

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Calgary's Cafe Culture

Do we really need to develop West Village?

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.

The City of Calgary's West Village Area Redevelopment Plan identifies numerous parks and public spaces as keys to creating an attractive liveable urban community in West Village. 

Currently, Calgary has ten urban villages, all at various stages of development or revitalization:

  1. Beltline (revitalization)
  2. Bridges (revitalization)
  3. Currie Barracks (new)
  4. East Village (new)
  5. Inglewood (revitalization)
  6. Kensington (revitalization)
  7. Mission (revitalization)
  8. University City (new)
  9. University District (new)
  10. 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.

  This Google Earth image illustrates he proximity of Calgary's 10 urban living (condominium) communities to each other. 

This Google Earth image illustrates he proximity of Calgary's 10 urban living (condominium) communities to each other. 

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).

The proposed Promenade along the Bow River in West Village will function much like the River Walk in East Village as meeting place for new residents. 

Cannibalism?

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.

  The City's West Village ARP conceptually identifies five precincts for the new community. The CalgaryNEXT arena/stadium/fieldhouse would take up the entire Promenade District. 

The City's West Village ARP conceptually identifies five precincts for the new community. The CalgaryNEXT arena/stadium/fieldhouse would take up the entire Promenade District. 

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.

These include:

  • 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.

Last Word

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:

CalgaryNEXT: The Good, The Bad, The Ugly, The Bold

Urban Living is in its infancy in Calgary

Calgary: Leader in addressing urban issues

 

Calgary Community Engagement: Raising the bar again!

Last September, I posted a blog entitled “ West District: Community Engagement Gone Wild” documenting the outstanding efforts of Truman Developments to make it easy for the public to share their thoughts about “West District,” a multi-block urban village being planned by Truman in the middle of suburbia on Calgary’s west side.

Their engagement plan included the construction of a building on site to meet with people in groups and individually to discuss ideas and concerns over a four-month period. This was no cursory open house meeting where the community was allowed to rant and rave and give their opinions while the developer politely listened but went away and developed the master plan more or less as they had planned anyway. The old “design and defend” development process is dead in Calgary. (Learn more at: West District: Community Engagement Gone Wild.)

Now a year later, Brookfield Residential is raising the bar yet again on community engagement in Calgary by engaging the Kingsland community with their Kingsland Market on Macloed (Brookfield’s name for the project) project on the huge former McKay car dealership site on Macleod Trail near Heritage Drive SW.

Brookfield's Kingsland Market on Macleod is ideally situated to become the gateway to the community from Macleod Trail. 

How could that be?

Brookfield is meeting with the neighbours and community even BEFORE they buy the land to determine how the community feels about the idea of transforming the site into a 21st century urban village.  There are no plans, no sketches, no pretty pictures of what might be; it is just a blank slate until they get the community’s input I am not aware of any developer to date being so proactive in Calgary.

At this time Brookfield’s vision and plans for the site are purposely unresolved, to wisely avoid falling into the “design and defend” debate.  In a recent email I received, the vision statement read:

“Kingsland Market will be Calgary’s newest sustainable urban village at the gateway to this established community. The vision is to generate a magnificent renewal of the site that will present new residential and commercial options for an ever-increasing and diverse population within our city.  It will reinvigorate green space and reunite this area into a seamless whole with the rest of the community and all that it has to offer.”

 While some might argue this is too ambiguous, I think it helps to start the discussion by identifying four key community-enhancing ideas:

  1. New residential options that will diversify the community’s population.
  2. New commercial options – retail, restaurant, café, entertainment, recreational – that will create a more walkable live/work/play community.
  3. Enhancement of green spaces which will make the community more attractive for existing and new residents.
  4. Enhancement of connectivity by creating a more attractive, walkable experience for residents to the Heritage Station LRT and Macleod Trail bus stops.

The survey says…

Their first step was posting a survey online asking neighbours to share their concerns and ideas.

I contacted Brookfield to see if I could get the results of the survey and in the spirit of transparency they willing agreed to share them.

As of September 8th the Kingsland survey had generated over 200 survey responses, the comments range, as one would expect from entirely opposed, to entirely positive.

 The common themes to date are:

  • Retention of Market on Macleod
  • Rental/Residents
  • Affordability of condos
  • Traffic/Speed
  • Parking
  • Height

Key questions raised in the comments:

  • Who is the target market of this project?
  • Will this result in the loss of the market?
  • Will the units be owned or rented?
  • Do we get to vote on the redevelopment?
  • Has the community association already committed?
  • Would you consider trying to incorporate the marketing into the development?

Sample positive comments:

  •  This looks like an amazing project – I look forward to hearing how it progresses
  • I think this is a great idea and could really improve our neighbourhood!
  • I would welcome this site but only if it can be kept affordable.
  • I am excited to finally have a project that will give our community a vibrancy transfusion it hasn’t had for years. The community has been atrophying from lack of interest.
  • We would love to have a professional, seamless development that would provide a good example of modern urban renewal.

Sample negative comments:

  •  I am fundamentally opposed to any rental or highrise development in Kingsland. I understand this is a condo or a rental that is a ways away but once one of these projects gets a toehold, many more will follow.
  • I am very disappointed that you are doing this. The Market will be gone and a quiet residential neighbourhood will be turned into another urban concrete jungle, not a quaint village. I live very close to this proposed development and may move because of it.
  • You are lowering the value of our already unappreciated community thanks to developers like you and renters.
  • Definitely not thrilled about the Market being demolished to build more [yuppie] condos.

None of these comments are surprising; they are the same comments you hear from the community for every Calgary infill development whether it be Stadium Shopping Centre, Harvest Hills Golf Course or Kensington Legion site.

The next step is to host an open house further discuss the ideas, issues, concerns and opportunities.  Everyone is welcome:

When: September 16, 2015 at 7:30 pm, Kingsland Community Association Hall (505 78 Ave SW)

It will be interested to see how many people attend the open house and what they have to say.

Kingsland Market FAQ

About Kingsland

Kingsland is, for the most part, a typical Calgary community.  It is unique in that residents in Kingsland are less likely to live in a single-family home (28%) compared to the 58% city-wide and more likely to be renters 68% compared to 31% city-wide. 

The median age of the 4,812 Calgarians that call Kingsland home is on par with the city average and the education profile of the Kingsland community is about the same as citywide figures - yet their median household income is only $59,908 compared to the city-wide figure of $81,256. 

Where Kingslandians shine is that 26% take public transit to work and 10% walk compared to only 17% of Calgarians city-wide using transit and 5% walking to work. 

(Source: City of Calgary, Community Profiles, 2014)

The boundaries of Kingsland are Glenmore Trail on the north, Heritage Drive on the south, Macleod Trail on the east and Elbow Drive on the west.

Last Word

In chatting with Jaydan Tait, VP Calgary Infill Communities, with Brookfield Residential he tells me “We are doing this early engagement to build trust with our neighbours right off the top. We want to understand our neighbours’ direct opinions on the potential reinvigoration of the site. The early kick-start to the conversation and using the Metro quest survey provides unfiltered feedback from people.  This is different from more typical development engagement where feedback is often collected and channeled by a Community Association or other groups. The engagement will inform our decision on whether to proceed with the acquisition based on the ability to realize a shared development vision.  We want to demonstrate to neighbours, community and City Council, we are being completely transparent in our commitment to creating great places in our City.”

Kudos to Brookfield to let the neighbours get their thoughts on the table early, even before the City planners. Now the challenge will be to continue work with the community and neighbours where there is a diversity of ideas - some diametrically opposed - to foster a shared vision linked to market and financial realities.

As I always like to say, “There is no perfect vision, no perfect redevelopment plan. You can never make everyone happy!” Best wishes Kingsland community and Brookfield!

Seattle vs Calgary: Capturing the urban tourists' imagination?

For years now friends and colleagues have been telling me “You have to go to Seattle. You will love it!” In May, we did visit Seattle (we have been there before but it was 12 years ago) and yes we did love it, but I couldn’t help but wonder why people love Seattle so much when Calgary has as much urban culture to offer.

Seattle, like Calgary, is a corporate city - Amazon, Microsoft, Starbucks are all headquartered there.  However their downtown doesn’t feel as “corporate” with downtown blocks having a good mix of hotel, residential and office buildings, with some street level retail and restaurants thrown in.  In fact, on Seattle’s downtown neighbourhood map, they refer to it as the downtown retail core.  In contrast, Calgary has 40-blocks filled with two, three and sometimes four office towers per block and no street retail except for Stephen Avenue.

Downtown as a tourist attraction

Perhaps the biggest difference is Seattle’s downtown is perceived as a major tourist destination. Great tourist cities have iconic attractions.  In Seattle, hands down, the icon is Pike Public Market.  But Seattle also has converted their 74-acre, 1962 World’s Fair site into a year-round attractions district, clustering the Experience Music Project, Chihuly Gardens, Science Centre, Children’s Museum, Space Needle, IMAX and Key Arena into an area called Seattle Centre. Calgary’s equivalent would be Stampede Park - if we added the Calgary Tower, TELUS Spark and the new National Music Centre.

To visualize what the Calgary Flames are proposing for West Village, Seattle would be a good place to visit given its side-by-side baseball and football stadiums at the south end of downtown along the water’s edge, next to the LRT and Amtrak tracks.  We explored the area a couple of times (when there were no games going on) and it was like a ghost town. I hope the Flames do better.

From an urban design (architecture, public art and public spaces) perspective, Seattle and Calgary are similar, both having early 20th century historical buildings districts (Pioneer Square vs. Stephen Avenue) as well as many shinny late 20th and early 21st century towers.  Seattle’s free Olympic Sculpture Park along their waterfront includes a who’s who of international public art, while Calgary’s entire downtown is a sculpture park with over 100 artworks. 

The Seattle Art Museum (known as SAM), like Calgary’s Glenbow, is both an art and history museum.  We lucked out on the day we went - SAM is free on the second Thursday of the month. The place was packed – making me wonder why the Glenbow doesn’t offer one day free per month like most museums and galleries in major cities. 

Seattle, with its huge convention centre, makes Calgary’s look very minor league.  I loved that the public areas have hundreds of artworks that are free for all to explore.

Loved the psychedelic reflection of the Seattle Needle in the facade of the futuristic Frank Gehry's Experience Music Project building.

Seattle Convention Centre has a galleria over the road connecting the large exhibition spaces and meeting rooms.  Inside there are hundreds of artworks that create a free public art gallery.  A similar galleria was proposed for Stephen Avenue in Calgary connecting Bankers Hall and TD Square but never got built. 

The Seattle Central Library is an iconic architectural gem that is popular with both locals and tourists.  Hopefully Calgary's new Central Library will have the same popularity. 

Like Calgary Seattle has public art everywhere.  This piece that using water from the roof of the building caught my attention. In addition, Seattle has a massive Art Park with a "who's who" of public art artists. 

Hotel Fun

The hotel culture in Seattle seems very different from Calgary’s, focusing much more on the leisure tourist vs. the corporate traveler.  In “sleeping around” downtown Seattle, we discovered a delightful commonality - a vibrant “Happy Hour scene.” The historic Mayflower Park Hotel (famous for their martinis) offers guests free appies in their intimate Oliver’s lounge. The hipster Hotel Max offered free local craft beer in their lobby/living room (as well as great art and several large picture windows for catching the city’s “sidewalk ballet”). The playful Hotel Monaco offered a wine tasting with very liberal pours.  Seattle could well be the Happy Hour capital of North America, with 600+ happy hour listings in “The Sauce “magazine.

Mayflower Park Hotel is full of historic charm and character.  It is perfectly located for shoppers just a block away from Nordstrom and Macy's. 

Hotel Monaco had the most colourful hotel rooms we have ever stayed in.  The yoga mat was a nice touch.  

Every room at the Hotel Max had a door with a large photograph on the door by a local artists.  On our floor all of the doors had photos of Seattle musicians.  Very cool!

Like Calgary, Downtown Seattle lacks a real Main Street for shoppers.  From a tourist shopping perspective, I was surprised at not only how fragmented their retail is, but also that Nordstrom’s flagship store wasn’t more grand and upscale. Calgary’s The Core shopping center surpasses anything Seattle has to offer shoppers and Holt Renfrew is grander than anything in Seattle.

Urban Living

Urban living is exploding in Seattle - 58 residential projects will add 10,000+ residential units in their City Centre over the next few years. In comparison, Calgary has 7,194 units approved or under construction in its City Centre. Like Calgary, trendy urban communities surround Seattle’s downtown core. 

Dozens of highrise condos dot Seattle's urban landscape.  Seattle's monorail provides a futuristic perspective of the city for tourists, as does Calgary's 20 km +15 elevated walkway. 

Cafe Culture 

Belltown is Seattle’s Beltline with lots of new highrise condos, trendy restaurants and its link to the Seattle Centre (1962 World’s Fair site) i.e. their Stampede Park. 

Capitol Hill and First Hill communities are separated from Seattle’s downtown core by the I-15 interstate. Capitol Hill is the city’s hipster district with several new low to mid-rise condos and restaurants opening weekly.  It is home to Starbucks’ mega new Reserve Roastery & Tasting Room and several other local roasteries. Calgary’s equivalent would be Mission/Cliff Bungalow with its 4th Street restaurant row or Kensington with its abundance of coffeehouses and roasteries.

This Coke machine appeared mysteriously over 15 years ago, outside of the Broadway Locksmith near the corner of John and Broadway in the trendy Capitol Hill district.  Nobody knows who it belongs to, where the money goes or who restocks it.  It seems pretty popular as two people stop to buy a beverage while I was taking photos. 

The Denny Triangle is an extension of the downtown core, much like Eau Claire is in Calgary with a mix of office and condos. Amazon purchased three blocks in the district to create its highrise campus, which will be analogous to Eau Claire’s campus-like collection of dark blue glass oil patch towers - Devon and Centennial towers soon-to-be joined by Calgary City Centre and Eau Claire towers.

South Lake Union, Seattle’s newest urban community, anchored by a Whole Foods store is quickly becoming surrounded by condos, restaurants and shops.  Bridgeland would be Calgary’s equivalent.

Whole Food patio in South Lake district creates a wonderful street buzz. 

Urban Living Test Drive 

For anyone thinking of moving to one of Calgary urban communities and wondering what urban living is all about I’d recommend a trip to Seattle and staying in a couple of different hotels. Our penthouse (12th floor) suite at the Mayflower was equipped with two bathrooms, a lovely living room area with city and sea views and Macy’s and Nordstrom across the street.  If you like old world charm, this is your spot.

If you want some fun new home décor ideas, check into Hotel Max or Hotel Monaco.  At Max, each room door features a full, door-size local photographer’s work. Walk the hallways and enjoy the free photography exhibition. Our room had original art, as well as a record player with local musicians’ records. How cool is that?

Hotel Monaco is like living in an Andy Warhol or Roy Lichtenstein 60s Pop Art artwork with its use of bright colours and bold patterns. It is amazing how big 500 square feet can look and feel when the city lies outside your front door.

Seattle is know for its coffee, what surprised us were the scrumptious biscuits and jam that on many menus. Yum! Yum! 

Last Word

Creating a vibrant city centre is more than just making it a place to “live” (new condos) and “work” (new office towers).” It is about creating a fun urban playground – shops, museums, galleries, restaurants, cafes, concerts, pubs, festivals, theatre, parks, public art and architecture. Calgary’s city centre has much to offer urban tourists as Seattle, Portland or Denver, but for some reason it hasn’t captured the attention of urban tourists. 

It is certainly not from a lack of trying by Tourism Calgary!

Click on links below for Calgary blogs that connect to statements made in this blog about Seattle vs Calgary: 

Beltline: North America's best hipster neighbourhood?

Kensington: One of North America's Healthiest districts

NoBow: Jane Jacobs could live here!

Ramsay: Calgary's FFQ Industrial District

East Village: A Masterpiece In the Making?

Soon hundreds of new residents will be invading East Village, the first since Battistella Developments’ Orange Lofts in 2003.  When Mayor Bronconnier announced the City was forming the Canada Municipal Land Corporation (CMLC), in 2007, to develop yet another master plan for East Village (after 2005 World’s Fair bid failed) many were doubtful it would be successful.

Under the leadership of Chris Ollenberger, CMLC’s first CEO, the development of an ambitious and comprehensive East Village Master Plan was fast tracked. Soon major infrastructure projects commenced – 4th Street Underpass, Riverwalk and rebuilding of all the roads – to demonstrate to potential developers and future purchasers the new East Village was going to happen.

Over the past few years, East Village has been a mega construction site with a mix of exciting projects – condos, museum, library, hotel, and pedestrian bridge. It is not a coincidental the Simmons Building and St. Patrick’s Island both reopened just as new residents are about to move in.  It was all part of the master plan; each project was timed to create a synergy that will foster a vibrant new mixed-use urban village for Calgarians.

I must admit when I first saw the computer renderings for the new East Village condos I was less than impressed.  I was expecting designs that were more intriguing, innovative and individual.  

East Village sales pavilion, with new condos in the background.

Generic Design?

FRAM+Slokker’s 18-storey condo “First” seemed conservative for a 21st century urban village with its rectangular podium at street level with another rectangle tower on top.  The only contemporary elements are two black boxes jutting out from the white façade.  I couldn’t help but think of Battisella’s fun Pixel condo in Kensington with its sunshine yellow boxes, which to me are more cheerful and charming.

Similarly, Embassy BOSA’s “Evolution” a white two-tower condo with brick podium also seemed like a generic design that could be anywhere.  Nothing shouted out to me “this is new, this is innovative, this is the new East Village in Calgary.” In fact, they look like something borrowed from South Beach, Miami or some other ocean resort community.

I was surprised neither design integrates some of the blue/green palette of the Bow River. Rather it seems the palette for East Village condos (including N3) - white, black and grey - was taken from Riverwalk, rather than Bow River.  

Embassy BOSA's Evolution project in East Village.

FRAM+Slokker’s 18-storey condo “First” 

Don't need to be bold?

However, after recently hanging out in East Village my thinking is changing. The big, bold architectural statements in East Village will be the National Music Centre and the new Central Library, with the condos playing a supporting role.  I now realize, First, Evolution and N3 don’t need to be bold, they need to work in harmony with the new Library and National Music Centre and historic buildings like the Simmons Building. 

National Music Centre / King Edward Hotel is currently under construction. 

New downtown library is currently under construction. 

The new George King bridge links East Village to St. Patrick's Island which has been revitalized into an urban playground with elements like pebble beach. 

St. Patrick's Island's pebble beach.

East Village River Walk geometry. 

Simmons Building on the River Walk is home to a restaurant, cafe and bakery. 

Last Word

In a good landscape painting there are usually one or two focal points with the rest of the painting providing visual interest through their line, shape, space, colours, textures, contrasts, variety, rhythms and patterns that are synergistic with the focal points.  East Village’s landscape painting is still a work in progress, but it is getting better every month. It could well be a masterpiece in the making.

If you like this blog, you might like:

The importance of the public realm.

West District: An urban village in the 'burbs!

Urban living is in its infancy in Calgary

Aerial view of East Village (see towers with yellow cranes) and St. Patrick and St. George Islands. (photo credit Peak Aerials Photography)

Calgary's urban grocery store saga!

An edited version of this blog was published in the Calgary Herald's NEW CONDOS section on Saturday, August 29th, 2015 titled, "Grocery store placement a tricky business." 

Whatever happened to the six grocery stores being planned in Calgary’s City Centre (all of the urban communities within 3 km of downtown office core)? Back in August 2014, Calgary Herald City journalist Jason Markusoff reported that developers of no less than six different condo projects were negotiating with grocery stores to locate in their projects.  

Fast forward to August 2015 - Loblaw’s has done a deal for a mega 100,000 square foot (50% will be groceries and 50% other goods) East Village with Rio Can. First Capital Realty recently announced they have inked a deal with Vancouver’s Urban Fare (a subsidiary of the Overwaitea Food Group) as the anchor tenant of the ground floor retail space for The Royal condo on 8th Street and 16th Avenue SW.

  Concept of the new Loblaws store in East Village. 

Concept of the new Loblaws store in East Village. 

Ryan Bosa, President of Embassy Bosa Inc. the developer for The Royal (condos and commercial spaces) is “very excited with Urban Fare being at our doorstep as First Capital’s anchor tenant.  Grocery stores help define neighbourhoods and Urban Fare will fill in the last piece to make this a fully amenitized neighbourhood with a massive convenience for the existing community and our homebuyers alike.  Without question, the grocery tenant had a huge impact on us going after this site (though Urban Fare was not confirmed at the time we did the deal, we did know there would be a high-caliber grocer).”

  Computer rendering of the new Urban Fare store at street level of The Royal on 8th Ave SW at 16th Street.

Computer rendering of the new Urban Fare store at street level of The Royal on 8th Ave SW at 16th Street.

Why did it take so long to get two new grocers to locate in the Beltline and East Village?  And why is Whole Foods rumoured to be locating in Northland Mall and not in an urban community you ask?”

Perhaps it is because Calgary’s City Centre is already well served with its current nine grocery stores – three Canada Safeway (Mission, Beltline and Kensington), Calgary Co-op Midtown, Sunterra, Community Natural Foods, Bridgeland Market, Amaranth Whole Foods Market and Sunnyside Natural Market.

In chatting with a few grocery store experts, a modern large grocery store like Canada Safeway, Sobey’s, Save-On-Foods or Calgary Co-op needs a minimum customer base of 30,000 to warrant opening up a new store.   Given that our greater downtown has four large grocery stores, they alone have the capacity to serve over 120,000 residents.  If you add up all of the communities within a 4 km radius of our downtown core, the population only adds up to 75,000. So our greater downtown communities are well served by the existing grocery stores - despite what some might argue!

There is probably room for a couple of other specialty grocers, which is exactly what we have with Community Natural Foods, Bridgeland Market, Sunterra, Amaranth Whole Foods Market and Sunnyside Natural Market.

Proposed sites for new grocery stores

The mega makeover plans of Eau Claire Market includes a grocery store but the population of Eau Claire, Downtown Core and West End won’t even add up to 20,000 people when all the proposed new condos are completed.  With the coming of a mega grocery store in East Village, that just about kills any opportunity for a major grocer to set up shop in Eau Claire.

An ambitious three-tower residential project called West Village Towers at 9th Ave SW at 10th Street (old Stampede Pontiac site) is another location looking for a major grocery store to locate there, but with Canada Safeway, Calgary Co-op and Community Natural Foods all just blocks away, this will be a tough deal to negotiate.

West Village Towers is a partnership between Wexford Developments and Cidex Group of Companies who retained NORR architects Calgary and Dubai offices, including world-renowned architect, Yahya Jan, to design West Village Towers, which will include 575 units and 90,000 sf of retail including a possible grocery store. 

Anthem Properties has been sitting on their Mcleod Trail 25th Ave SE land (just west of Erlton LRT Station) since 2007. Its proposed development plan calls for a mixed-use development with four residential towers totaling 570,000 sf, (which translates to 600 condos or about 1,000 people).  Their website indicates the commercial podium at street level will be anchored by a 75,000 square foot grocery (there is even a computer rendering showing a generic Grocery sign). 

The question one has to ask is “Would Sobeys possibly sell their Canadian Safeway site in Mission and open a modern grocery store in Erlton?”  There aren’t sufficient residents in Mission, Erlton and Roxboro to support for two grocery stores even with several new residential developments over the next five to ten years. 

Peter Edmonds, Director, Marketing tells me Anthem Properties is “currently working with a national grocer (not Sobeys) on a 38,000 square foot store to open within three years and with construction starting on their Erlton Station mixed-use development in the spring of 2016.”

Erlton Station mixed-use development includes retail along Macleod Trail with a grocery store.

PBA Land & Development recently announce plans for a 100,000 square foot mixed-use project at the corner of 17th Avenue and 1st Street SE, which would include a 15,000 square foot grocery store at street level.  If the Erlton Station deal is inked it would be difficult to imagine another grocery store at this location.

Facing Reality

While many Calgary urbanites would love to see more grocery stores locate in new developments, the harsh reality is there are already more grocery stores in our greater downtown communities than in most urban centres.  The current Canadian Safeway and Calgary Co-op store sites are economically viable in part because they have only owned their land for a long time and they own the building.  Trying to operate a viable grocery store in a high rent urban site with limited vehicular and loading access and expensive indoor parking and without a critical mass of residents is a difficult investment to make for the low margin grocery store business.

One former senior executive with a major international grocery store chain told me "people should be careful what they hope for.  If we opened a story in Bridgeland, that would probably mean the end of the local mom and pop stores like, Lukes Drug Mart and the Bridgeland Market and we'd become the big bad corporate store. Despite what many think, we are sensitive to our relationship with the communities we serve - they are our customers."

The addition of a Loblaw’s grocery store in East Village and the Urban Fare in the Beltline will dramatically change Calgary’s urban grocery store culture for the next decade making it difficult for any new players for several years.  That is just my opinion and I hope I am wrong!

Last Word

The public should realize developers are working very hard to ink a deal with new grocery store operators, but it isn’t easy, Nobody is going to sign a deal that doesn’t make economic sense for both the developer and the grocer. 

If you like this blog, you might like:

Whole Foods Lincoln Park 

Beltline: One of North America's best hipster neighbourhoods

Calgary's secret urban village?

 

CalgaryNEXT: The Good, The Bad, The Ugly, The Bold

Finally. The Calgary Sports and Entertainment Corporation (CSEC) came forward with their proposal for a new Calgary arena (Events Centre) and stadium (Field House) for West Village. I can now see why their vision of a massive integrated enclose arena and stadium complex would not fit at Stampede Park as per my Flamesville vs. Stampede Park blog (posted August 14, 2015). 

Now that CSEC’s idea, called CalgaryNEXT has been hatched, here are my thoughts on the good, bad, ugly and bold aspects of what has been presented.

Rendering of the CalgaryNEXT stadium and arena in the middle of West Village. The white buildings in the foreground and the taller buildings along the LRT and CPR tracks are the new tax generating building that would generate new tax revenue to pay off the Community Revitalization Levy loan. 

West Village with its proximity to the Bow River and downtown has the potential to be a very attractive and active mixed-use urban district with or without the addition of an arena, stadium and fieldhouse. 

The Good

The biggest GOOD that could come from CalgaryNEXT is the redevelopment of West Village, an underutilized urban wasteland with three car dealerships and the dying Greyhound Bus Terminal – not exactly the best use of land along the Bow River next to our vibrant downtown. The vision is CalgaryNEXT will attract hotel, condo, restaurant, bar, pub, lounge developers to redevelop all of the land surrounding the arena and stadium, creating a vibrant new urban community where Calgarians can “Live, Work & Play!”

CalgaryNEXT will also fast track the cleaning up of a creosote contamination on land next to the Bow River, something which should have been done long ago.  That is GOOD!

The proposed complex will also be unique in North America - maybe even in the world; this is no cookie cutter development. It is ambitious and contrary to Calgary’s usual pragmatic prairie conservative mantra. It will capture the attention of sports fans and urban tourists across North America.

It is GOOD that the stadium/field house will be enclosed allowing it to be used year-round and for more than just football and amateur events. This is a wonderful adaptation to Calgary’s harsh climate – cold in winter and evening hail and thunderstorms in the summer. It will also be designed with the idea Calgary might be able to attract professional soccer in the future.

There is also a $300 million savings by building the two integrated facilities vs. three separate facilities at different sites. That is GOOD!

It is also GOOD that the Calgary Stampede & Exhibition can move forward with evolving its master plan, knowing that a new arena will not be part of the vision. In addition, the University of Calgary can begin to determine how it might capitalize the McMahon Stadium lands.

Conceptual rendering of proposed new arena, stadium and fieldhouse west of 14th Street bridge

The Bad

  Conceptual rendering of how the arena and stadium will be under one roof. 

Conceptual rendering of how the arena and stadium will be under one roof. 

The proposed funding program is a BAD deal for taxpayers with CSEC only contributing $200 million of the estimated $890 million direct costs of the facility and nothing to the possible billion dollars it will take to clean up of the site and upgrade several interchanges and roads.  Most major developments in Calgary today, have the developer sharing the cost of infrastructure requirements needed for the development.

The fact CSEC didn’t present some sort of business plan or time line for negotiations, community engagement and construction was a BAD mistake. I would suggest the best-case scenario for a timeline is:

  • 2015   determine the cost of contamination cleanup, infrastructure improvements
  • 2016   develop a master plan for West Village with CalgaryNEXT as centerpiece
  • 2017    finalize funding program with municipal, provincial and federal governments
  • 2018   commence clean up/ commence roads and infrastructure improvements 
  • 2019   finalize design and building permits
  • 2020   start construction
  • 2023   opening of complex 

As well, it would have been helpful if CSEC had introduced development partners like a major hotel and condo developer as part of their concept.  A residential/hotel development above CalgaryNEXT would make the project more viable as it would increase the tax base.

What about announcing a name sponsor for the project. Surely CalgaryNEXT is not the real name for the complex.  Imagine if CSEC had come forward with corporate sponsors for say $100million for 20 years for the two complexes and that the money would be used to cover capital not operating costs. That would have added credibility to the project and improved the funding structure.

Rendering of the proposed translucent roof that will give the feel of an outdoor stadium. 

As well, there were many references to the fact West Village could be developed using a Community Revitalization Levy (CRL) like in East Village. While that looks good on the surface, East Village had a master plan that included almost 7 million square feet of development (office, retail and condos) in addition to its two sites for public (non-tax paying) uses (National Music Centre and Central Library).  East Village development has strategically staged private and public developments like The Bow Tower and condos with River Walk and 4th Street Underpass. 

For CSEC’s idea to work it would have to lead with the arena, stadium/fieldhouse (not tax paying projects) and hope that 7 million square feet of private projects will follow. A BAD scenario! For a CRL to work private development must happen at least concurrently with the public projects. 

It was also BAD when CSEC announced there was a $300 million savings by integrating the three complexes and didn’t say immediately that some of those savings would be passed on to the City. A good gesture would have been to say the City’s contribution to the fieldhouse would be $125 million instead of $200million as a result of cost savings.

The Ugly

While CSEC made reference to the need for road and transit improvements to accommodate the increased traffic to the arena, stadium and potential office, hotel and condo buildings, there was no understanding of the costs and who would pay for them.  In most if not all new developments the developer and the city share the costs of new roads and interchanges; in some cases, the developer pays 100% of the costs.  CSEC could have at least said they would expect to share in the cost, which would be determined in negotiations with the City.

The Sunalta station is designed for hundreds not ten of thousands of transit riders. 

While there was lots of attention given to where the province and/or the city would get the $300 million for cleanup and $200 million for the field house, what about the $1 billion for road work and upgrade to the Sunalta LRT Station. As it stands this could be an UGLY negotiation.

The cost to upgrade the Crowchild and Bow Trail interchange could easily be $500 million and take several years to design and build, it is on par with the Macleod and Glenmore Trail project. It will be ugly when and if the Crowchild, Bow Trail, 10th Avenue interchange gets redesigned.

In addition, 14th Street interchanges at 9th Avenue and Memorial Drive would have to be upgrades, as would Memorial Drive and Crowchild Trail and the enlargement of the Sunalta LRT Station.

The entire west end of Calgary City Center would be an UGLY, two billion-dollar nightmare for probably five years with roadwork, infrastructure work and construction of CalgaryNEXT.

Google Earth image showing the four major interchanges that would have to be upgraded and the Sunalta LRT station. The Bow River and the Canadian Pacific Railway main line also make this a very difficult site for access and egress. 

The Bold

While there are a lot of questions to be answered and terms to be negotiated, CSEC has put a BOLD idea on the table for debate.  If this debate results in Calgary getting a new arena, stadium, fieldhouse, environmental cleanup and a fix to the chaos on Crowchild Trail, it will be a win-win-win-win-win situation for Calgarians.

As with any BOLD mega project, it will require significant negotiations (think Ring Road, Cancer Centre and Green Line LRT), with give and take on all sides – government, owners, public, community associations and developers.  At least with CSEC’s BOLD announcement we no longer have to speculate on the site or the scope of the project. Let the negotiations begin!

Brilliant vs. Boondoggle

There is no perfect development for West Village, some have called it a brilliant idea, others a billionaires boondoggle. CalgaryNEXT deserves to be dissected and debated to determine if we can link vision with reality. We must roll up our sleeves, keep an open minded and work together to see if we can add another dimension to the vitality of our City Centre in a cost-effective manner.

Perhaps the best next step is to create a CalgaryNEXT steering committee with diverse representation and expertise to determine the feasibility of the idea of an arena, stadium and fieldhouse as the catalyst to transform West Village into something Calgarians will be proud of not only in 2023 (when phase 1 could open), but also in 2073 when it is 50 years old.

Last Word

Let's see if we can make CalgaryNEXT work, and if not - at least we tried.  Remember East Village had several unsuccessful redevelopment plans before the Calgary Municipal Land Corporation's plan commenced.

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Calgary leader in addressing urban issues?

In May Huffington Post published a list of ten cities that are frequently mentioned as innovators in addressing urban life issues – specifically, environmental, social, transportation and urban design. While there were no real surprises in the list of cities identified and what they have accomplished or were attempting to accomplish, I was immediately struck that Calgary could and should be on the list. Yet again, Calgary flies under the radar of the international news media for the incredible work the public and private sectors have done to create a city with one of the highest standards of urban living in the world.

What Other Cities Are Doing?

Vancouver makes the list for its work in creating policies that allow more families to live in the city centre, its mandatory composting program and supervised safe injection site.  Stockholm is praised for its “Walkable City” plan that focuses on making all streets pedestrians and cycling-friendly and “Vision Zero” plan to reduce road deaths.

New York City’s $20 billion plan to defend the city against future storms was on the list. Reykjavik’s unique geology allows for its use geothermal heating to produce electricity and heat 95% of its buildings. Berlin’s claim to fame is its ability to repurpose old buildings like power plants into nightclubs and the Nazis Tempelhof Airport into a giant public park.

Singapore has introduced free subway fares to riders who leave the system before 7:45 am as a means of unclogging both street and transit traffic during peak commuter hours.  Hong Kong has created a very handy service where airline passengers check their bag sat a designated station along the Airport Express subway line and it gets taken right to the plane.

Paris’ tentative plan will give the City first right of refusal on 8,000 new apartments being built which they plan to turning into subsidized housing to help eliminate gentrification of communities helps it make the top 10 list.

Copenhagen is noted for its plan to be completely carbon neutral by 2025 through the use of wind power, biomass fuel and other alternate energies.  San Francisco’s DataSF project collects comprehensive data for use by citizens and businesses to foster a better quality of life and increase accountability. For example, Yelp uses the data to give its users information on restaurants’ latest health inspections as a means of reducing food bourne illnesses.

While these are all commendable projects and some are innovative, when it comes to innovative urban living initiatives, Calgary is providing as much leadership as any of these cities. Don’t believe me? Read on!  

Calgary’s Environment Leadership

Not only is Calgary is currently ranked at the cleanest city in the world (and has consistently ranked in the top three for many years) of Mercer Global Financial and HR Consulting “world’s cleanest city.” The ranking is based on water availability and drinkability, waste removal, quality of sewage systems, air pollution and traffic congestions.  The $430-million Pine Creek Wastewater Treatment Centre is one of the most technologically advanced and environmentally-friendly wastewater treatment plants in the world.

When it comes to responding to perils of Mother Nature, Calgary’s Emergency Management System shares data from 32 partner organizations from the police to Calgary Board of Education, as well as draws information from social media sites.  The system has been praised as the best in the world and was instrumental in the highly successful response to Calgary’s great flood of 2013.

Did you know Grow Calgary has an 11-acre farm just west of Canada Olympic Park, where a group of volunteers manages Canada’s largest urban farm - all of the fresh produce being donated to the Calgary Interfaith Food Bank?

 Grow Calgary farm within the city limits. (photo credit: paulin8@blogspot.com)

Grow Calgary farm within the city limits. (photo credit: paulin8@blogspot.com)

Pine Creek Water Treatment Plant (photo credit: City of Calgary)

Calgary’s Urban Design Leadership

Calgary is arguably the “Infill Capital of North America.”  When it comes to redevelopment of established communities, Calgary boasts several mixed-use urban villages – Currie Barracks, East Village, Quarry Park, SETON, University District and West District.  What other city builds Transit-Oriented Development before the transit has been built – SETON and Quarry Park? Our downtown is surrounded by vibrant urban communities experiencing a renaissance due to dozens of infill condo developments. And thousands of  new “family friendly” homes being built in ALL of our inner-city neighborhoods. 

Green spaces have been identified as critical to healthy urban living.  Calgary boasts over not only 5,000 parks, two being the among the largest in the world (Fish Creek and Nose Hill), as well as one of the world’s longest urban pathway systems that is quickly closing in on being 1,000 km. 

The Calgary Parks Foundation is working on the 138 km Rotary/Mattamy Greenway project that will create a network of parks and pathways around the perimeter of the city connecting over 100 communities.

Our City Centre has recently completed or in the process of completing at least six new or renovated parks and plazas including the St. Patrick’s Island mega makeover.

  Map of the Rotary Mattamy Greenway.

Map of the Rotary Mattamy Greenway.

Calgary’s Transportation Leadership

Calgary was an early adopter of “Light Rapid Transit” in 1981 and in 2001, was the first public transit system to claim all of its electricity from emission-free wind power.  Today, Calgary’s LRT ridership is the third highest in North America, behind Toronto and Guadalajara, both cities having w a population five times that of Calgary and ahead of cities like Vancouver and Portland twice our size.

The Pembina Institute report “Fast Cities: A comparison of rapid transit in major Canadian Cities” (2014) states Calgary leads Canada in rapid transit infrastructure per capita (53km/million citizens) and has, over the past decade built the most rapid transit 22 km. 

For decades, Calgary has implemented some of the most restrictive downtown parking bylaws in North America, including allowing developers to build only 50% of the estimated required parking for new office buildings.  As a result, 60% of downtown commuters use transit, an impressively high percentage and one unheard of in North America except for places like Manhattan. Further to that, City Council recently unanimously approved Canada’s first condo with no parking – N3 in East Village. 

In my mind, Calgary is one of the most pedestrian and cycling-friendly cities in the world. Where else do drivers routinely stop so pedestrians and cyclists can safely cross the street?  I am constantly reminded of this when visiting other cities.

  Cars routinely stop to let cyclists and pedestrians cross the road in Calgary.  

Cars routinely stop to let cyclists and pedestrians cross the road in Calgary. 

  N3 condo in Calgary's East Village will have no parking stalls for residents. 

N3 condo in Calgary's East Village will have no parking stalls for residents. 

Last Word

Calgary doesn’t get the respect it deserves from the international media and planning communities with respect to the numerous, significant, successful and innovative urban living initiatives recently or currently being implemented by both the private and public sectors. Sure, we have our problems and our urban sense of place isn’t for everyone.

But when push comes to shove, Calgary is at the top of most quality of urban living lists and should have been included in the “top 10 cities shaping the future of urban living.”

This blog was published in the Calgary Herald's New Condos section on June 27th titled "Calgary a top-ten city." 

If you like this blog, click on these links for related blogs:

Calgary deserves more respect from international planners

NYC's High Line vs YYC's +15 Walkway

The suburbs move to the City Centre in Calgary

Calgary: The importance of a good mayor!

 

Flaneuring Calgary's original craft brewery

Long before Portland, Denver or (insert the name a city here) became the Craft Brewery Capital of North America and certainly long before Calgary’s Big Rock, Village or Wild Rose Breweries, there was Calgary Brewing and Malt Company (CB&MC) established back in 1892. Unfortunately the site on 9th Ave and 15th Street in Inglewood has been closed since 1994 and the buildings have deteriorated significantly.

 A few years back I attended a presentation by Calgary architect Lorne Simpson who also happens to be the city’s most experienced historical restoration expert on the state of the CB&MC buildings.  He has been responsible for most Calgary’s restoration projects for the past 25+ years.  The key take home message I got from his workshop was that most of the buildings were beyond restoration, pointing that many of the buildings had been added in such a way that if on was removed you had to remove several others as they were all supported each other.

While many have seen the full buffalo sculpture from 9th Avenue, this art deco style buffalo head in the middle of the site is a hidden gem. It definitely deserves to be a focal point of public space. 

This sandstone Calgary beer logo attached to the facade of this building also deserves a more prominent location with a storyboard. 

 

 

He did however off some suggestions on how the site might be developed to retain the industrial design character of those buildings while adapting them to new uses and modern building codes. While some of the audience was very disappointed that more of the site couldn’t be preserved, others were excited by the opportunity to create a unique industrial district that would keep some connection with Calgary’s past. 

 

 

My longtime mantra of linking vision with reality was put to the test for while one’s vision of a 21st century charming century brewery district with multiple 100-year-old buildings and garden with fish ponds, just didn’t jive with current economic, design and building code realities.  

This iconic buffalo has aged gracefully and it along with the previous two artifacts should be integrated to create a unique public space for the future Inglewood Brewery District (IBD). 

But seeing is believing…

For a while I have been bugging Eileen Stan, Development Program Manager, M2i Development Corporation to give me a tour.  Recently, our schedules jived and I got my wish.

I can’t believe how complex the redevelopment will be with numerous buildings scattered throughout the site making the location of major new buildings (needed to pay for the restoration) difficult.

Just one of areas where the sandstone foundation of the builiding is beginning to form mini hoodoos. 

Then there is the utilities right of way, set back from the street, CPR tracks and 17th Avenue (which use to run right through the middle of the site) to contend with.

I saw for myself how the sandstone on the buildings is “more sand than stone.” Brush it with your hand and sand pours down the side of the building, in some places, miniature hoodoos are being formed.

Inside, I saw how the building’s structure would make it difficult to convert to modern uses. Perhaps reusing materials makes more sense than repurposing the buildings.

The gardens and two buffalo sculptures were wonderful and would make a great tribute to the past. It would be lovely to somehow incorporate them into a plaza or pocket park that would be the centerpiece of a new brewery district.  

That is 17th Avenue SE which use to run right through the site and still has a utility right of way attached to it. 

Postcards from CB&MC

I am hoping that these images will help you appreciate the complexities of redeveloping the historic Calgary Brewing and Malting Company site for current uses. 

I am a sucker for "ghost signs" like this one for the The Alberta Government Fish Hatchery. Not sure how you save this wall and incorporate it into a new building/new use! I am told that it could become part of a sunny historic plaza that would document the full history of the site. 

In the middle of the site is a lush oasis of trees, walkways, bridges and concrete ponds. Not sure they are in the right location for a contemporary pocket park and they are at the end of their lifespand. 

One of the few building that is still in good shape, unfortunately it is not in a great position. 

There is an simplicity in the minimalist, cubist, industrial architecture of the brewery that could be respected in new buildings.  It is my understanding that the brick chimney will be preserved. It is kinda the Calgary Tower of Inglewood - should it remain the tallest structure in the community forever? 

There is a nice juxtaposition of the round and the rectangular shapes at IBD. 

This image illustrates how all of the building are interconnected, but each with different foundations and structures that makes restoration a nightmare. 

The interior spaces are very dramatic, but don't lend themselves to easy conversion to retail, office or residential uses. 

Some of the newer building from 1984 were never used and are actually overbuilt for future needs and have potential for adaptive reuse. 

Last Word

After walking around the site, I have a much better appreciation of the difficulties and complexities of redeveloping the site for modern uses - this is not a Currie Barracks, an East Village or a Bridges site. 

Rather than let the buildings further deteriorate and have a prominent site sit in limbo for another decade or more, the idea of developing the site incrementally starting with the Bottling Plant building as proposed by Stan’s team makes sense.  Great spaces and places happen organically, not systematically.

Though, some have suggested the need for a Master Plan before anything happens on the site, I disagree. We don’t want another “East Village” scenario (i.e. a new Master Plan developed every five to ten years with nothing happen for 30+ years).  Master Plans tend to all look the same anyway; I expect we will get something more unique and eclectic without a Master Plan.

 Jane Jacobs was also a big fan of incremental redevelopment rather than revolutionary redevelopment. I think she would have approved of starting by animating the 9th Avenue and 15th Street corner (across from the West Canadian Digital Print Centre) with some street retail like a ZYN wine and spirits store and warehouse. 

The Bottling Plant on the corner of 9th Avenue and 15th Street SE is being proposed as Phase 1 of the mega makeover of the Inglewood Brewery District. Different options for the restoration of the sign are being looked at. This is not the original sign.

This is a conceptual rendering of what the Bottling Plant and new streetscape will look like if Phase 1 is approved. 

This is the proposed site of the new BRT/ LRT station for Inglewood and Ramsay just two blocks from the Brewery District.  It will also link up with the 17th Avenue SE BRT route to create a major transit hub. The stars are beginning to align for two of Calgary's oldest communities.   

Walk Score vs Lifestyle Score?

One of the great things about living in a condo in an urban vs. suburban community is that you can walk to almost any and all of your everyday activities.  To promote that advantage, more and more condo developers are including the Walk Score of the address as part of their marketing plan. 

Walk Score is a number between 0 and 100 that measures the amenities in any given address that you can walk to: 

  • 90 – 100    walker’s paradise
  • 70 –   89    very walkable
  • 50 –  69     somewhat walkable
  • 25 –  49     mostly car dependent
  • 0   –  24     car dependent

Walk Score uses Google maps to find the stores, restaurants, bars, parks and other amenities within walking distance of your address.  Using this data from Zillow, a real estate database, the information is plugged into a complex algorithm (mathematical equation) to calculate the score. For example, amenities within 0.4 km are given 100, while those more than 1.6 km are given a zero with those in between assigned varying scores depending on the distance.

While steps have been taken to improve the methodology since it was first introduced in 2007 by Josh Herst, CEO of Walk Score in Seattle, there still remains problems.  For example, Google Maps doesn’t always include all of the amenities in a neighborhood.  As well, the methodology doesn’t take into account topography (e.g. if it is up hill), climate (e.g. icy sidewalks in winter) or how pleasant/unpleasant the walk might be (e.g. busy road vs. quaint homes).  It doesn’t take into account age and fitness level - for some a 1 km walk is very easy; for others, not so.

Living near a nature preserve or hiking trail won’t improve your Walk Score, this results in unfairly creating lower suburban neighbourhood scores. The scoring system is heavily biased to urban lifestyles.

 Lifestyle Factors  

  • If you have a dog that you walk twice a day, it is probably more important you are near a dog park than a grocery store you use twice a week. 
  • If you go to the gym or yoga several times a week, that should trump being close to a cupcake shop.
  • If you are a family of four, you are probably not walking to and from the grocery store, carrying home several bags of groceries - even if it is close by.  We are a family of two and when we go grocery shopping it is often difficult to carry the bags 30 feet from the garage to the back door. However, access to a playground that you might use several times a day is very important. 

For families living near a playground can be more important than living near a grocery store, bakery or cafe. 

Lastly, Walk Score doesn’t take into account that rarely are our daily trips planned around a single activity. Often when we head out the door, we have multiple stops to make over an extended period of time. 

It could involve a trip to the recreation centre, then to a café in another community to meet up with a friend, then drop some books off at the library, then go to the wine store with the best sale this week (often not the closest) and pick up some groceries before heading way home.  This is not a trip that lends itself to walking – or even cycling for that matter.

A Better Walk Score?

It would be ideal to have a formula allowing individuals to plug-in their five most frequent weekly activities, as well as how far you are willing to walk and then calculate how walkable a street or neighbourhood is for you and your family.

Buyer beware - just because a community has a high or low Walk Score doesn’t mean you should automatically embrace or reject it. 

Pedestrian-Friendly vs. Pedestrian-Safety

I have always thought of Calgary as a very pedestrian-friendly city.  There are few other big cities where, in residential areas, cars will stop and let pedestrians walk across the street.  Try that in Montreal, Toronto, Vancouver or big American cities!

One of Calgary's 1,270 signalized pedestrian cross walks.

There also are thousands (1270 signalized pedestrian cross walks and 7,118 signed crosswalks) of dedicated pedestrian crosswalks in addition to traffic signals helping pedestrians easily and safely cross busy streets. I also learned that a City of Calgary Bylaw states, “every intersection is a crosswalk unless otherwise posted” so drivers should yield to any pedestrian at a corner who indicates they are going to cross.  Who knew?

As well, I have always thought our recreational pathways were a wonderful amenity that encouraged walking. However, after recent experiences on the pathways with my 80+ year old spry Mom and her experience sharing the pathways with cyclists, I am not so sure walking the pathways is always a pleasant experience for those wanting a recreational walking experience.

Recent media coverage of Calgary’s pedestrian-vehicle collisions and fatalities’ data also point to the fact that walking in our city is not a safe as it needs to be to encourage walking.  Consequently, the City of Calgary is currently undertaking a major community engagement project to identify how to make our city more pedestrian-friendly for everyone.  I hope that we explore some simple common sense solutions before spending hundreds of millions of dollars.

For example, I’d like to see a ban on headphones for walkers, joggers and cyclists.  We all need to be able to see and listen for others when we are out on the streets and pathways. It is a shared responsibility.

  Calgary has a pedestrians first culture, where cars routinely stop to let pedestrians and cyclist cross the road even when it is not a cross walk. 

Calgary has a pedestrians first culture, where cars routinely stop to let pedestrians and cyclist cross the road even when it is not a cross walk. 

Calgary boasts almost 1,000 km of shared pathways for people of all ages and abilities. 

Pedestrians should have to wear reflective clothing when out in the dark so cyclist they are more visible to cyclists and motorists.  Too often pedestrians are dressed in black and are almost impossible to see.

The one infrastructure improvement I’d like to see is better sidewalk lighting.  I don’t know if it is just me, but the roads in Calgary seem to be getting darker as the city installs new street lamp posts and LED bulbs. I have always had a problem with street lighting that is solely focused on the road and nothing on the sidewalk.  If we want people to feel safe walking in the dark (14 hours of the day in the winter), every lamppost should have a light on the road and one on the sidewalk.

Last Word

In addition to Walk Scores, there are also Transit Scores, Bike Scores and Park Scores for those who love numbers.  I am waiting for the Drive Score as I am sure most Calgarians also intuitively factor in how quickly they can drive to their weekly activities – school, work, recreation centre, arena, soccer field, grocery store and gym.

I expect we all have our own “algorithm” for calculating what is the best community for us and don’t really need some quasi-scientific score to help us determine where we want to live. 

An edited version of this blog was commissioned by the Calgary Herald and published in the New Condo section on May 30th, 2015 titled " More to Walk Score Than Just A Number."

BL emailed: 

The fundamental question should be "who decided that walking is such an important criteria?"

For me today,  the most important activities in my life are visiting my kids and my grandkids, none of whom I can visit by walking; and going golfing, ditto. Pretty good life right?

But even back in the days prior to retirement, my principal daily activity, going to work, could not be accommodated by walking. Nor could I attend university, go to school (except for elementary), attend a football or hockey game, go skiing or golfing, visit my cabin at the lake, or any of the other myriad of activities which have filled my whole life.

Planning our communities around the rare individuals whose limited range of activities can be accommodated by walking would be like planning our entire food industry around organic vegans. Desirable objective, maybe; but practical? Definitely not.

For most of us the Walk Score would fall into the category of "who cares?" It's nice to have a walk down 17th Avenue on a sunny Saturday afternoon when there is nothing better to do, but the majority of the folks out strolling the avenue probably got there in their cars. How about judging communities by the "Park Score" i.e. How close can I park my car?

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University District: What's In A Name?

Over the years, I have been a big advocate of the importance of picking a “mindful” name for a new community, condo or development project.  I have always believed East Village should be named Fort Calgary Village given its proximity to Calgary’s birthplace and to celebrate our city’s history and sense of place.  

 Similarly downtown’s West Village could be rebranded as Mewata. Did you know that Mewata means, “to be happy” or “pleasant place” in Cree? The name dates back to 1906 when Rev. John McDougall (one of the most well known Calgary area missionaries) named the popular picnicking, football, baseball and playground area, “Mewata Park.”  It would be a very fitting name if the site becomes the home of Calgary Sports and Entertainment Corporation’s Flames new sports district.

Choosing a new community name is not as easy as you might think.  For example, when the West Campus Development Trust group (WCDT) wanted to develop a name for their new community on the west side of the University of Calgary campus, they undertook an extensive strategic process beginning in 2014 that involved a stakeholder workshop, focus groups, surveys just to identify possible names, followed by more focus groups, more testing and another stakeholder workshop.

And the winner is: University District! In testing this name, 47% of people made it their first choice and 22% their second choice.  (No other name garnered over 25% support as either first or second choice.)  People liked that the name has a direct connection and association with not only the University of Calgary but also of the neighbouring communities of University Heights and Varsity Village.  It tested well as being accurate, honest, welcoming and modern.

Aerial view of Calgary's new University District community. (photo credit: Peak Aerials)

 Brilliant Street Naming Strategy

Former Canadian astronaut and University of Calgary alumnus Dr. Robert Thirsk is the University's current chancellor.

But WCDT didn’t stop with just mindfully picking a community name. They also wanted “meaningful” street names.  After much debate, a brilliant idea emerged -  why not name the streets after the 13 University of Calgary Chancellors!  As a refresher, the University Chancellor is a volunteer who is elected by their peers from the University Senate.  A Chancellor is someone who has made a significant lifetime contribution to enhancing the quality of life for Calgarians. Their role is to be an ambassador for the University of Calgary and connect the University to the diversity of communities across the city.  So given the University District is all about fostering a sense of community, it made perfect sense. 

  • Dr. Jim Dinning (2010-2014)
  • Dr. Joanne A. Cuthbertson (2006-2010)
  • Dr. William J. Warren (2002-2006)
  • Dr. J. Jack Perraton (1998-2002
  • Dr. M. Ann McCaig (1994-1998)
  • Dr. David B. Smith  (1990-1994)
  • Dr. James S. Palmer (1986-1990)
  • Dr. Brian Norford (1982-1986)
  • Dr. Louis Lebel (1978-1982)
  • Dr. Muriel Kovitz (1974-1978)
  • Dr. William A. Friley (1970-1974) 
  • Dr. C. Campbell McLaurin (1966-1970) 

WCDT will also be respectful of Calgary’s inner city street naming history by continuing to name all north/south routes “streets” and east/west routes “avenues.”

University District's proposed street names, neighbourhoods and parks. (image credit: West Campus Development Trust)

 University District At A Glance

  • 40 acres of open space (7 spaces)
  • 11,000 new residents
  • 5,500 new jobs
  • 8.6 million square feet of residential, retail and commercial development
  • No “cookie cutter” buildings
  • Walkable connected community
  • Kensington style main street
  • Central Park
  • 8 km of multi-use pathways and trails 

Some people have already claimed their spot in Calgary's new University District. 

University District Boundaries

  • North Boundary – 32nd Avenue
  • South Boundary – TransCanada Highway
  • East Boundary – Collegiate Road
  • West Boundary – Shaganappi Trail

Walk Score

Walk Score measures the diversity of places one can walk to as part of one’s everyday activities (e.g. work, shopping, dinning, entertainment, recreation and learning.)  

The existing communities neighbouring the University District have walk scores ranging from 62 to 73 (100 being the best). However, with the addition of the University District’s amenities the walk score of the entire area is expected to exceed 85.

  • Walkability to work - University of Calgary, Foothills Medical Centre, Alberta Children’s Hospital and Innovate Calgary Research Park
  • Walkability to its new pedestrian oriented  “Main Street”
  • Walkability to three performing art spaces and one art gallery
  • Walkability to Market Mall (shopping and work) 
  • Walkability to numerous fitness facilities

Last Word

Sure some people will question the fact Calgary has two other universities – Mount Royal and St. Mary’s University College, making the name University District a bit confusing. But for most Calgarians, the University of Calgary is top of mind when thinking of Calgary’s university (sorry Mount Royal University).

In most other major cities, their universities have been the catalyst for a vibrant bohemian urban community with small live music venues, cafes, galleries, bookstores and trendy shops and restaurants. They are often one of the most vibrant places in the city to live. Montreal’s city centre is so vibrant in part because of its connection to several post-secondary institutions, the same in Berkeley in the San Francisco area.  

To date, the University of Calgary, SAIT and Mount Royal University have not spilled out beyond their boundaries to create a hipster community.   University District is about to change all this and Calgary will be better for it.

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BOSA Family: Past/Present/Future

Recently, Embassy Bosa announced their new luxury condo 36-storey The Royal at the Beltline corner of 9th Street and 16th Avenue, or as some people call the area, Lower Mount Royal.  Yes, this is the same developer who was one of the pioneers in East Village.  And, for those following Calgary’s condo capers, they are also going to be a major player in the Currie Barracks mega makeover saga. Clearly, Ryan Bosa, President of Vancouver-based Embassy Bosa, is keen on Calgary, so keen in fact, that the company has all its eggs in one basket – Calgary. 

Ryan’s love of Calgary originated back in the early ‘90s when his Dad, Nat Bosa pioneered new urban living in Calgary by building five condos (Liberte, 1999; Axxis, 2000; Marquis, 2001; Barclay/Macleod at Riverwest, 2003, 2004) in downtown’s West End community, i.e. west of 8th Ave SW.   

Liberte condo in Calgary Eau Claire neighbourhood.

The '90s

The backstory reads like this. In the early ‘90s, there had been little new residential development in the downtown for over 10 years. The Calgary Downtown Association (I was the executive director at the time) commissioned IBI Group in 1996 to conduct interviews with condo developers in Calgary and Vancouver to ask “Why?”  The key finding in the report – Calgarians are only interested in single-family homes be those immediately accessible in the communities surrounding downtown or those in the suburbs only 30 minutes away.  Why live in a condo when you can live in a house? was the message.

Ironically, about a year after the report, Nat Bosa (one of the Vancouver developers interviewed) started construction on his first Calgary condo with the younger impressionable Ryan as part of the team.   While Calgary’s downtown was lacking residential amenities, he loved the city’s youthful enthusiasm and civic pride.  Ryan was blown away by how the entire city embraced the spirit of the Calgary Stampede, “you’d never get that to happen in Vancouver” he told me.

While the Bosa family moved on to projects in other cities (namely San Diego) to continue his urban makeovers, Ryan began making his own way in the world of condo development.  In 2010, he made East Village history by announcing Embassy Bosa Inc.’s commitment to building 700,000 square feet of mixed-use residential development. This was the turning point for East Village.

BOSA's new condo developments in East Village will welcome their first residents in the Fall of 2015.

“When I first saw the East Village vision, toured the site and saw the infrastructure improvements, I thought, wow this is the best urban development plan in North America” says Ryan.   He was also impressed with how much Calgary’s downtown and city centre had changed since the ‘90s - there was an urban buzz all around East Village with exciting plans for Inglewood, Bridgeland and Stampede Park. He decided very quickly he was “all in!”

It didn’t take long for Ryan to identify other opportunities for Embassy Bosa in Calgary’s growing condo living market.  Canada Lands Corporation’s (CLC) master plan to transform the Currie Barracks historic site into an urban village was a perfect fit for Embassy Bosa.   Today, CLC and Embassy Bosa are working together to create a new “live, work, play” community adjacent to Mount Royal University and West Mount Business Park and just minutes from downtown.

Ryan Bosa on the left  and Michael Brown (CEO, Calgary Municipal Land Corporation) on the right at the ground breaking ceremony for their East Village project. (photo credit: Condo Living magazine).

Last Word 

With past behaviour being a reasonably good predictor of future behaviour, I highly suspect The Royal is not the final chapter in the Bosa Family saga of shaping urban living in Calgary.

Note: An edited version of this blog was commissioned by Condo Living Magazine.  

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Mount Pleasant & Calgary's Other 4th Street

Some things you will only find in Mt. Pleasant.  Learn more later in this blog.

Thanks to the Bee Kingdom boys, I have discovered the up and coming community of Mount Pleasant, Velvet Café and Calgary’s newest Main Street (aka 4th Street NW from 23nd to 27th Avenues) – not to be confused with 4th St. SW in Mission. Mount Pleasant, home to 5,442 Calgarians, is bounded on the north by 32nd Avenue and Confederation Park, on the east by 2nd St. NW, on the west by 10th St. NW with 16th Ave NW at the south end.  Just 4 km to downtown and even less to the SAIT campus, it is full of recently completed or under construction infill developments that are attracting many new residents.

Back Story: Over the past year, I have become infatuated with the funky glass creatures and objects created by Ryan Marsh Fairweather and Phillip Bandura (aka Bee Kingdom) in a non descript garage behind a modest mid-century bungalow just off of 4th Street in east Mount Pleasant.  Though I have known and written (Galleries West magazine) about Bee Kingdom for a few years, it was their exhibition at the Glenbow Museum last summer and visit to their Fall studio open house that really got me excited about their work. As a result, we have been hanging out at Velvet Café strategizing about Bee Kingdom’s future.

The Red Cap Corner, home to the Velvet Cafe. 

The Velvet Café is nestled into a small two storey mixed-use development called Red Cap Corner (Yes, it has a red roof) that includes a couple of other shops at ground level and residences above.  Tough more suburban than urban with its off-street parking, it still creates great street ambience with its sidewalk patio and windows looking out onto the street. 

John Gilchrist (author of My Favourite Restaurants, Calgary, Canmore and beyond) speaks about Velvet as “a neighbourhood-friendly menu of fresh-made soups, hand-crafted Panini, delicately constructed pastas and house-baked muffins, all paired with Salt Spring Island coffee.”  He goes on to say, “Mount Pleasant’s 4th Street NW is burgeoning with restaurants – Shigatsu, 4th Spot, John’s Breakfast, Flavours and The Block.”

Did you know…Calgary’s first McDonald’s opened in 1968, at the corner of 4th St and 23rd Ave NW where a modern McDonald’s now sits? Mount Pleasant’s Main Street is also home to Plantation, a boutique garden centre located in what looks like an old service station.  Jane Jacobs, the late American/Canadian community revitalization activist and author of “The Death and Live of Great American Cities” would not only have been pleased with this adaptive reuse but also the eclectic nature of the merchants and architecture along 4th St. NW.

Plantation Garden Centre is located in a converted gas station.  Inside are lots of fun garden ornaments including the green globes.

Art Connection

North Mount Pleasant Arts Centre helps create a unique character to Mount Pleasant and 4th Street NW.

Mount Pleasant’s Main Street has two very unusual anchors - St. Joseph Elementary and Junior High School playing field and the North Mount Pleasant Arts Centre (NMPAC).  The latter located at the corner of 4th Street and 27th Avenue NW, is housed in the 1913 North Mount Pleasant School, one of only three original prototype “bungalow” schools built exclusively for Calgary between 1905 and 1913. For more information: North Mount Pleasant School . Today, this Centre is a multi-discipline visual arts facility with classes for all ages and skill levels, with a major focus on ceramics.  

Dean Stanton, one of Calgary's most popular muralist has  created a colourful, playful block-long mural along their 4th Street fence at the St. Joseph's school playing field, adding character and charm to the street and enhance the emerging artsy sense of place in Mount Pleasant.

Dean Stanton's Mural on 4th St NW on the fence of St. Joseph School. 

French Flavour

They don't build schools like this anymore.

This community is also unique with its two French Immersion schools – King George Elementary School and Ecole de la Rose Sauvage French Junior and Senior High School.  The King George School, built in 1912, is a fine example of Calgary’s early 20th century sandstone schools and a reminder that Mount Pleasant was annexed by the City way back in 1910 with development beginning in 1912. 

King George has arguably one of Calgary’s best schoolyards. Not only is there a modern playground and large playing field, but also a picnic area next to a berry garden and a natural space with rocks, trees and bushes for exploring and creative play.  And next to the modern playground are several huge tree trunks that make for a fun, natural climbing apparatus (for kids) and seating (for adults).

The modern playground at King George School.

These huge logs are great for climbing on, hiding in or sitting on.  Way more fun than a picnic table or a bench. 

King George School natural area.  Hidden in the shadows of the tree on the left is a fun chair carved out of wood.  

Last Word

Calgary’s inner-city communities are undergoing an amazing transformation as they convert from sleepy, early to mid-20th century single-family communities, into fun and funky 21st century ones, each with their own Main Street.   Add Mount Pleasant to your list of communities to flaneur this spring.

4th Street NW is home to the Mount Pleasant community garden.  Who needs a farmers' market when you have your own garden?

This is one of over a dozen infill construction sites near 4th Street; this one caught my attention as it was in a back alley. Mount Pleasant is obviously on the the leading edge of urban living in Calgary.