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

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. 

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West District: Community Engagement Gone Wild

University District: Calgary's First 24/7 Community

Kensington Legion Redevelopment: Taller is better?

Kensington Legion Redevelopment: Taller is better?

On September 9th I attended a meeting organized by Calgarians concerned about the redevelopment of the Kensington Legion site. In fact, it was openly organized by those who opposed the development - there was full transparency about that.

This was not an official Open House organized by the City or Truman Development Corp. who has joint-ventured with the Kensington Legion to redevelop the Kensington Road Legion site. I found out from a friend who lives near the site and had a notice placed in his mailbox. Given I live in West Hillhurst and the 19th Street/Kensington Road intersection is quickly becoming our Town Centre. I attended to better understand their concerns.

Of the 120 or so people there, all but a few others (including me) vehemently opposed the redevelopment for various reasons. Most were concerned about the proposed height of the concept building (10 storeys) and the number of condo units (190), which would make it the largest project in the central northwest - larger than anything in Kensington Village.  It was referred to many times as “a game changer” and “precedent setting.”

Conceptual rendering of the Kensington Legion site redevelopment, with the new Legion / Office Building on the left and the mixed-use condo building on the right.  The design and materials create a unique sense of place and function as a gateway to West Hillhurst. 

Looking northwest this rendering illustrates how the building relates with the community. Note the height of the building next to the homes on the north side is not any higher than a new large infill single family house. 

  This rendering illustrates the sites proximity to downtown, Bow River and Kensington Village. 

This rendering illustrates the sites proximity to downtown, Bow River and Kensington Village. 

The Proposal at a Glance

Truman has submitted an application to rezone the land into two parcels and it is being reviewed by the City of Calgary. The smaller parcel on the west side would become home for a four-storey mixed-use Legion building. The first two floors would be the Legion’s new home and the top two would be new office space to be leased to tenants as a means of increasing and diversifying their revenues. This could become a new redevelopment model to rejuvenate struggling Legions across Canada.

As a trade-off for building at turn-key home for the Legion,Truman is seeking to rezone the land where the existing Legion and parking lot exists to allow for a mixed-use mid-rise development i.e. retail at street level and condos above.

This is where it gets confusing. Despite there being two phases to the project, the Land Use rezoning for both is happening at the same time. To complicate matters further, Truman is also submitting the development application for the 4-storey office building, however this will only happen if Truman is successful with the Land Use rezoning for a four-storey office building.

It is also expected Truman will be submitting the mixed-use (retail/condo) development application this fall even though the Land Use Rezoning decision by City Council – including a public hearing where anyone can get their 5-minutes to address Council – will not be made until December at the earliest.

Site 1 is where the proposed Phase One 4-storey office building will be located and Site 2 is where the proposed Phase Two mixed-use retail/condo building will be located. 

What is Land Use Rezoning?

Every piece of land in the City is zoned for a certain type and scale of development – there are dozens of different types. In layman’s terms, some land is zone exclusively for single-family residential; other zoning allows for condos and townhomes at various heights and densities, some zoning allows for a maximum of four-storey multifamily with retail at the street, or six story wood frame. There is also separate zoning classifications for commercial, industrial or institutional development.

Zoning is the means the City strategically develops land in a compatible and balanced manner with neighbouring land uses and infrastructure, as well as with the City’s overall need for residential, commercial, industrial and institutional development.

Rezoning of Land Use happens quite frequently.  While a landowner thinks s/he has a better idea for the use of the land than the current land use, s/he applies to the City for change-of-use and provides their rationale. The application is evaluated by City Administration and other stakeholders (Community Association) as part of the review process. The City Administration then makes a recommendation to Calgary Planning Commission who in turn make a recommendation to City Council to determine if the Rezoning is aligned with the City's strategic long-term planning policies and goals as set by Council, and also if it fits with the best interest of the neighbours and community. If Council, ultimately approves the Land Use Rezoning the landowner can apply for a development permit based on the new zoning.

  The timeline shows how the new Land Use Redesignation (or Rezoning as it is sometimes called, just to confuse the matter more) will be conducted including the public engagement and public hearing aspect of the process. (from Turman website) 

The timeline shows how the new Land Use Redesignation (or Rezoning as it is sometimes called, just to confuse the matter more) will be conducted including the public engagement and public hearing aspect of the process. (from Turman website) 

  This illustration documents how the development permit application process works including public engagement.  (from Truman website)

This illustration documents how the development permit application process works including public engagement. (from Truman website)

  This illustration documents how the Site 2 (mixed-use building) development permit application will proceed with public engagement continuing into 2016. (from Truman website)

This illustration documents how the Site 2 (mixed-use building) development permit application will proceed with public engagement continuing into 2016. (from Truman website)

Kensington Legion: Prime Site For Redevelopment

In the case of the Kensington Legion site, it is currently an underutilized site with its one-storey building and large surface parking lot located 3 km from downtown, along a major bus route, near schools and the historic West Hillhurst Main Street (along 19th St NW).  It not only has great access to downtown but also to SAIT, University of Calgary, Foothills Medical Centre, Alberta Children’s Hospital and Mount Royal University.  These factors make it ripe for redevelopment.

The City's Municipal Development Plan identifies Kensington Road (between 10th St NW and Crowchild Trail) as a Neighbourhood Corridor supported by Primary Transit (i.e. Bus Rapid Transit) and as a Neighbourhood Boulevard, which makes it an ideal site for retail at street level, with office spaces and condos above.  The great debate is how much retail, office and condo development should go on the site and how does it get configured.

Kensington Road (from 14th Street to Crowchild Trail) is part of the City’s new Main Street Initiative,  which looks at how the City can foster the development of more pedestrian-oriented streetscapes with restaurants, cafes, boutique retailers, yoga/fitness studios, professional offices and low (under 4 storeys) to mid-rise (under 12 storeys) condo buildings so as to create walkable communities.  

Interesting to note that a Kensington Road Main Street Open House (ironically held at the Legion Building), citizens indicated strongly that they wanted to see more retail, restaurants, an urban grocery store and more condos in high quality buildings - almost exactly what Truman has proposed.  One caveat some in attendance (not all) stated the maximum height should be four-storeys. At the same time they also said they didn’t want it to look like Kensington Village, but something unique to their community.

With the current the Legion sitting on uniquely large inner-city site there is potential for a much larger and taller building than you would typically find in Kensington Village, Marda Loop or Mission.  Truman’s concept building cascades downward from 10 storeys (at Kensington Road), to just three storeys (adjacent to the alley).

Truman did not set out to design a 10-storey building, but achieve a particular floor to land area ratio (FAR) goal as per Land use requirements. One way the FAR goal could be achieved with this project is by creating a cascading building form and height with 10-storeys on the southside next to Kensington Road stepping down to its lowest height on the northside next to the single-family homes. This helps to minimize the shadow impact on existing neighbours. 

This illustration shows that the 10-storey configuration of the concept building actually creates less of a shadow than a six-storey box structure would. 

Summary of comment from Kensington Road NW Main Street Open House. 

This Google Earth image illustrates the proximity of the Kensington Legion site to key employment centers and amenities. 

The Objections to the Development

While I believe many people in attendance at the September 9th meeting were in favour of some development, there were a plethora of reasons they objected to Truman’s 10-storey development. Comments I heard were:  

  • West Hillhurst should remain a single-family home community

  • Will bring “hordes” of panhandlers and drug users

  • Shouldn’t be any development taller than four storeys

  • Will lower the value of my home

  • Would be better as a park

  • Some feared that if 10-storeys was allowed with this project the next project could be 15+ storeys.

  • Back alley concerns from delivery trucks and poor garbage removal by businesses

The most interesting objection was parents concerned about all vehicular access to the site being from 18th Street (via the back alley) as 18th Street is an important street to access Queen Elizabeth (QE) Schools (elementary, junior high and high school).  It was also stated that QE is a “walk-only” school. (I later checked with the Calgary Board of Education who said they don’t use that term, but QE is a designated community school which many children walk to. But they also added QE offers many alternative programs that attract students from other neighbourhoods who are bussed to school.)

I do see dozens of school buses and cars parked outside the three schools every school day dropping off and picking up students. The kids walking to school are already used to negotiating the busy streets surrounding the school. I appreciate some parents’ concerns about the increased traffic exiting and entering off of 18th Street and the safety of children, but I wonder if this objection is a red herring. 

As for the worst objection, my “vote” goes to…

Some people complained Truman didn’t do enough to notify people that about the development and provide ample opportunity for input as most of the engagement happened over the summer. Perhaps that is true if you were away all summer, but really, how many people go away all summer?

In reality, Truman manned a display room in the Legion building every Wednesday (4 to 7 pm) and Saturday (11am to 2 pm) from July 15th through August 29th for people to view the proposal (poster board information panels and a 3D model) and chat with their development team one-on-one.  In all, there were 14 different sessions totalling 42 hours. In addition, a website had all of the information about the project and contact information since early July - and it still exists.

Thirdly, sandwich boards were placed at various locations near the site along Kensington Road inviting people to visit the Display Room at the Legion. A small kiosk next to the sidewalk in front of the Legion also had information about the proposal and post-it notes for people to provide comments anytime day or night.

Temporary kiosk located at the Kensington Legion site next to sidewalk to allow neighbours to read about the project and provide comments. 

  Concept images of the proposed buildings for Kensington Legion site redevelopment. 

Concept images of the proposed buildings for Kensington Legion site redevelopment. 

  Information panel outlining the process for rezoning and development permit approval at the kiosk. 

Information panel outlining the process for rezoning and development permit approval at the kiosk. 

 

Last Word

The last thing I would like to see is cookie cutter, four-storey box condo all too commonly seen in urban renewal communities not only in Calgary, but in Vancouver, Seattle, Portland and Edmonton.  The Kensington Legion site has the capacity to be home for a signature building that would be the gateway to the new West Hillhurst.  How exciting would that be!

Yes, it is a “game changer” - and that is a good thing. It could be the impetus for transforming West Hillhurst into a wonderful 21st century urban village with a vibrant town centre complete with local shops, cafes and offices. 

Yes, it is “precedent setting” and I hope the precedent will lead to more low to mid-rise, mixed-use buildings along Kensington Road, thereby attracting more people to live/work/play in OUR community. 

I also hope it has the potential of being the catalyst for a name change from West Hillhurst to Grand Trunk, the original name of the community. 

It is time for West Hillhurst to step out of the shadow of the neighbouring Hillhurst/Sunnyside community and become Canada’s next best community. This YIMBY (Yes In My Backyard) says YES!

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

Kensington Village: One of North America's Healthest Communities

Calgary: Flaneuring 19th St. NW

West District: Community Engagement Gone Wild

Calgary evolving into five cities

Over the past week or so I have had several discussions with people about the pros and cons of the City of Calgary's proposed Scenario A and Scenario B changes to the existing 14 Ward boundaries.  Some see the changes as major, others as minor.  Kudos to the city for publishing the two scenarios they think would work best on their website and asking public input. 

Personally, I am thinking the two scenarios are not significantly different and that we should be looking a radical boundary changes that will significantly change how our city is governed in the future.  Here are a few other scenarios that should be considered: 

Scenario C -  The map below illustrate how the City is are monitor growth in our city and where their is land available for both residential and commercial growth.  It is interesting to note from a strategic growth planning perspective the City has created eight sectors based on several common denominators, not 14. Therefore, why not have just 8 Wards with boundaries that match these sectors?  

Scenario D - Perhaps we should even go further and develop just five Wards - Northeast, Southeast, Southwest, Northwest and Centre.  We could have two Councillors for each ward for a total of 10, four less than the current 14.  

Scenario E  - We could be even more radical and have no Wards and just elect 10 Councillors at large. Perhaps this would help remove the urban/suburban split that exists in Council today as all of the members would have city-wide mandates, versus the special interests of their Ward. 

I am thinking a few more scenarios would create much more debate and perhaps result in real change. 

These sectors are based upon general planning, housing markets and servicing criteria. The suburban sectors have strong relationships to future servicing and infrastructure requirements. (City of Calgary, Suburban Residential Growth 2015 - 2019 Report).

Current residential population and employment in each of the City's geomatic sectors. 

In thinking about this issue, I remembered a column I did for the Calgary Herald back in 2011 about "Calgary evolving into five cities." I have reprinted it below as it is no longer available on the Herald's website.  I hope that you will find it thought provoking. 

"A Tale of Five Cities"

By Richard White, Calgary Herald June 11, 2011

One of Calgary’s advantages during the past 50 years has been its ability to annex land and surrounding communities as it grows.  Examples include Forest Lawn and Midnapore in 1961, or Bowness in 1963.

As a result, Calgary has been able to evolve as a single city with a healthy inner city and suburban neighbourhoods, rather than a fragmented urban region such as Edmonton with large, suburban edge cities (OK, Calgary may not be perfect, but it’s better than most.) This is not the case for most North American cities.

Fragmentation of North American cities

In most cases, the original city was surrounded by smaller towns with their own town council, as well as fire, water, safety and school systems. During the past 50 years, these small “edge towns” have mostly become large, independent cities able to offer lower taxes and housing because they didn’t have transit systems, social programs or an aging infrastructure. This resulted in more and more residents and businesses choosing to locate to such places. For example, in 1961, the City of Vancouver’s population was 384,522, with a regional population of 827,000.

Today, the lower mainland of B.C. has a population of 2.5 million divided into 21 municipalities, with Vancouver representing only 23 per cent of the metro population -down from 46 per cent in 1961. On the other hand, Calgary’s population in 1961 was 249,641, or 89 per cent of the regional population of 279,000. Today, the City of Calgary’s population is 1,071,515, or 81 per cent of the regional population.

During the past 50 years, Airdrie has grown to a city of 39,822, Okotoks to 23,201, Cochrane to 15,424 and Strathmore to 12,139 -but they are still, for the most part, bedroom communities of Calgary. In the past, this growth has been mostly residential. However, more and more these edge cities are experiencing retail and industrial growth as a result of no business taxes and lower land costs.

Calgary will not be able to annex these cities as they did in the past, which could lead to fragmented development in the future.  As Calgary has grown, even internally, its residents have begun to think less and less like those of a unified city and more and more like a fragmented one.

One of the unique features of Calgary is that despite living in a city of more than a million, for the most part people live in one of four quadrants. If you divide them into 250,000 people apiece, that’s roughly a city the size of Saskatoon or Victoria for each quadrant.

Many Calgarians living in the northwest never cross the Bow River except to go downtown to work. Similarly, those who live in the southwest also never cross the Bow River except to get to the airport. More and more Calgarians are identifying with the quadrant they live in.

Downtown is an island of skyscrapers in a sea of low rise buildings.  In this photo you can see how the Bow River divides the western half of the city into north and south quadrants. (photo credit Peak Aerials).

A City Divided?

When it comes to new infrastructure, the city is currently very divided. The airport tunnel, though an issue for businesses and residents in the northeast, is a nonissue for the rest of the city. The southeast LRT extension, though a key issue for southeast downtown commuters, isn’t an issue for southeasterners who don’t work downtown -nor for those who live in the city’s other three quadrants. The ring road connection is a key issue for those in the southwest now that they have their LRT connection to downtown, but less so for others.

More and more, Calgary is a city divided. We are now living in a “what about me” (WAM) society. Most 20th century cities -including Calgary -are now dealing with problems based on that century’s downtowncentric model of planning cities.  In other words, downtown was made the focal point for al commercial, cultural and civic activities, as well as roads and transit.

While there are few cities in the world as downtowncentric as Calgary, our downtown struggles to thrive in the evenings and weekends when commuters are back home in the suburbs. And while downtown is still Calgary’s economic engine, other parts of the city are developing their own character, charm and culture.

Another problem is that while downtown remains important to the everyday lives of 20 per cent of Calgarians, for the other 80 per cent, it is not part of their urban experience on a monthly, quarterly, or for some even an annual basis.

Fish Creek Park divides the communities north and south of this huge provincial park within the city limits. 

Weaselhead Flats and the Glenmore Reservoir serve as a natural dividing line between the inner city and established communities to the south. 

I see Calgary quickly evolving into five distinct “cities,” each with their own economic base, amenities and culture: the Learning City, the Airport City, the Playground City, the Corporate City and the Healthcare/Rail City.

Five Future Cities?

I thought it might be interesting to look at how Calgary might evolve over the next 50 years.

The Learning City

This is primarily the northwest quadrant of the city running from the Bow River to the city’s northern limits, and from Deerfoot Trail to the city’s western limits. Its employment centres are the University of Calgary, Foothills Medical Centre (teaching hospital), SAIT Polytechnic and Alberta College of Art and Design (ACAD). This is where the majority of professors, instructors, doctors, nurses and other staff live, work and play.

It has two major parks: Nose Hill and Bowness Park. Recreationally, it has Canada Olympic Park and Shouldice Athletic Park, as well as several major recreation centres. It has more than five million square feet of retail, including Market Mall, Northland Village mall, North Hill Mall, Brentwood Mall and Crowfoot Power Centre.

It is also home to Calgary’s first urban village - Kensington, with its cafe culture and Plaza Theatre. About 325,000 people live in the Learning City.

University District will become a new urban village on the west side of the University of Calgary campus. (photo credit: Peak Aerials) 

SAIT campus (photo credit: Peak Aerials) 

University of Calgary campus (photo credit peak aerials) 

Foothill Medical Centre (photo credit: Peak Aerials) 

The Airport City

This is basically the northeast quadrant of the city, an area from east of Deerfoot Trail and north of 17th Avenue S.E.

The airport is the key differentiator for this “city.” and the driver for its economy is the almost 40-million square feet of industrial space and six-million square feet of suburban office space surrounding the airport.

It is home to about 230,000 Calgarians, who not only work there but shop (International Avenue, Marborough Mall, Sunridge Mall and CrossIron Mills could be included as part of the Airport City) and play (Rotary Park and Elliston Park) there.

The Airport City could also be called our multicultural city.

Calgary International Airport (photo credit: Peak Aerials)

New suburban residential development at the edge of the city. (photo credit: Peak Aerials)

The Playground City

This is all communities south the City Centre and Mcleod Trail. It is where the majority of corporate Calgary lives and plays. It is home to Chinook Centre, Calgary’s largest shopping centre, as well as IKEA, Southcentre, WestHills and Shawnessy Power Centres -almost 10 million square feet of retail space. It is served by two legs of the LRT.

It is also home to amenities such as the Westside, Southland and Trico recreation centres, as well as Glenmore Reservoir, Weaselhead, Fish Creek and Heritage Parks, along with Spruce Meadows. Surrounded by golf courses at its edges, it also has three private clubs -Calgary Golf and Country Club, Earl Grey, and Canyon Meadows -within its boundaries.

It has two non-retail employment centers -Mount Royal University/Westmount Office Park and Manchester industrial area.

About 400,000 people live in our Playground City.

The Corporate (Centre) City

This is the area from Inglewood to Sunalta, from Crescent Heights to Roxboro (in other words, the Bow/Elbow River Valley.) It overlaps with the Learning City on the north side of the river. Not only is it the economic engine for Calgary and one of the top economic engines for Canada. It is the heart, soul and face of Calgary.

It is home to Calgary's truly urban districts -  Kensington Village, Uptown 17th, Stephen Avenue Walk, Design District, 4th Street and Inglewood Village.

It is also home to more than 60 million square feet of offices, hotels, retail, restaurants, attractions and condos. It is one of the most densely developed areas in North America.

It is Calgary’s corporate, cultural and civic headquarters and home to most of our cultural, festival and sporting events. It is home to Stampede Park, Shaw Millennium Park and Prince’s Island Park, as well as signature recreation facilities such as Talisman Centre, Bankers Hall Club and Eau Claire Y.

More than 150,000 Calgarians come to work here each workday, with about 70,000 calling it home.

Municipal Building with old City Hall (photo credit: Peak Aerials) 

Shaw Millennium Park & Mewata Armories (photo credit: Peak Aerials)

New condo in downtown's West End (photo credit: Peak Aerials)

The Healthcare / Railway City

This is Calgary’s newest city. Located in the southeast, it will soon be dominated by the new mega-South Health Campus in Seton.

It is also Calgary’s largest industrial area, with more than 45.9 million square feet of industrial space and more than three million square feet of suburban office space, including the new Quarry Park development.

Existing recreational and park amenities include Calgary Soccer Centre, Fish Creek Park and Carburn Park. It is currently home to about 75,000 people but it is expected to grow to more than 120,000 by 2020.

South Health Campus anchors the new SETON community which will create a new city with in the city complete with its own downtown. (photo credit: Peak Aerials) 

Quarry Park office, retail and residential development (photo credit: Peak Aerials)

Fish Creek Library (Peak Aerials)

Conclusion

Cities are a human creation. They are part of the ongoing human adventure. They are a work in progress. We are still experimenting. Calgary needs to rethink the North American city of the 21st century.

We need to stop trying to Europeanize our city and develop a winter/prairie urban model that embraces the car, transit, pedestrians and bikes.

Calgary could be a leader in the development of new urban models, rather than imitating what cities did 100 years ago.

We need to look inward, not outward, and start thinking BIG and planning in terms of how can we foster the development of five distinct sustainable Calgary cities - each with their own quality of life, their own sense of place, and their own mix of employment, residential, retail/restaurant, parks, recreation and cultural centres.

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Everyday Tourist's road trip to the 'burbs!

In March 2014, I embarked on an 8,907 six-week road trip to the southern US visiting places like Tucson, Albuquerque and Santa Fe. This March, I took a 74 km six-hour road trip to explore Calgary’s southern neighbourhoods, Evergreen, Cranston, Riverstone and Seton.

Top 10 things observed on my road trip to south Calgary:

1.     New communities are often criticized for being just a sea of residential housing without any other “uses.”  However, most of the homes I saw had an attractive office just inside the front door that would put the downtown office cubicles to shame.  And then there were also fully equipped home gyms, the wine cellars with attached wine bar, games rooms and multiple dining areas; these homes have much in common with an upscale downtown lounge or pub. Kitchens had multiple upscale appliances, coffee stations and large dinner areas that reminded me of the private dining rooms in downtown restaurants. And then there were the patios, one complete with their own wet bar, fireplace, fancy dancy BBQ and seating for a couple of dozen of your best friends. Perhaps we should stop calling them homes in favour of mixed-use villas.  

Enjoy your private wine cellar and tasting bar with friends. 

Imagine your own yoga workout studio. 

2.     The houses aren’t much different in size and space to the new inner city infills with their narrow lots sprouting up on every block of Calgary’s established communities. The biggest difference is there are no messy back alleys as garages are all in the front and the streets lined with cars.  And there wasn’t the variety of architectural designs and I did miss the large trees, but as I have said before, don’t judge a community until the trees are taller than the houses. Learn More: Don’t judge a community too soon!

3.     Large horizontal condo complexes (vs. the vertical ones in the City Centre) were prevalent along the main transit roads indicating some diversity in housing types.  I even saw some accordion buses (Calgary’s version of the double decker bus) indicating not everybody is addicted to their cars.

An example of one of the many condo complexes prevalent in new suburban communities. 

4.     There is a return to the outdoor neighbourhood mall complete with grocery store, pub, café, restaurant, liquor store, spa and other services – similar to Lakeview Mall or Stadium Shopping Centre from fifty years ago.

5.     The quality of the retail architecture seems to be improving especially in Seton.  Seton’s retail square even had painted bike paths and a futuristic-looking gateway design feature that shared some of the features as Kensington’s Poppy Plaza.

6.     Schools are bursting with kids at recess and noon hour, making it a kaleidoscope of largely pinks and blues darting about the playgrounds. There are signs everywhere about registering kids for sport teams. I was exhausted just reading them.

The suburbs are where people of all ages and backgrounds live and play.

7.     Humans obviously love homes with a view, be that in Evergreen looking out over Fish Creek Park or in Cranston living on the ridge looking out on the Bow River Valley or Riverstone with the Bow River in your back yard. The first two remind me of Crescent Heights, Houndsfield Heights, Briar Hill or St. Andrew’s Heights, while Riverstone is the 21st century equivalent of Roxboro.

8.     Traffic? What traffic? At 3 pm on a Wednesday I was able to travel from Seton to West Hillhurst through downtown via Memorial Drive in 30 minutes.

9.     While the inner city is all about “building up,” i.e. highrises condo towers and converting single story cottage homes into two story mansions, the ‘burbs are “building down” with their walk out basements.  Oh, and they call a side-by-side or duplex a “Villa” in new communities.

Attached townhomes are common in the new suburbs even in estate communities. These are not the suburbs of the '80s.

10.    Back to nature!  The suburbs have always been a hybrid between an urban home and country home.  For many humans wanting to be close to nature, close to the land is a primordial need.  I was reminded of this as deer crossed the backyard of a friend’s house in Evergreen as we chatted in her kitchen. I am told the night howls of the coyotes in Cranston are both moving and beautiful.  Easy access to Fish Creek Park (three times the size of Vancouver’s Stanley Park and four times New York City’s Central Park) that stretches 19 km from east to west makes living in places like Brookfield Residential’s Cranston, Riverstone and Seton something very special.

Last Word

While the ‘burbs are personally not for me, if I had a family and didn’t work downtown (that’s 75% of Calgary families), they would hold great appeal. I am all for “different strokes for different folks!” Speaking of strokes, the southern communities have several golf courses just minutes away. Hmmm…. I might have to rethink this?

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Are school sites sacred cows?

I may be opening up a can of worms, but every time I walk by a school site with a vast expanse of land devoted to playground and playing fields I wonder, “Is this the best use of the site?”  The spaces are empty or near empty most weekends and evenings during the school year and in July and August. What a waste?

Recently, I introduced the idea of “school site redevelopment” in a blog about Altadore as a potential model 21st century community given they have a huge school site with two schools, two playgrounds and a huge area for playing fields that are under-utilized.

Don’t get me wrong – I am all for kids and families have easy access to green spaces to play and picnic, but how much space do we need?

Cliff Bungalow School looks more like a house with its pitched roof and two side yards, rather than one humongous playing field. 

When I walk by the 1920 Cliff Bungalow School, the first thing I notice is how small the school and playgrounds are.  It fits into the neighbourhood, almost like a house and with two side yards.  I can’t help but wonder if this is the model we should be seriously considering for future elementary and junior high schools. 

When I walk around my nearby neighbourhoods of Hillhurst, West Hillhurst and Parkdale, all I see are huge spaces taken up by school sites, which would make ideal sites for diversifying our predominately single-family communities.  The sites are all within walking, cycling or easy transit to downtown, University of Calgary, Foothills Medical Centre and SAIT.  It is “live, work, play” heaven.

Cliff Bungalow playground is an intimate garden-like space beside the school. 

School-Oriented Villages

Call me radical, but why can’t school sites accommodate other uses? Instead of one-storey schools, we could create two maybe three 4-storey buildings around the periphery of the block with an interior green space.

I envision the school on the ground floor with the upper floors being affordable housing for young teachers and seniors, maybe artists’ live/work spaces. Perhaps even some townhomes with enough space for young families. The upper floors would also accommodate a diversity of professional services – medical, fitness, legal, accounting.  Other ground floor uses would include day care, after school care, café or bistro and other convenience retail to create a small village.

The buildings could be modular (think sea containers), allowing classrooms to be added or subtracted based on need or being replaced with residential, retail or office spaces. Imagine a school-oriented village that evolves with the community as it ages and then rejuvenates. Transit Oriented Development is all the rage in Calgary with plans for Brentwood, Westbrook and Anderson Stations, why not school- oriented development.

Lousie Dean School site along Kensington Road offers an excellent opportunity for redevelopment as the playing fields are rarely utilized.  

Edmonton kicks our butt

A quick check of the situation in Edmonton and I found out their Mayor posted a paper in October 2014 titled “The Important Role of Surplus School Sites.” Their City’s website has lots of information on how that city is pushing forward with the redevelopment of several school sites.  In contrast it is hard to find much about what is happening with surplus school sites.

What I love about the Edmonton model – and think it would be applicable to Calgary - is that it focuses on first homebuyers.  A key issue facing Calgary’s established communities in Calgary is lack of moderately priced homes for young families who don’t $200,000+ family incomes. They simply can’t afford duplexes and fourplexes starting at $750,000, nor can they live in the 600sq feet $300,000 condos or the 1,2000 square foot bungalows in need of $100,000+ renovations.   

Constipation of consultation

I expect it is the same people who are protesting any changes to their community are the same ones who also protest the closing of schools because of lack of enrollment. They likely the ones who protest against the conversion of old 600 square foot cottage homes on inner city lots into mini-mansions, duplexes and fourplexes or heaven forbid a developer gets a chance to buy three or four contiguous lots to build a small apartment or condo.

It seems to me the loud minority all too often dominates the urban renewal debates of our cities.  I am all for public engagement but at some point we need to limit the debate, demonstrate some leadership and well-informed decision-making. We will never please everyone.

Why wait?

Many of Calgary’s schools built in the ‘40s, ‘50s and ‘60s are at the end of their life span. As the School Boards don’t have money to bring them up to modern standards, now is a great time to be creative and work with the private sector to look at how school sites could be reconfigured to allow for new development which would also result in new schools. The goal would be surrounded the school with compatible activities that would create 7/12 (seven days a week, 12 months of the year). Imagine a school-oriented village with animated sidewalks, streets, parks, patios, playgrounds and playing fields.  Let’s be proactive and not wait until the schools fall apart or are closed.

Altadore school site prime location for redevelopment into a mixed-use urban school village. 

Sacred Cows?

If we want to have vibrant inner-city communities, we are wise to let them evolve slowly over decades, but every once in awhile we have to make a quantum leap. For the past three decades, many of Calgary’s inner city communities have been slowly diversifying their housing inventory with infill projects. It makes sense that the next big discussion must be on how to redevelop their school sites to enhance the entire community. They can’t be sacred cows.

This blog was first published in the Calgary Herald's New Condos section titled "Are School Sites Becoming Sacred Cows?" on March 28, 2015.

Richard White the urban strategist at Ground3 Architecture has written about urban design and urban living for over 25 years. Email Richard@ground3; follow @everydaytourist

EH emailed: 

"I read your piece in Saturday's Herald with great interest. My wife and I currently live in Windsor Park, home of Windsor Park school, disused for some years now. It occupies one city block. Previously, I lived in Haysboro, which has two underutilized schools, Haysboro Elementary and Eugene Coste. Each is perched on substantial real estate.  As far as I am aware, each of the aforementioned three schools retains some kind of minor school board function, but hardly any justification for their retention in inventory. Apart from the disused Windsor Park school, Elboya Elementary, an active school about 5 blocks north, also sits on a full city block.

We live in a fast-becoming-extinct 60 year-old bungalow, most of which are being replaced by infills and their attendant young families. And with those young families will soon come the need, once again, for schools. But as you say, hopefully not in the configuration as built 60-plus years ago.

I would heartily agree with you that the focus must shift to new and innovative uses for the land on which these schools sit. A rough calculation of the current value of the Windsor Park property alone would be $10 million. Considering the land is already assembled and contiguous, probably closer to $12 million. Sale of just one property would come close to paying the lease on CBE headquarters for a year.

But as you say, redevelopment of the sites would be the ideal, especially in addressing the educational needs of older neighbourhoods experiencing a rebirth. Perhaps this type of redevelopment is ripe for a P3 partnership.

Now the question remaining is, How does one get things moving? Your idea is more than thought-provoking; it's exciting. I hope it gains traction."

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

By Richard White, February 18, 2015 (This blog was commissioned by Source Media for Condo Living Magazine.)

In the January 15, 2015 edition of Metro Calgary, columnist Mike Morrison lamented that when he was recently in New York City (NYC) no one had heard of Calgary. I too have lamented at the lack of awareness of Calgary when visiting other cities, but then my friends at Tourism Calgary are also quick to remind me of some facts - Calgary was ranked #17 on the New York Times “52 Places to Go” and Alberta #9 on the UK’s Guardian “Holiday Hotspots” in 2014.   Another fact - in 2014 Calgary was added to the Ultimate Sports City shortlist the de facto benchmark of top sport cities around the world.  Now, Calgary has joined Vancouver as the only two Canadian cities on the list.  

Perhaps we are being a bit too hard on ourselves.  Perhaps we are being too impatient. As the Guardian said, “Calgary has gone from cowboy town to cosmopolitan cool.” YES! People are starting to notice!

High Line vs. +15

Morrison, like many others who have visited NYC recently are “gaga” over the city’s new iconic High Line project, an abandoned railway track converted into an elevated linear park with a great urban vibe. 

People of all ages enjoy strolling along the High Line a linear park that provides a unique perspective on the streets and sidewalks of NYC. (Photo credit: Lelia Olfert)

Evidence of the old elevated railway is evident in this photo.  Note the streets are not packed with people or traffic. (photo credit Leila Olfert).

The narrow park offers lots of resting spots for people watching or to study the urban design of a city. 

I like to remind people Calgary created its High Line in 1970, over 40 years before NYC. While some like to criticize the +15 system (60 bridges connect over 100 buildings to create a 20 km elevated walkway) for sucking the life out of the streets, I say it is the one really unique urban element our downtown has and it should be something we embraced not apologize for.

Why is it everybody raves about Montreal’s underground system, but not our 20km walkway? Both are full of cafes, shops and restaurants, but the +15 also offers more - public art, a mega indoor garden and amazing urban vistas.  Harold Hanen, the +15 visionary, saw it as a logical adaptation to our long cold winter. 

The +15 system could become a great tourist attraction if we would stop “bashing” it and start promoting its unique views of our every-changing downtown.  It could become our postcard like the canals of Venice or the alleys of Melbourne – it is all about how you look at it.

 

  One of 60 glass bridges that are 15 feet off the ground connect buildings at the second floor over a 50-block area of the downtown core. 

One of 60 glass bridges that are 15 feet off the ground connect buildings at the second floor over a 50-block area of the downtown core. 

Along the walkway pedestrians find numerous quiet places to sit like this winter garden with a living wall, infinity ponds and bamboo plantings. 

There is even a formal 2.5 acre garden which is a popular meeting place.  It even includes an indoor playground for families. 

The +15 system connects to The Core shopping centre at the second, third and fourth floors. 

Each bridge offers a unique experience; this on connecting the Municipal Building to Arts Commons is like walking into a stain glassed window.  Kids love exploring the +15 with the huge windows onto the "Tall City" as my 3-year old nephew called it. 

This +15 connected to a 600+ stall parkade, offers pedestrians beautiful sunshine 12-months of the year, along with a parade of cows.  Unlike Montreal's underground and Toronto's PATH, Calgary's +15 offers downtown workers and visitor a chance to see what is happening outside.  

Just one of the many public art experiences along the 20-km +15 walkway. 

Visionaries

Stephen Avenue Walk pulses with new blood at noon hour. 

Morrison shuddered to think what Calgary would look like without visionaries like Councilor Druh Farrell (Peace Bridge, Memorial Drive, East Village and new Library), Andrew Mosker (National Music Centre) and the people at Canada Municipal Land Corporation (East Village, St. Patrick’s Island and Riverwalk).  

He laments that too many people are standing in the way of these visionaries and questions all of the petty squabbling about bike lanes, transit and disabled schools.  I choose to focus on what we have accomplished to attract what he calls “new blood.”   

For example, Myrna Dube, Calgary Parks Foundation’s President & CEO, was visionary for the new Rotary/Mattamy Greenway, a 138 km pathway that will circle the city connecting over 100 suburban communities (over 300,000 people, 25% of the city’s population). It is easily the equivalent of NYC’s High Line, just more suburban in nature.

What about the visionaries for Stephen Avenue walk or Calgary's amazing parks and city-wide pathway system (now the largest in the world). 

Or perhaps the visionaries at Brookfield Residential who are creating a new urban village that will be very attractive to the  "young blood" working the medical field at SETON.  

Attracting new blood

This leads to Morrison’s question, “Has anyone moved here because of it is super car-friendly or because of its endless suburbs?” and his opinion is “probably not.” In fact, one of Calgary advantages over Vancouver and Toronto (there are many) is that newcomers can buy a large family house for hundreds of thousands of dollars less and be just 30-minute car commute from work. Remember - not everyone can - or wants to - walk, cycle or take transit to work.

And, though it might be a tough pill to swallow for urban missionaries not everyone wants to live in dense high-rise communities like Manhattan. People are surprised when I tell them that on a per capita basis, Calgary has as many people living within 4 km of its downtown - 7% of the metro population.

But not to worry urban evangelists, Calgary has one of the most aggressive urbanization programs of any city in the world with a population under two million - Bridges, Currie Barracks, East Village, Greenwich, Inglewood Brewery, Quarry Park, SETON, Westbrook Station, West Campus and West District.   Collectively, they will provide urban homes for approximately 100,000 people and work places for 60,000+ in diverse, dense, vibrant urban neighbourhoods.

All of this is in addition to Calgary’s existing urban districts – Beltline, Eau Claire, Downtown West, Mission, Kensington and Inglewood, the latter of which was named Canada’s greatest neighbourhood by the Canadian Institute of Planners in 2014 (with Kensington being a finalist).

Great cities provide a diversity of communities for people to choose from.

I would argue the Calgary region has a nice mix of urban, established, master planned suburban communities, acreages and small towns for a city its size.

We must be doing something right as Calgary is consistently ranked as one of the top 10 livable cities in the world - NYC is not in the top 10.  In 2014, the Economist had Calgary tied for 5th only 1 point out of first place as of the world’s “most livable” cities.

Main Street, West Campus by West Campus Development Trust, it just one of many new urban villages planned for Calgary in the next few years.   West Village will be attractive to the "young blood" working at the University of Calgary, Foothills Medical Centre and Alberta Children's Hospital. 

Last Word

Obviously, what makes a city attractive is different for different people, and different at different times in their life. No city can be all things to all people. Calgary still in its formative (teenage) years, so yes, we still have a lot of growing up to do.

But, we should also be proud of what we have accomplished! 

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Calgary's City Council must stop micro managing!

Sometimes I just shake my head, wondering what are they thinking?  Why is City Council spending so much time debating and making decision on things that obviously should never even come to Council in the first place?

I was reminded of this, this past Monday when two of the agenda items were perfect examples of things that should never come to Council. First was the ongoing decision by Council to make the decision to approve every secondary suite application in Calgary.  In this case, Council should approve policy for Secondary Suites in Calgary and then trust administration implement it – end of debate.  Worse case scenario let the Ward Councilor make the decision and others just rubber-stamp their decision.

The second was the debate on community and street names proposed for the Brookfield Residential’s new Livingston community.  In this case Council has approved policy and clear guidelines for Community and street names. Why are they debating the names of streets?

I think the naming of communities and streets is critical as part of celebrating Calgary’s history and fostering a sense of place.  Yes I think in the past we have made some poor choices, but there is no point lamenting over names like Coral Springs, Tuscany or Royal Oak - we need to move on.  We already have a “Community and Street Naming” policy and it is Council’s responsibility to review the policy if it is not working – end of discussion.

Calgary's City Council can't continue to govern the city like it did 30 or 40 years ago. 

Waste of everybody’s time

It is not only a waste of Council’s time, but also staff time as dozens of senior staff have to hang around the Council meeting waiting for their agenda item to come forward.  There is also the time it takes for other staff to gather and compile all of the information for Council meetings for the agenda items they shouldn’t be discussing in the first place. It would be enlightening after every Council (and Committee meeting for that matter) to add up the amount of staff time that has been invested vs. the value added.

Backstory: As I was writing this blog it turns out someone has estimated it costs $10,000 for every Council meeting that goes past per meeting in just over time.  It is probably the same cost for Planning Commission and other meetings that drag on.

Council Members vs. Corporate Board Members

This type of behaviour would never survive in the private world.  Can you imagine Wal-Mart’s Board of Directors having to deal with every customer or staff complaint in person or Suncor’s Board of Directors deciding on the naming of wells or who gets which corner office in the Suncor Centre?

Calgary’s sheer growth over the past 10 years should dictate Council has to be a governance Board and not a working committee.  The City’s current 2015 to 2018 plan calls for $22 billion in capital and operating expenses compared to the $10.2 billion in the 2005 to 2008 plan. 

Council has no time to get bogged down in minutiae of the implementation of policy at the expense of larger issues. As stewards of a multi-billion business Council members should be focused on setting direction, goals and policy, not day-to-day detail. 

Delegation Opportunities

One suggestion I have heard for Council to better manage the City is to create more City owned corporations like ENMAX.  For example, Water & Sewer Services could become a utility company with its own Board of Directors instead of being a department of the City.  Similarly, Calgary Municipal Land Corporation has done a good job of developing the City’s land in East Village; perhaps it should be responsible for developing all City owned land. Attainable Homes Calgary Corporation is a wholly owned subsidiary of the City perhaps its mandate could be expanded to include the work being done by the Calgary Housing Company.   

Perhaps the City should be hiring a Governance Advisor rather than an Integrity Commissioner, who could help them manage their Board and Committee meetings more effectively.  Remember the old adage, “time is money.”  While almost all of the Councilors complain they are too busy, one has to wonder: Are they busy doing the right things?

Last Word

Council is often challenging others to do things differently, but in many ways it is still governing the City as if it was the ‘70s.  Today, Calgary is a complex corporation with over 12,000 employees and an annual budget of over $4 billion.  It needs to start managing its affairs as if was a corporation and not a working committee.

 PS

Before I posted this blog I shared it with 10 key informants asking for their input to make sure my comments were constructive and appropriate.  Collectively these individuals had over 125 years of experience in senior positions with the City and over 150 years of corporate experience. They all encouraged me to post the blog, saying change is needed immediately. 

By Richard White, February 11, 2015


Enhancing Established Community Development: Remove Bureaucracy

This is the last of a three-part look at how the City of Calgary can better work with developers and the community to accommodate 80,000 new homes to be built in established neighbourhoods by 2039. The first suggestion was to make multifamily development a “permitted” use on land already zoned (approved) for multifamily, as opposed to the current policy of making all multifamily buildings a “discretionary” use and therefore subject to endless debate.  The second was to reform the City’s Subdivision and Development Appeal Board allowing the appeal process to be more effective for everyone i.e. a better balance between the needs of individuals and better balance the needs of individuals and the city-at-large.

This blog looks at a third suggestion – remove redundant or ambiguous bureaucracy and policy to enhance the development approval process in existing communities.

Addicted to policies

In talking to various developers over the past few months, one developer stated, “we should eliminate all of the City’s Area Redevelopment Plans (ARP) and let the Municipal Development Plan (MDP) govern all of our development decisions.”  I initially thought this was a crazy idea, but the more I think about it, it may have some merit.

More housing in established neighbourhoods also brings more shops and amenities within walking distance.

The more plans, policies, bylaws, guidelines and rules you have governing development, the more ambiguity you have as every word and statement is open to interpretation and debate. A simple word like “should vs. will” can hold up a new development for weeks, maybe months.

I heard another person say, “The City of Calgary is addicted to policy!”  Currently, there are four layers of City policy governing a new development the Municipal Development Plan, Land-Use Bylaws, Zoning and Area Redevelopment Plans, which is then magnified when each is interpreted sometimes slightly and sometime grossly different by the Council members, administration, communities and developers.

What is an ARP?

The City’s website states, “The purpose an Area Redevelopment Plan is to provide a policy framework to guide the long-term redevelopment of a specific area of the city (usually two or more communities). The Plan provides clear policy direction for key aspects such as the vision, scale, urban form and character for redevelopment.  The Plan is future-oriented and depicts how the Plan area is to be developed over an extended time period. No specific time frame is applied to the Plan although the majority of the proposed development is expected within a 25 to 30 years.”

Shaganappi Area Redevelopment Plan outlining the density and type of development for every block. 

One of the biggest issues with Area Redevelopment Plans (ARPs) is that many of the established communities’ ARPs are out of date with current city planning thinking. So when a new development is proposed, though it may fit well with the City’s overarching growth management principles it doesn’t fit with the specifics of the existing ARP for that community.   This can result in one of two things; either a long debate to justify why the proposed development makes sense given current economic and planning reasoning or the development is put on hold while the ARP is revised.  In both cases, it means the development is delayed for months, even years, which leads to more expensive housing in established communities.

Case in point - The first proposal of the St. Johns condo on 10th Street NW triggered the need for a revision of the Hillhurst/Sunnyside ARP and ultimately a five-year delay before construction could begin.  Changes in the ARP resulted in density than the original plan, which resulted in significant increases in the price of the condos of tens of thousands of dollars as the purchase of the land was based on being able to build more units.  It also increased the cost, as construction costs were much higher in 2011 than they would have been in 2006 when the project was first proposed.

Win-Win-Win

The benefits of making these three changes (making multi-family homes a permitted use on land zoned for multi-family, reform of SDAB and cutting the bureaucracy associated with inner city residential development approvals) for the homebuyer would be more affordable and more varied housing (duplexes, townhomes, small condo complexes) in established neighbourhoods, rather than just large single-family homes, old small bungalows and tired walk up apartment blocks.

New infill housing projects mean more families moving back to established communities which the revitalizes it. 

The benefits to the City would be to achieve its goal of accommodating more of Calgary’s growth in established communities, rather than building new communities with their costly new infrastructure, transit, schools, parks, libraries and recreation centres needs.  It should be noted that significant growth in established neighbourhoods will also result in the need to increase the capacity of outdate infrastructure and City facilities.

With a more streamlined approval process, the City would spend less time and money approving projects that already fit within the City’s growth management strategies, allowing for more time to be spent on innovative projects, which require relaxations and variances from approved policy. 

One of the biggest barriers to established community development is the costs associated with the length of time and expense of redesigns that will be needed to get approval.

  One of the biggest debates for any infill multifamily project in established communities is how does it impact the back alley neighbours. 

One of the biggest debates for any infill multifamily project in established communities is how does it impact the back alley neighbours. 

An interesting sidebar - the Municipal Government Act, (which gives the City the authority to govern the planning of the city) states that if the City does not render a decision on a sub-division or development permit application within 40 days, it is deemed to be a refusal.  This would mean any applicant who doesn’t get a decision from the City in 40 days could appeal the “deemed refusal decision” at SDAB and get a decision without having to go through the complex City and community review process.  I am not suggesting this as a strategy to expedite inner-city development, but it is an option.

In Calgary, rarely is a decision rendered in 40 days.  Four to six months is more the norm for a simple, inner-city infill house application and six plus months for anything more complex.   The net result is supply can’t meet demand and when that happen the cost of inner city homes increases and that encourages new community development at the edge of the city where housing is more affordable.

Last Word

Calgary’s motto should be “working together to make a great city better!” I truly hope developers, politicians, planners, urban designers and the public can work together in the future to streamline the approval and appeal process for projects in established neighbourhoods to the benefit of everyone. 

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Enhancing Established Community Development: SDAB Reform

As discussed last week, one of the City of Calgary’s current Municipal Development Plan goals is to encourage future growth via redevelopment within in established neighbourhoods. With Calgary’s population expected to grow by 363,000 people by 2039, the City has set a goal of 33% of new growth should be in existing neighbourhoods (i.e. 192,000 more people or about 80,000 new homes).  The other 67% would be new housing development at the edge of the City, like Brookfield Residential’s SETON (southeast) and Livingston (northern).

The new established community growth will come in various forms from new master planned urban villages like West Campus, West District and Currie Barracks to the redevelopment of golf courses like Harvest Hills and Shawnee Slopes, to new infills single and duplex homes and smaller condo projects in communities from Sandstone to Altadore. 

  Older homes making way for new homes is healthy for established communities. Communities need to evolve is they are going to attract families.

Older homes making way for new homes is healthy for established communities. Communities need to evolve is they are going to attract families.

As stated last week, the difficulty in diversifying the housing stock of inner city communities is getting City approval for multi-family projects large and small. Why? Because, there is always a few individuals who don’t want the increased density and are prepared to fight any new development all the way to the Subdivision and Development Appeal Board.   I will try not to bore you with all of the details of the role of the quasi-judicial Subdivision and Development Appeal Board (SDAB) made up of members of the public appointed by Council.  

SDAB 101

The City of Calgary’s web site saysThe SDAB makes decisions in an impartial manner and applies the principles of natural justice and procedural fairness, which includes but is not limited to: the right to a public hearing; a duty to be fair; the right for all affected parties to be heard; the right to an adjournment if the SDAB determines it is merited; and the right to legal counsel.”

The SDAB has begun holding procedural hearings prior to the actual hearing date. The purpose, as I understand, is for the appellant and the applicant to put on the table their respective positions so that at the hearing, everyone can be prepared to speak to each other’s arguments. This is a good step if it eliminates lengthy adjournments. However, it does not preclude at the actual hearing of ‘hangers on’ (people who might be affected by a project but didn’t bother to appeal or respond to any prior circulation) from coming out of the woodwork and presenting information that is uniformed and/or not relevant at the actual hearing.

For example, a neighbour appealed a project on the basis of a desire for a parking relaxation. At the prehearing, both sides presented their arguments and then went away to prepare for the actual hearing. Then at the hearing, other individuals (who did not file an appeal) turned up and were allowed to speak and brought up new issues that were not even contemplated by the original appeal. The SDAB even allowed comments from a neighbour who lived almost a full block away from the site. The net result: the developer had to make several last minute changes, which in turn was passed on to the new homeowners.

I even heard about one person who appealed a project on Elbow Drive on the basis it would negatively impact his drive to work.  Seriously! We need to streamline SDAB’s procedures to be fair to the developer and the community while keeping in mind citywide benefits.

I understand that a 50+ page SDAB decision is not uncommon and there has even been a case of a single-family home appeal that resulted in a 125-page decision.   Appeals are no longer between citizens and developers but both sides are bringing their lawyers into the debate. I have heard it referred to as “lawyering-up!”

  Brookfield Residential's Altadore 36 is a good example of how 6 older single family homes can be transformed into 62 townhouse and penthouse flat homes, while retaining an attractive streetscape. 

Brookfield Residential's Altadore 36 is a good example of how 6 older single family homes can be transformed into 62 townhouse and penthouse flat homes, while retaining an attractive streetscape. 

Need for Reform

While there has been some reform of the subdivision and development appeal process over the past few years, there is room clearly for more improvement.

There may be some hope in sight! City Council has appointed all the members of the current SDAB for only one year – common sign change is on the horizon. Some members have been on the Board for over 10 years, which is not right, there should be maximum of six years.

In March 2012, Councillor Farrell attempted to initiate a motion to find efficiencies in the appeal process with respect to:

  Back lane housing over the garage is becoming more popular in communities like West Hillhurst.

Back lane housing over the garage is becoming more popular in communities like West Hillhurst.

  • Hearing process and timelines
  • Validity of an appeal
  • Appeal fee and structure
  • Feasibility of a fee refund for successful applicant

 Unfortunately, an internal review resulted in only a few minor changes. What I believe is needed is an external review, identifying the “best practices” for subdivision and development appeals in other municipalities. 

 I also think Council needs to better communicate to members of the SDAB the City’s goals and objects with respect to development. SDAB must make decisions, which are consistent with the goals of the City’s current Municipal Development Plan.

Last Word

Reforming SDAB’s structure and systems to allow an effective appeal process for both the developer and the public is a win-win situation the City could complete in in 2015.  Now, that would look good on their year-end report card.

By Richard White, January 31, 2015 (an edited version of this blog appeared in the Calgary Herald's New Condo section on January 31, 2015 with the title "Development Appeals Need Reform." 

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Altadore: An opportunity to create a model 21st Century inner city community.

While most of Calgary’s established communities within a 10 km radius of downtown have been enjoying a renaissance with new infill residential developments, the one I find the most interesting is Altadore. As a result of several house/ dog sitting gigs over the past few years, I have wandered the parks, streets and alleys of Altadore developing a greater appreciation for the community’s diversity. 

I love the little niche ‘50s shopping centres with their “mom and pop” businesses along 16th Street with names like Moon Convenience.  Bell’s Café, is a popular meeting place for retirees, as well as the “young and restless.” My Favorite Ice Cream Shoppe corner has been a destination for my family for 20+ years - now it has a great neighbourhood pub and spa.

Though I miss Casablanca Video, there are still lots of bohemian shops like Inner Sleeve record store and the Mexican grocery store. There is considerable more diversity of shops, cafes, restaurants, pubs, health, fitness and other services in Altadore than first meets the eye.

  The Mexican Food store adds some charm and colour to Altadore's night life.

The Mexican Food store adds some charm and colour to Altadore's night life.

Family Fun For Everyone (including canines)

River Park is an oasis for humans and canines alike. I am always amazed at the hundreds of people (of all ages) and dogs who use this park seven days a week, no matter what the weather.  I would bet this is one of the most well used parks in the city.   Sandy Beach is another hidden oasis in a city blessed with over 5,200 parks.

 It also has a diversity of schools - private schools like Rundle College Elementary School and Master’s Academy & College (K to Grade 12), four public high schools – three public ones (Central Memorial, Career and Technology Centre, Alternative High School) and one Catholic (Bishop Carroll High School), as well as one special public school (Emily Follensbee School for children with multiple complex learning needs). Altadore is also home to the Flames Community Arenas, the Military Museums and several churches.  

  The huge playing field area occupied by two elementary schools could be a wonderful opportunity to create a new inner-city model for mixed-use that includes schools as a key anchor tenant  .

The huge playing field area occupied by two elementary schools could be a wonderful opportunity to create a new inner-city model for mixed-use that includes schools as a key anchor tenant.

  People are out walking their dogs and meeting neighbours 365 days of the year at River Front Park. 

People are out walking their dogs and meeting neighbours 365 days of the year at River Front Park. 

16th St. SW: A New Main Street?

  The Altadore Shopping Centre is well located next to future condo and town home sites along 16th Street SW.

The Altadore Shopping Centre is well located next to future condo and town home sites along 16th Street SW.

While the City of Calgary identified 24 opportunities to create or enhance main street development across the city as part of their Main Street Program, there are many good sites not on the list.  For example, 16th St SW is a hidden gem with its two mini retail blocks, a multi-school campus, a church, Kiwanis Park and the lucky #13 bus route to downtown.  

The 14 blocks of 16th Street SW (from 50th Ave to 34th Ave) have the potential to be a bit of a community hub by being a more diverse, pedestrian oriented street with more low rise apartments, condos and office buildings, mixed with retail, cafés, restaurants and offices for personal and medical services.   Three existing vacant redevelopment sites could add to the mix of housing and commercial uses.

The huge school campus could be a great mixed-use redevelopment site. Do we really need two playgrounds side-by-side and duplicate playing fields – what a waste of space!  Can’t we share? If we want to be innovative, this would be a great site to integrate schools with community gyms, seniors housing for Altadorians who want to retire in their community and perhaps starter condos for GenXers who have grown up in Altadore or perhaps the new teachers at the schools.  We have to start thinking how we can diversify our established communities to accommodate more activities.

  One of two Brookfield Residential sites in Altadore.  This one at 48th Street next to the Altadore Shopping Centre and the #13 bus stop to downtown is perfect for a boutique condo.

One of two Brookfield Residential sites in Altadore.  This one at 48th Street next to the Altadore Shopping Centre and the #13 bus stop to downtown is perfect for a boutique condo.

  This vintage strip mall on the east side of 16th Street could be redeveloped as retail/residential or retail/office.  

This vintage strip mall on the east side of 16th Street could be redeveloped as retail/residential or retail/office. 

I recently learned Brookfield Residential (one of North America’s largest home builders, headquartered in Calgary) has acquired a couple of properties along 16th Street for innovative residential development. “Altadore 36” will replace 6-single family homes with 34 townhomes and 28 penthouse flats at the corner of 16th Street and 36th Avenue SW. While it sounds like a lot of density, the building is only three-floors high, not much higher than the many mega, multi-million dollar single-family mansions already in the community.

  Altadore 36 streetscape. (Bryan Versteeg Studios) 

Altadore 36 streetscape. (Bryan Versteeg Studios) 

Architect Jesse Hindle (who lives in the community) has created two L-shaped buildings that interlock to allow for townhomes on both the street and interior courtyard.  From the street, the flat-roofed, clean edge, Frank Lloyd Wright-like design is synergistic with many of the community’s new contemporary single-family homes. The exterior is a timeless sandstone brick that recalls Calgary’s history as the Sandstone City. Perhaps the best news is prices will begin at $300,000 for the flats, which means young professionals can afford to live in this popular community where new single-family homes start at one million.  It will be interesting to see what Brookfield has planned for their other site at 48th Ave and 16th Street SW.  Together, they will add some much needed diversity to housing options in the community.

Computer rendering of interior courtyard of Altadore 36.(Photo credit: Bryan Versteeg Studios)

Need more offices

 To be a model 21st century urban community, Altadore needs more commercial development - small office buildings integrated along 16th Street, as well as 33rd and 34th Avenues.

  Future site of The Odeon retail/office development on 33rd Avenue.

Future site of The Odeon retail/office development on 33rd Avenue.

Ronmor’s, The Odeon, (northeast corner of 33rd Ave and 20th St.) with Blush Lane Organic Grocers on the main floor and three floors of office space is exactly what Marda Loop needs. It complements Ronmor’s Shopper’s Drug Mart condos complex across the street.  Perhaps in another five years one of the other corners of will be developed - both are ripe for redevelopment.

  The Odeon will add another dimension to the evolution of 33rd Avenue as a vibrant Main Street for the Marda Loop community. 

The Odeon will add another dimension to the evolution of 33rd Avenue as a vibrant Main Street for the Marda Loop community. 

I love the charm of the shops and offices in old and new houses along the north side of 34th Avenue SW. The houses on the east half of the block are ready for redevelopment. I hope whomever the developer is they will continue creating spaces for boutique retailers and offices in buildings with house-like design.

  The conversion of homes into small businesses is a great way to add charm and diversity into older communities as a gradual transition. 

The conversion of homes into small businesses is a great way to add charm and diversity into older communities as a gradual transition. 

Last Word

The redevelopment of established communities is critical if Calgary is going to achieve its goal of 80,000 new homes in established communities by 2040. However, creating attractive vibrant communities is more than just building four to six-storey condos with retail, cafes and restaurants at street level.  It is not just about upgrading the parks, playgrounds, sidewalks and street furniture. It is also about adding workplaces on strategic sites for small businesses like health, fitness and financial.

A little residential here, a little retail there with some office integrated here and there is exactly what will transform Altadore into a model 21st century community.

By Richard White, January 28, 2015

Where is Altadore?  

Altadore’s eastern boundary is the Elbow River and 14th Street SW, with the western boundary being Crowchild Trail.  It extends north to south from 33rd to 50th Avenues. It includes the very successful Garrison Woods redevelopment (formerly Calgary Canadian Forces base) by Canada Lands Corporation – worthy of its own future blog. 

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Don't be too quick to judge

Enhancing Established Community Development: Multifamily

If the City of Calgary is serious about wanting more Calgarians to live in established neighbourhoods there are three initiatives (perhaps they could be New Year resolutions) Council could undertake in 2015 that would benefit the City, homebuyers and developers.

  1. Make Multifamily Development a permitted use
  2. Subdivision and Development Appeal Board reform
  3. Remove bureaucracy

Over the next three weeks, we will look at each one of these initiatives beginning with “making multi-family development a permitted use.” 

The Problem

I know of a recent case where the City Planner thought it would be a good idea to ask the developer to create homes that face both the street and back alley. The developer agreed and proceeded to create a design that would accommodate both street and laneway homes. The Community Association was on side with the design when it was presented to them. But a couple of neighbours didn’t want to share the back alley with the new homes, so they appealed the decision - and won. 

 Parkdale boutique infill condo project is not much taller than some of the new single-family, mega mansions in the community.

Parkdale boutique infill condo project is not much taller than some of the new single-family, mega mansions in the community.

Now, after more than a year of debate, it is back to the drawing board for the developer. The net result is the new project will have more expensive homes, as the developer needs to recover hundreds of thousands of dollars spent on the first design and community engagement. This is an example of just one of the lost opportunities to build more affordable homes in established communities in a timely manner as allowed by the existing zoning rules.   And, I know this isn’t an isolate example.

Calgary’s Municipal Development Plan (MDP) is a comprehensive document that will guide Calgary’s growth over the next 40 or more years.  One of its stated goals is to encourage 33% of future housing growth to be accommodated within the city’s developed area (established or existing communities); this means 80,000 new housing units, or approximately 2,000 new condo and townhomes per year.

The Plan recognizes that as Calgary evolves and society changes so does Calgarians’ housing wants and needs. Fifty years ago single-family homes dominated every new community in Calgary - Lakeview, University Heights or Acadia. But this changed starting about 2010 with the increased demand for multi-family housing mostly by young professionals, empty nesters and affordable first homes for young families.

In fact from 2003 to 2013, 74% of all new housing units in Calgary were multi-family condos and apartments or row housing, however, 90% were in new suburbs.  The dilemma is that in established communities there is always a vocal minority who has difficulty accepting multi-family housing in their neighbourhood.  This makes building new multi-family buildings in established communities, difficult and expensive.

  Row or Townhomes in Currie Barracks create an attractive streetscape with their diversity of facades and hidden density - no side yards. 

Row or Townhomes in Currie Barracks create an attractive streetscape with their diversity of facades and hidden density - no side yards. 

Permitted vs. Discretionary Uses

The City of Calgary’s Land Use Bylaw zones all land in the city for specific uses e.g. Commercial, Residential or Industrial. The Bylaw even goes further to specify what types of buildings can be built on residential land e.g. single-family, town-homes or multi-family.  It even dictates what size of multi-family building can be built - how many units, how high and how many parking stalls are needed, just to name a few of the requirements. 

While the City has several multi-family, land-use categories, that define what size of multi-family building you can create on a specific piece of land, it is still at the City’s discretion if they will let a developer build a multi-family building on the land they have purchase at a cost that reflects the approved multi-family zoning i.e. the more density the land is zoned for the higher the land cost.  However, with discretionary use, it means the developer first has to buy the land, design the project and then present their plan to City, community and neighbouring landowners to and then they must wait to see if the City will allow them to build their project even if it meets all of the City’s approved conditions for development.  This is a very time consuming and costly way to foster multi-family development in established communities.

  University City is an attractive (some don't like the bright colours, I do) and affordable phased multi-family project adjacent to the Brentwood LRT Station. It transform a parking lot into a village and adds to the diversity of housing in the community .  The City wants and needs to capitalize on its investment in LRT with projects like these at every LRT station.

University City is an attractive (some don't like the bright colours, I do) and affordable phased multi-family project adjacent to the Brentwood LRT Station. It transform a parking lot into a village and adds to the diversity of housing in the communityThe City wants and needs to capitalize on its investment in LRT with projects like these at every LRT station.

The Solution

Make multi-family developments a “permitted” use on land zoned for multi-family development - not discretionary.  If the proposed development meets all the approved standards (which have already been debated when the Land Use Zoning was approved by City Council) for the site (e.g. parking, height, landscaping, density and setback), it gets approved without debate.  If a proposed development meets the existing rules as approved by the City and community, shouldn’t the project simply get approved without debate? If not, what was the point of creating the rules in the first place? If the proposal requires relaxation from the approved requirements only then should the project is open for debate and approval at the City’s discretion.

As it is, today all new multi-family projects are discretionary use, which means planners and the community get to comment on everything from the aesthetics of the roofline and window placements, to door colour and tree planting.  When I was on Calgary Planning Commission, I remember reading a community association’s letter saying, “we would like each unit to have granite countertops.”

As one might expect, debating the merits of a development can take months, even years, to get approval with so many different knowledge bases and aesthetic sensibilities.  There is no perfect development for everyone. Everyone might like the proposal except for a small component (and in fact it is often a different component for each person who is opposed to the development) and you end up with a refusal.

Or you get approval from the City, but one or more individuals appeal the project to the Subdivision and Development Appeal Board, which can then delay the project for several months, which will be the subject of next week’s column.

  Savoy condos, with main floor retail, on Kensington Road in West Hillhurst are located within walking distance to downtown and SAIT and have excellent bus connections to University of Calgary, Foothills Medical Centre complex and downtown. Increasing the density of people living along Kensington Road could be the catalyst for its transformation into a Main Street. 

Savoy condos, with main floor retail, on Kensington Road in West Hillhurst are located within walking distance to downtown and SAIT and have excellent bus connections to University of Calgary, Foothills Medical Centre complex and downtown. Increasing the density of people living along Kensington Road could be the catalyst for its transformation into a Main Street. 

Last Word

I am told Edmonton developers and planners get a chuckle when told “multi-family developments are a “discretionary use” in Calgary, even when they are on land zoned for multi-family buildings.   This alone should be the catalyst for a change in Calgary’s Land-Use Bylaw in 2015. 

Richard White, January 25, 2015 (this blog appeared in the Calgary Herald's New Condo section on January 24, 2015 with the title "A call to streamline the approval process."

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Calgary deserves more respect from international planners!

While flaneuring Winnipeg’s Sherbooke Street on a cold day last December, I happened upon a copy of Ken Greenberg’s book “Walking Home” or “The Life and Lessons of a City Builder” in the Salvation Army thrift store for a buck. Who could resist? Greenberg, born and raised in Brooklyn, NY is a highly respected new urban designer for over 25 years, working on projects internationally with Toronto as his base.  In 2008, he was engaged by Calgary Municipal Land Corporation to be part of the River walk design team.

The book reads a like an autobiography, but unlike entertainment stars who talk sex, drugs, relationships and life lessons, Greenberg talks only of urban design which can be a pretty boring subject except to urban nerds like me. What surprised me was how little he mentioned Calgary (just three times to be exact) given our City has been one of the fastest growing cities, (downtown, inner city and suburbs) over the past 25 years in North America.  It seemed every time he made a point about how great other cities were, I could find as good or better example from Calgary.  

Collaboration

Early in the book, Greenberg identifies “collaborations as the lifeblood of successful city building.” Later, he talks about private public partnerships, identifying organizations like Cityscape Institute in New York City and Greater Toronto CivicAction Alliance both founded to foster the development of parks and public spaces citywide. 

Parks Foundation Calgary (PFC), founded in 1985, has been responsible for $150M in parks, playgrounds and pathway development. Greenberg can be forgiven for not mentioning PFC’s ambitious new project the 138 km The Rotary/Mattamy Greenway that will soon circle our city, given his book was published in 2011.

  The historic Haultain School, home to the Parks Foundation Calgary, is appropriately located in Haultain Park and across the street from Memorial Park.

The historic Haultain School, home to the Parks Foundation Calgary, is appropriately located in Haultain Park and across the street from Memorial Park.

Public Spaces

Throughout the book he talks about the importance of rich and varied public spaces and the importance of the public realm (even devoting an entire chapter to “reclaiming the public realm”). He points to Scandinavian cities as having some of the best public spaces.   I was disappointed there was no mention of Calgary’s Stephen Avenue Walk and its evolution from a pedestrian only mall to an innovative flexible space that is a pedestrian mall by day and road at night. As a designer for the East Village River walk surely he was aware of the success of the Bow River Promenade in Eau Claire and Prince’s Island, one of the best downtown festival sites in the world. While I realize, Greenberg is more interested in urban spaces, I think it was a major oversight in my mind not to mention Calgary has the most extensive citywide pathway system in the world at nearly 1,000 km that links our suburbs, inner city and downtown communities.

When you talk about diversity of public spaces, you can’t get much more diverse than Calgary which offers everything from an urban skateboard parks to snowboard hills, from handicapped parks to Douglas Fir trail. Olympic plaza.  With over 5,200 parks and over 1,000 playgrounds, Calgary is the envy of almost every city.

The Stephen Avenue pedestrian mall is a unique experiment in urban placemaking. It is a pedestrian mall by day and one-way street by night. 

  Century Gardens is a pastoral, urban oasis for downtown workers and residents. 

Century Gardens is a pastoral, urban oasis for downtown workers and residents. 

  The Harley Hotchkiss Gardens is a popular meeting spot for downtown workers and shoppers. This public space is a good example of go urban design as it is built on top of a 700-stall parking garage, includes a major public artwork, has lots of seating and is directly linked to an LRT station. 

The Harley Hotchkiss Gardens is a popular meeting spot for downtown workers and shoppers. This public space is a good example of go urban design as it is built on top of a 700-stall parking garage, includes a major public artwork, has lots of seating and is directly linked to an LRT station. 

Urban Streets

Greenberg doesn’t even give Calgary a nod for the great work it has done in fostering the development of 9th Avenue in Inglewood, 10th Street and Kensington Road in Kensington Village; 4th Street in Mission, 17th and 11th Avenues and 1st Street in the Beltline.

Surely, Bridgeland’s renaissance as a result of the General Hospital’s “implosion” and plans for Calgary’s multi-billion dollar East Village mega-makeover (one of North America’s largest urban redevelopments) could have been worked into the text as urban experiments to watch.

 The streets of Kensington Village are full of pedestrian oriented shops, making it one of Canada's best walkable urban neighbourhoods. 

The streets of Kensington Village are full of pedestrian oriented shops, making it one of Canada's best walkable urban neighbourhoods. 

  One of the trendy ideas in North America these days it to transform street parking into pedestrian oriented spaces. Sometimes the parking spaces become patios or as in this case the patio is on the actual sidewalk and the parking spaces become a new sidewalk. 

One of the trendy ideas in North America these days it to transform street parking into pedestrian oriented spaces. Sometimes the parking spaces become patios or as in this case the patio is on the actual sidewalk and the parking spaces become a new sidewalk. 

  Pedestrian oriented streetscapes exist in numerous Calgary communities like this one on 19th Ave NW in West Hillhurst.

Pedestrian oriented streetscapes exist in numerous Calgary communities like this one on 19th Ave NW in West Hillhurst.

  Calgary also has its fair share of quirky cafes like this one in Ramsay's Industrial district. 

Calgary also has its fair share of quirky cafes like this one in Ramsay's Industrial district. 

  Neighbourhood farmers' markets are also popular in Calgary. 

Neighbourhood farmers' markets are also popular in Calgary. 

  Who says Calgary's City Centre isn't for families? The Beltline's Haultain Park is full of families using the playground, tennis courts and the playing field for a pick-up game of soccer. 

Who says Calgary's City Centre isn't for families? The Beltline's Haultain Park is full of families using the playground, tennis courts and the playing field for a pick-up game of soccer. 

Suburban Urbanization

While Greenberg talks endlessly about the need to urbanize existing suburban communities, he falls short on mentioning some efforts that have been made in cities like Calgary to create more diverse and dense suburban communities.  Calgary’s new master-planned communities are being created at a density that surpasses those of early 20th century communities with a mix of single-family, duplexes, four-plexes, town homes and condos designed with singles, families, empty-nesters and seniors in mind.

  McKenzie Towne street.

McKenzie Towne street.

Surely too, he must have known about Calgary’s pioneering community of McKenzie Towne developed by Carma Developers LP, now Brookfield Residential in the mid '80s. 

Brookfield’s SETON project was also on the horizon in the late 2000s when Greenberg was busy researching and writing his book.  The idea of creating a new downtown at the edge of a major city with a mega teaching hospital as an anchor is both innovative and unique in North America’s quest to create a new suburban paradigm.

And what about Remington Development’s Quarry Park project? It definitely warranted a mention with its mix of office park, market place and residential development all linked to future LRT development. 

What city builds a transit-oriented village before the transit is even built e.g. Quarry Park and SETON!

  Pancake breakfast in McKenzie Towne.

Pancake breakfast in McKenzie Towne.

  Quarry Park is an ambitious 400 acre urban infilling project, given is was an old quarry in the '90s and today it is well on its way to becoming a mixed-use community with four million square feet of office space, for 20,000 workers (including the head office of Imperial Oil), home to 6,000 residents, 140 acres of nature space and a retail/grocery district.

Quarry Park is an ambitious 400 acre urban infilling project, given is was an old quarry in the '90s and today it is well on its way to becoming a mixed-use community with four million square feet of office space, for 20,000 workers (including the head office of Imperial Oil), home to 6,000 residents, 140 acres of nature space and a retail/grocery district.

  Aerial view of Brookfield Residential's SETON with the new South Health Campus constructed on land sold to the province by the developer as the employment anchor for a new downtown that will serve all of the surrounding communities. One of the interesting partnerships is the YMCA's operation of the Wellness Centre as part of the Health Campus. It is the first YMCA to be integrated into a hospital setting. (photo credit: Peak Aerials)

Aerial view of Brookfield Residential's SETON with the new South Health Campus constructed on land sold to the province by the developer as the employment anchor for a new downtown that will serve all of the surrounding communities. One of the interesting partnerships is the YMCA's operation of the Wellness Centre as part of the Health Campus. It is the first YMCA to be integrated into a hospital setting. (photo credit: Peak Aerials)

City Building: A Two-Way Street

Greenberg talks about the important role the city and the private sector play in city building, focusing on Vancouver as the model city with the development of Yale town, False Creek and Coal Harbour.  It would have been nice to have included examples from other Canadian cities – like Garrison Woods in Calgary or the above mentioned new developments East Village, Quarry Park, Bridges and Currie Barracks that were conceived in '00s.

Garrison Woods streetscape (photo credit: www.mardaloopherald.com)

Beltline's yimbyism

Greenberg talks about his work in Paris with its arrondissements and New York with its boroughs. He talks of the important role of community boards to reconcile the needs of the whole city, while acknowledging the importance and individuality of the different parts of the city.  He notes that New York’s 59 community boards play a key role in shaping how that city has evolved and suggests it might be helpful to establish community boards in Toronto where there is a significant urban suburban divide.

I would suggest any urban planner interested in the “good, bad and ugly” of how community boards and community engagement is shaping a city today, should look no further than at how Calgary’s 150+ community associations are increasingly shaping our city.

Calgary’s Beltline community in particular is especially deserving of praise internationally for its uniqueness in welcoming density and mega mixed-use developments. Its community association has been known to demand developers build to the maximum density allowed. I think their motto is “leave no density behind” as they have turned “Nimbyism into Yimbyism (yes in my backyard)!”

Infill Development Gone Wild

Greenberg talks about the importance of selective infill development in the suburbs and need to increase density horizontally, as much as vertically.  Of all the 20 or so cities I have visited over the past 10+ years, Calgary is the leader when it comes to inner-city infill residential development.  

Nowhere have I seen the diversity and magnitude of old single family homes being replaced by larger single-family homes, duplexes, four-plexes or several homes being bought up and replaced by new within established neighbourhoods. I can literally say that they is a construction site on every other block in Calgary's inner city communities near downtown. 

A parade of new infill home in Calgary's trendy West Hillhurst just 3 km from downtown. 

  University City is a multi-phase development that will convert a retail power center with a sea of parking into an urban village next to an LRT Station (middle of image far right side) across from the University of Calgary (other side of Crowchild Trail). 

University City is a multi-phase development that will convert a retail power center with a sea of parking into an urban village next to an LRT Station (middle of image far right side) across from the University of Calgary (other side of Crowchild Trail). 

New condo development at the Lions Park LRT Station with direct link to North Hill Shopping Centre, Safeway and public library. 

Suburban / Urban Divide

Greenberg remarks often about how Toronto and other cities’ struggles with forced amalgamation that often results in dysfunctional regional councils.  Or the flight of businesses and people to edge cities in the middle and late 20th century, leaving the old central city to crumble and die (e.g. Detroit or Hartford).  The suburban urban dichotomy is something that every city in North America is facing today as the continent becomes more and more urban.

I think it would interest Greenberg’s readers to know that Calgary has a unique uni-city model as a result of annexing smaller communities and land on its edges before they could become large independent competing cities.  As a result, the city’s tax base has not been fragmented and there is little regional competition for economic development amongst the various edge cities.  The city benefits from having a single Police, Fire and Emergency services, single transit and roads system and integrated water and sewer system.  While the city has a large environmental footprint, it also has one of the most contiguous growth patterns of any city in North America.

While Calgary’s uni-city model is certainly not perfect (I am convinced there is a no perfect model for city-building or city-governance), it is unique and should be studied internationally for both its pros and cons.

This image shows how contiguous Calgary's growth has been as a uni-city.  You can see the large spaces taken up by parks like Nose Hill, Bowness, Fishcreek and the rivers, as well  as the airport in the northeast.

Last Word

Perhaps by now you can sense my frustration that Calgary gets no respect from the international planning community for its leadership in city building over the past 25+ years.

Sorry Mr. Greenberg if I took too much of my frustration out on you and your book. Indeed, your book provides lots of interesting ideas to explore in my future columns and blogs. For example, I love the concept of  “social spaces vs. public spaces.”  I invite you to spend more time in Calgary, as many of the things you suggest cities need to be doing to enhanced urban living in the 21st century is already happening in Calgary.

We might not be the best at anything, but we are better than most at almost everything. 

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Calgary: The importance of a good mayor

Recently, I read Ken Greenberg’s book Walking Home where is shares his lessons learned as a “city builder” in various cities around the world.  One of his comments that sticks in my mind is “mayors are the chief designers of their cities.”  That got me reflecting on how Calgary’s mayors have influenced the design of our city over the past 35 years, when just four very different mayors governed our city. 

Calgary’s Mayor Terms

  • 1980 to 1989                        Ralph Klein          
  • 1989 to 2001                        Al Duerr
  • 2001 to 2010                        Dave Bronconnier    
  • 2010 to 2017?                      Naheed Nenshi

 

Klein: The Communicator

Unlike the USA, any Mayor in Canada has limited power to drive his/her agenda - unless their power of persuasion can convince the majority of their Council members to buy into their vision or agenda. 

Klein

That being said, Calgary has benefitted from having strong mayors for 35+ years, each capitalizing and adapting to the economic cycles of our boom and bust economy.  Calgary entered the 1980 in a building boom that rivalled that of today, however the Federal government’s National Energy Program (NEP) quickly put Calgary into a recession that lasted into the mid ‘90s.

Post-NEP, Ralph Klein adopted a Roosevelt-style of government, negotiating with the Province to help fund major city projects like Northeast LRT, Municipal Building and Performing Arts Centre.

He was instrumental in the negotiating with the Province to ensure Calgary’s Saddledome got built for the Calgary Flames and 1988 Winter Olympics. Klein, and then Premier Peter Lougheed enjoyed a synergistic relationship that was instrumental in getting not only the Saddledome built but also the Northwest LRT constructed in time for the Olympics.

Therein lies an important lesson - it is critical for Calgary’s mayor to have a good working relationship with the Premier and his cabinet. Master of persuasion and relationship building - with citizens, other governments and the President of the International Olympic Committee - Klein was pivotal in making Calgary an international city, much like Nenshi is today.

The Saddledome at Stampede Park on the southeast edge of downtown.

The Municipal Building, old City Hall and Olympic Plaza.

Construction of the Performing Arts Center with its concert hall and four theatre spaces with a total of 3,200 seats, made it one of North America's largest centres in 1985. 

Duerr: The Planner

The early ‘90s was a period of little growth in Calgary. We were still in a recession and our infrastructure was in pretty good shape, so much so that there were no tax increases for five years.

Duerr

As a planner, Mayor Al Duerr realized this was a good time to review outdated planning documents like the Transportation Plan, so he initiated a community engagement process that resulted in the Go Plan being approved in 1996. The process was critical in that it forced Calgarians to look into the future and determine what kind of city they wanted to build.  One key issues at the time was mobility and lengthening commuter times – sound familiar.

A key idea of the Go Plan was the creation of mini downtowns in the suburbs, allowing some of those who lived in the ‘burbs to live work and play close to home. Today, were are doing just that with, for example Brookfield Residential’s SETON and Livingston’s town centres, as well as urban villages at Westbrook, University and Bridgeland LRT Stations.  

The city and development community have also created significant new communities in the SE and NE quadrants close to the city’s large manufacturing, warehouse and distribution employment centres, making it possible to live work and play without crossing the Deerfoot Divide.

Another major decision of the Go Plan was no new Bow River crossing.  Calgarians were already starting to think about the environment, our rivers and sustainable growth. Before the Go Plan, the City plans called a river crossing at Shaganappi Trail (in Montgomery) and another one in Bowness.  Unfortunately, without these crossings and the City’s significant residential only growth on the westside, we now have the Crowfoot Trail crisis.

Under the guidance of Duerr Calgary became a more “caring city.”  He was instrumental in the development of the Calgary Homeless Foundation in 1998, which was unique in North America at the time and a far cry from the Klein’s famous “creeps and bums” fiasco.

By the end of Duerr’s reign, a new Transportation Plan was in place, setting the stage for Bronconnier, the builder and project manager, to take over the reigns.

  The Bridges is a master planned community on the site of the old General Hospital on the northeast edge of the City Centre, based on transit oriented development principles.

The Bridges is a master planned community on the site of the old General Hospital on the northeast edge of the City Centre, based on transit oriented development principles.

Brookfield Residential's SETON (which stands for southeast town), is a new live, work, play community with its own downtown being created at the southeastern edge of the city 20 years after the approval of the GO Plan. It will eventually be linked to the rest of the city by the SE LRT. (photo credit: Brookfield Residential and RK Visuals)

Bronconnier: The Builder

Bronconnier

Dave Bronconnier had an agenda and was always ready to share it.  From day one, he said we needed to improve Calgary’s infrastructure and he delivered.  Bronco (his nickname for good reason as he rode the horse no matter how hard it tried to buck him off) knew how to count to 8 (not seconds) Alderman as that is what he need for a majority vote at Council.  By 2004, he had successfully negotiated with the Province to get a share of the gasoline tax paid in Calgary for infrastructure projects. With the funding in hand, he was the catalyst for the extension of all three legs of the LRT out to the new suburban communities and the funding and design of the West LRT on time and on budget.

Bronco, recognizing the need to balance the city’s investment in both transit and roads, included several major road projects including the gigantic GE5 (Glenmore, Elbow Drive and 5th Street underpass), as well as numerous over passes at key intersections around the city as part of his agenda.

He was also instrumental in realizing the mega East Village makeover after over 20 years of false starts by negotiating with the Province an innovated new funding model based on the USA’s TIF (Tax Increment Financing) model.  And he was able to convince his colleagues on Council to form the controversial Calgary Municipal Land Corporation to develop and implement a master plan for East Village utilizing both the city and private sector lands. East Village has the potential to become Calgary’s postcard to the world of urban planning and living.

I am told Bronco was able to negotiate an amazing $15B from the Federal and Provincial governments for Calgary infrastructure projects during his term. He was instrumental in working with other Big City mayors to get municipal funding from the Federal Fuel Tax and Federal GST refund. The latter provided seed money for Calgary's new Science Centre and Library as well as major upgrades to Heritage Park and the Zoo.  He was also instrumental in setting up the ENMAX Park Fund. Bravo Bronco!

The northeast LRT extension included the new Martindale Saddletowne station. (photo credit: GEarchitecture)

  Aerial view of the GE5 interchange (photo credit: PCL)

Aerial view of the GE5 interchange (photo credit: PCL)

Nenshi: The Ambassador 

Nenshi

Perhaps it is too early to tell how current Mayor Nenshi will shape our city, but already he has exercised his persuasive powers to get the controversial Airport Tunnel approved (only time will tell if this was the right decision). 

Nenshi, a tireless champion of the need to create a more urban Calgary, has encouraged more dense communities at the edges of the city and infilling of older existing communities.  To date, several major inner-city urban village projects have been approved Stampede Shopping Centre, West Campus and West District. 

To date, he has been less successful when it comes to the approval of secondary suites and cutting the red tape around the approval of infill projects in established neighbourhoods to allow for more density and diversity. However, it is not for lack of trying!

He has been a strong advocate for making transit a priority and trying to get funding for both the North and SE LRT legs.  While the funding for LRT is still a long way away, a BRT (Bus Rapid Transit that will run along the same route as future LRT tracks) program is in the works as the first phase in the development of these two “game changing” transit routes.

Nenshi has also been an outstanding ambassador, building the City's reputation internationally as a young, hip, progressive city. At home, his negotiating skills will be tested by the City's growing urban/ suburban divide, the long list of "wants and needs" vs revenues and the growing NIMBYism in established communities. 

  Airport Tunnel construction. 

Airport Tunnel construction. 

Transit routes

Last Word

Greenberg identifies “civic pride” as a key ingredient to successful city building. I doubt Calgary’s civic pride has ever been higher than it was after the Olympics in 1988. Unless of course it was after the 2013 flood, when Calgary demonstrated its amazing community spirit, under the leadership of Mayor Nenshi.  While no mayor is perfect, Calgary has been very fortunate to have effective mayors who for the past 35 years have helped Calgary evolve into one of the most liveable cities in the world. 

By Richard White, January 16, 2015

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East Village Condo: No Parking, No Problem

Imagine a world without cars. Imagine Calgary without cars. Many futurist say it will eventually happen. One of the first steps will be to experiment with condo towers in strategic urban locations with no parking for residents. 

Joe Starkman, CEO of Calgary’s Knightsbridge Homes is prepared to be a pioneer with his proposed 15-storey condo project, N3 in East Village that would have 167 units and no parking.  While some Councilors and planners are questioning the parking relaxation (current regulations would require 101 parking stalls, 84 for residents and 17 for visitors) that would be required to approve N3. I say “no residents’ parking, no problem.”  

I originally thought the developer should provide the required visitor parking, however with a bit of digging I found out there are 1658 existing public parking stalls within 300 metres of N3, and Calgary Parking Authority has plans to build a new 630 stall parkade. I also found out that to add even one level of parking would add  $70K per unit, as the high water table would require expensive "raft construction."  

After reviewing Bunt & Associates' "N3 East Village Zero Parking Feasibility Study," I say "no visitors' parking, no problem."  The study clearly stated that after a comprehensive review of best practices and experiences with no or limited parking in cities across North America, N3 could be successful without any parking given the excellent access by transit, cycling and walking to key amenities, as well as easy access to 1,000s of public parking spots when needed. 

I would also like to note that the City should not approve any reserved street parking for residents of this or any condos in East Village. In fact, all street parking should be public parking, either metered or a 2 to 4 hour limit depending on the time of day and day of the week. 

Computer rendering of N3 next to the St. Louis Hotel on 8th Avenue and 4th Street SE.

Who would live in a condo with no parking?

All of the N3 units are small - 460 to 620 square feet - meaning the primary market for these homes is singles, be that young, middle-aged or seniors.  More specifically, the market is for urbanites who don’t want or need to have a car.  A $200,000 home in downtown Calgary would be very attractive to the young geologists, accountants, bankers, brokers and engineers (GABEsters) who populate the office towers just blocks away. 

I also think N3 would be attractive to empty nesters who are travelling a lot and newly widowed seniors.  My mother moved to downtown Hamilton and gave up her car after my Dad passed away (not that she needed to but because she wanted to) so she could walk to the library, market and church.  She has never been happier.

Back story, a recent CBC report from Hamilton indicated that city has a potential crisis in the making with seniors who are trapped in the suburbs without a car. My Mom was smart to get out while she can. Learn more: http://www.cbc.ca/news/canada/hamilton/news/why-a-revitalized-downtown-is-what-hipsters-want-and-seniors-need-1.2843931

I think corporate Calgary would purchase a few units for out-of-town consultants and board members when in town on business.  Maybe even some local executives who live in the ‘burbs or on acreages might purchase a unit to have a place to stay after a long day at the office, an early morning meeting, Flames game, concert, theatre or bad weather. 

I am also betting there are individuals in Red Deer, Medicine Hat and Lethbridge who might want to have a “pied-a-terre” allowing them to be part of downtown Calgary’s growing culture – National Music Centre, High Performance Rodeo, Folk Festival, Stampede etc.

N3 street view with retail at grade to animate the sidewalk. 

East Village is perfect!

Calgary Parking Authority has plans for a new parkade on 9th Avenue across from the Salvation Army just a few blocks away where residents and visitors will be able to find parking when needed.  The fact people will have to park and walk a few blocks is great as it will animate the sidewalks and add more eyes to the street adding to improved public safety. 

East Village is the perfect place for Calgary to experiment with a "no parking" condo as all of the City’s amenities are within walking distance – walking and cycling pathways, parks, museums, art galleries, library, theatres and LRT. There will be lots of cafes, pubs, lounges, restaurants, patios and even a grocery store only a block or two away. It will be a shoppers’ paradise as you can easily walk to Inglewood, The Bay, The Core, Kensington, Design District and 17th Avenue or catch the train to Chinook.

Building a condo with no parking works in East Village, and would also work in some places in Beltline, Hillhurst Sunnyside and perhaps in few other locations where the proximity to public parking, transit and amenities allow for a "no car" livestyle. 

RK Visualization rendering of East Village pedestrian street at night with dinning and shopping activities. (photo credit: Calgary Municipal Land Corporation)

No Car / No Problem

With Car2go there is less and less of a reason to own a car if you live in Calgary’s greater downtown neighbourhoods.  Why own a car that sits idle 95% of the time and costs $10,000 a year to own and operate when you can use Car2go for a few dollars for most of your trips? 

There are also taxis and car rentals for other trips on an as-need basis.  There are advantages to taking a taxis to certain places (e.g. hospitals) as you save on the parking costs or to renting a car as you can rent what you need when you want (e.g. four wheel drive for that skiing trip to the mountains or a SUV for the golf trip to Montana).

Buyer Beware

Sure, the market for small condos with no parking stall is limited, but in a city with over 450,000 homes, I am sure there are 167 individuals who would love to save $70K (cost of an individual underground parking stall if developer required to supply all of the required parking) on the purchase of their home and probably another $5,000 a year in transportation costs.

I would hope that anyone buying in N3 would realize that the future resale of their home would be to a narrow market, even though there is plenty of research documenting the “no car” market is growing in North America. I expect Calgary's "no car" lifestyle market will grow significantly as our city becomes more urbanized.

RK Visualization of new Central Library and LRT in East Village (photo credit: Calgary Municipal Land Corporation)

Laptop Generation

Knightsbridge Homes is no newbie when it comes to pioneering innovative new condo designs and developments. It is same team that created the vision for University City at the Brentwood LRT station that is currently transforming a sea of surface parking spaces into a transit-oriented condo village.  I expect they have learned a lot from that project and are applying it to N3. 

I chatted with Starkman about that project awhile back and he share with me his thoughts about the next generation of condo dwellers, a group he called the  “laptop” generation.  His observation is that many young adults are not interested in condos with big kitchens as most don't cook and most often dine on “take-out or take-away” while playing video games, shopping online, watching TV shows or movies on their laptops. on their laps.  As Bob Dylan sang, “For the times they are a-changin’.”

The times are "a-changin" also when it comes to Americans' love affair with cars. Since the turn of the century young Americans have been driving less, don't believe me read this report:  http://www.uspirg.org/reports/usp/transportation-and-new-generation

Last Word

Like all good developers and entrepreneurs, Starkman is always looking for emerging markets and trying to stay ahead of the curve.  What I also like about the N3 proposal is that it will diversify the demographics of East Village. And in my opinion, diversity is more important than density in creating urban vitality.

I hope the City won’t require the developer to do more research or commission another study thus resulting in paralysis by analysis. Sometimes you just have to trust your intuition.

PS

Wonder where the name N3 comes from? It official stands for New Attitude, New Vision, New Lifestyle - clever eh! But I am thinking it stands for No parking, No cars, No problem. 

 

By Richard White, January 9, 2014

 

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2015: Year of Calgary's mega infill projects!

I have often thought it would to be fun to be a “futurist.” So for fun I thought I would look ahead at what key condo developments might happen in 2015.

Probably the biggest announcement I predict for 2015 will be the Calgary Flames Partnership plans for a new SHED (Sports, Hospitality and Entertainment District). It could be the redevelopment of the lands around the Greyhound Bus Station, or McMahon Stadium lands including the baseball stadium and playing fields, or they could surprise everyone and announce a site on the edge of the city. Wherever the site, I predict it will be a creative and comprehensive plan with condos, hotels, offices, and retail - maybe even a convention centre and new stadium.

With the development of the West LRT, the under utilized land west of 14th Street had been identified as a site for redevelopment, however the cost to reconfigure the road and other infrastructure work make this site very costly to redevelop. (Image credit: Ross Aitken)

Remington Development's Railtown site was once thought to be site for a arena. It is next to the future SE LRT station and could include a mix of office and condo towers. (image credit Ross Aitken)

All of the playing fields surrounding McMahon Stadium have been discussed as a potential redevelopment site for several years now. Could this site accommodate a new stadium and arena? (image credit: Ross Aitken)

Will 2015 be the year that Harvard Developments will announce they are beginning phase one of the mega makeover of the Eau Claire Market.  Back in November, 2013, Harvard announce ambitious plans for the site that would include 800,000 sf of office, 800,000 sf of residential (600+ condos), 600,000 sf or retail and 200,000 sf of hotel space in four ultra contemporary towers and a futuristic podium. This project has the potential to be a game changer in making south shore of Calgary's Bow River one of the premier luxury urban communities in North America.  

Artists rendering of new Eau Claire Market in winter with skating on the lagoon at Prince's Island.

Rail Trail Rejuvenation

Three concept towers for the West End along 9th Avenue SW.

Currently, 9th Avenue in Downtown’s West End is flying under the radar, but both the Metro Ford and Stampede Pontiac sites have proposals floating around for mega developments that may well come to fruition in 2015. WAM Development Group has plans for the Metro Ford site (9th Avenue and 10th Street SW), rumoured to include four towers containing 1,800 luxury condos and 150,000 square feet of retail.  This would make it the largest condo project in Calgary’s history, but construction won't begin for at least another 5 years, until Metro Ford's lease expires. 

Across the street on the NE corner of 9th Ave and 10th St SW, West Village Towers is a 3-tower (575 units), 90,000 square feet retail proposal by Wexford Developments Corporation and Cidex Developments.

Further east on 10th, Lamb Development will start construction on its “6th and Tenth.”  A long shot for 2015 would be if Remington Development announced updated plans for its mega Railtown project straddling the tracks from 9th Avenue to 10th Avenue east of the new 4th Street SE underpass.

West Village condos proposed for Stampede Pontiac block. 

Approved condo on the south east corner of 6th street and Tenth Avenue SW.

West LRT Catalyst

In 2014, Calgary developer Matco Investments acquired 10 acres of City land adjacent to Westbrook Station. This Transit Oriented Development site is part of the larger Westbrook Village area plan that envisions an innovative, vibrant pedestrian and cycling-oriented urban community.  I am told design for the first phase of the Westbrook Station village is well underway for the land along 17th Avenue and 33rd Street SW, just east of the underground station. It will include residential, retail, restaurant and a public plaza.  A development permit for phase one will be submitted in the first part of the new year, which means construction, will start in 2015.

Aerial view looking northwest of the Westbrook Station site with the existing shopping centre and the new condo towers in the bottom right corner. (www.peakaerials.com)

  Images are from City of Calgary's Westbrook Village brochure.

Images are from City of Calgary's Westbrook Village brochure.

Jacques Site Redevelopment Ideas

Look for an announcement on the redevelopment of the 5.3-acre Jacques site immediately northeast of the 29th Street SW LRT Station – some of the former seniors’ cottage homes have already been removed.  Silvera for Seniors has been working with the City, urban designers and the community to create a unique, seniors-focused village with a variety of multi-residential housing types, a small-scale retail office development, a park/plaza public space and a pedestrian mall. 

Images are from Silvera for Seniors website.

 This image is from the City of Calgary's Shaganappi Plan, illustrating how the Jacques site redevelopment fits into the larger plan.

This image is from the City of Calgary's Shaganappi Plan, illustrating how the Jacques site redevelopment fits into the larger plan.

  These are three conceptual alternatives on how the site might be developed. They are for discussion purposes only.

These are three conceptual alternatives on how the site might be developed. They are for discussion purposes only.

jacques site 2
jacques site 3

Inglewood R & R

Capitalizing on Inglewood being proclaimed Canada’s greatest neighbourhood by the Canadian Instituted of Planners in 2014, several developers will be moving forward on new projects in 2015.

The Inglewood Brewery site, quietly waiting for redevelopment for decades, will finally see some construction in 2015. Over the past several years, owner Matco Developments has been doing its due diligence with the City, Province and community regarding balancing historical preservation opportunities and economic realities of redevelopment of this historic industrial site.

Conceptual rendering of how some Inglewood Brewery buildings could be redeveloped. (image credit: Matco/M2i Development)

With the second phase of Matco/M2i Development’s SoBow condo project at the eastern edge of Inglewood completed, their attention in 2015 will turn to the creation of a live, work, play Brewery District in multiple phases.  Revitalization will begin in 2015 with the renovation of the Bottling Plant to accommodate commercial uses, which will set the stage for future residential development.

Further west along 9th Avenue two new condos are planned at 13th St SE. On the northeast corner Torode Reality will complete its four-storey project with retail at street level and 54 condo units above. On the southwest corner, I have a sneaking suspicion a similar scale project will be announced in the new year.

Further west on 9th Ave Jeremy Strugess’ architectural team has designed the uber- contemporary and controversial Avili condo across the street from the funky Atlantic Avenue Arts Block that I believe will start construction in 2015. All of these projects call for retail space at street level and residential units above (R&R) just like the old brick buildings built 100 years ago when Atlantic Avenue (9th Street) was Calgary’s first Main street. 

Six-Storey Condos?

In 2015, as many suburbanites will be moving into condos as single-family homes. Today’s family-oriented suburban communities – not like those of their parents - have a mix of condos, town and single-family homes. No longer do single-family homes dominate new suburbs.  

A good example of the type of new condos being built in the ‘burbs is Auburn Walk in Brookfield Residential’s master-planned community of Auburn Bay. This two building, four-storey, modern designed condo is a short walk to shopping, lake and bus rapid transit. Units range in size from 544 to 1,018 square feet - similar to new high-rise condos in the Beltline meaning many suburban Calgarians live in the same footprint as those downtown.

My crystal ball tells me the big new 2015 condo announcement in the ‘burbs will be the construction of Calgary’s first six-storey, wood-frame condo building. The City recently changed its policy to allow for this type of structure as a means of creating more density and affordable condos. Ideally, the City would like to see six-storey condos in established communities, but that might take a couple of years, as everything is more complex in the inner city.

Six storey wood framed condos are becoming more and more common in North America; this allows more density and more affordability as wood construction is half the price of concrete.  In the past, the building code dictated a four-storey maximum for wood framed buildings.  

Last Word

It doesn’t take a futurist to know that 2015 will be a big year for East Village (EV) as the first wave of new residents since 2003 will move into two new condo towers - FUSE and FIRST.  It is estimated 750 more people will call EV home in 2015, with 500 to 1,000 new residents moving into EV each year for the next several years. And, some people thought is would never happen!

If oil prices stay below $80 for all of 2015 it will be a challenging year for developers and homebuyers. I am confident that what is currently under construction will be completed, but projects could be delayed.  However, after a record year of condo starts in 2014, it might be time to take a bit of a breather. 

East Village is a mega construction site today - a magnificent multi-generational village soon!

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An edited version of this blog was published in the Calgary Herald's New Condos section titled "Future Projects Reshape Calgary" on January 3, 2015