Everyday Tourist looks at how Calgary's Centre Street N could become the showcase for how wood frame condos can revitalize established neighbourhoods, not only in Calgary but other cities.
Not only in Calgary, but across Canada, cities and provinces have revised their building codes to allow for wood-framed condo construction up to six-floor from the previous four. British Columbia was first in 2009 and now has hundreds of five and six storey wood-framed condos.
Why is this important?
Because it allows for increased density of on infill condos urban sites that previously would have had to use more expensive concrete foundations. Championed by Rollin Stanley (City of Calgary’s Planning, General Manager) Calgary changed its regulations in November 2014 with the hope it would foster slightly larger and lower price point infill condos in established communities along transit corridors, as well as greenfield projects in new communities.
In an email response to an inquiry to Stanley asking about the city’s development community’s uptake and lessons learned on the new development opportunity he indicated:
One of the challenges for six-storey wood as for any six-floor building is the parking requirement. If the requirement drives a second level of concrete underground parking, the economics of any six-storey building is challenging.
We need to address our parking requirement, which is high by most other cities.
We have had lots of preliminary discussions for six-storey wood framed condos, but mostly in the greenfield areas where large sites with one storey of underground parking make it feasible.
We are looking at promoting five and six-storey condos at as part of our Main Streets initiative. Makes sense given good transit on those routes
To date the City has received two condo applications under the new building code ironically both on Centre Street North – Centro (5-storeys) and Tigerstedt Block (6-storeys).
Educate, Educate, Educate
In addition, Jayman Modus is currently working on Westman Village (a high-end, 6-storey, 900-unit urban village project) in Lake Mahogany. In chatting with Wallace Chow, VP Development at Jayman Modus, he enlightened me that one of the key issues for developers to move from four to six-storey buildings is to educate Calgary’s workforce on the new techniques and code issues associated with this type of construction. “You don’t build a 6-storey wood-framed building the same way you do a four-story” he emphasized.
Another challenge Wallace and his team face is educating the public about wood-framed condos. For example, the biggest fire issue for wood framed condos isn’t after the condo is constructed, but during construction. He noted that new sprinkler regulations, fire-rated drywall and construction techniques have resulting in significant improvements in fire safety for wood-framed condos.
Another challenge is people’s perception wood frame condos are nosier than concrete. Jayman Modus has noise tested their new wood building construction with concrete and it is the equivalent of an 8” concrete wall.
For their Lake Mahogany project, he has hired Integra Architecture out of Vancouver as they have the most experience with six-story condos. If all things go as planned people will be moving into Westman Village in Q4 of 2017.
The Tigerstedt Block (named after the 1930s photo studio that was located in the building with the Art Deco neon sign) is what the City had in mind when they approved increasing the height of wood framed condos.
Currently Leaseco Certus Development Inc. (LCDI) has submitted an application for a development permit. If approved, it will transform an entire block of Centre Street into an attractive (white brick with black steel industrial balconies and trim) human scale (6-storeys) building with retail at street level and condos above. Residents will be able to walk, cycle or take quick transit ride downtown.
Tigerstedt Block could be the revitalization catalyst for Centre Street North as a vibrant pedestrian street with shops, cafes and restaurants.
LCDI has two other properties on Centre Street that are ripe for redevelopment, if their first one succeeds. Lets hope it does