Brewery Districts: Edmonton vs Calgary

On a recent trip to Edmonton, I was excited to discover they have begun to develop a Brewery District at the old Molson Brewery site at 104 Avenue and 121 Street.  However, upon further exploration, I was left scratching my head, wondering why they would allow a suburban power centre (multiple, stand alone buildings far away from the sidewalk with a big surface parking lot in front) at the west end of their City Centre. 
  Unfortunately all of the main buildings in Edmonton's Brewery District area separated from the street by a major surface parking lot, making it less pedestrian friendly. It is more like a suburban power centre design with several independent low-rise buildings each with there own surface parking lot.

Unfortunately all of the main buildings in Edmonton's Brewery District area separated from the street by a major surface parking lot, making it less pedestrian friendly. It is more like a suburban power centre design with several independent low-rise buildings each with there own surface parking lot.

Missed Opportunity

In this prime urban location, one would expect the stores to line the sidewalk with all parking underground (only 66% of the parking is underground) and mid-rise (8 to 15-storeys) retail, residential and office above.  Instead, the site is dominated by a big surface parking lot with low-rise buildings far away from the sidewalk.

There is absolutely no connectivity to the neighbouring Oliver community, a feature contrary to good urban development.  And although plans call for a direct link to the future 120th Street LRT Station, that still doesn’t excuse the lack of connectivity to Oliver.

Sure, they have used brick to link to the old brewery, incorporated some internal sidewalks and added some patios, but the result is most definitely a car-oriented development - in my opinion, a missed opportunity.   

Is Edmonton so desperate for downtown development they felt they had to approve this suburban project in their City Centre?
  City Market in Edmonton's Brewery District is a full-scale grocery store that meets the diversity residents' needs.  

City Market in Edmonton's Brewery District is a full-scale grocery store that meets the diversity residents' needs. 

Impressed!

On the flip side, there was one element of Edmonton’s Brewery District that I most was impressed with, Loblaws' City Market with Winners store directly above.

The City Market, at approximately 40,000 square feet (yes, I eye-balled it) is a full-size grocery store, not a boutique store dominated by high-priced organic produce and specialty products.  The selection was great as were the prices; there was even a bin at the entrance with free bananas for kids! Never seen that before!

The City Market concept is what Loblaws has planned as part of the mega full-block development in Calgary’s East Village, development which will also include two residential towers (500 condos within 40- and 23-storey towers) and 188,000 square feet of street and second floor retail space, all branded as 5th & THIRD.  Now that is good urban development i.e. diversity of uses and density.

  Loblaws City Market concept borrows liberally from Whole Foods as an urban grocery store.  It will be a welcome addition to Calgary's East Village. 

Loblaws City Market concept borrows liberally from Whole Foods as an urban grocery store.  It will be a welcome addition to Calgary's East Village. 

  Arris condos above a retail podium at street level and second floor in Caglary's East Village is under construction which will include a Loblaws City Market. 

Arris condos above a retail podium at street level and second floor in Caglary's East Village is under construction which will include a Loblaws City Market. 

Sharp Edge

How big is 188,000 square feet, you ask?  A little bigger than Eau Claire Market.  With Loblaws City Market and Shoppers Drug Mart as Arris’ retail anchors, East Villagers, by the end of 2018, will have their everyday needs met within easy walking distance. This is essential to making East Village a postcard for North American 21st century urban villages.

The name “Arris” refers to a sharp edge formed by the meeting of two flat or curved surfaces. At this point, RioCan (retail developers) and EmbassyBOSA (residential developer) have integrated, as best as possible, best practices in urban design as possible into Arris. 

And, while the Arris name was originally in reference to the architecture, it could also reflect the sharp edge where retail and residential uses meet the sharp edge between success and failure.

Calgary’s Fledgling Brewery District

Calgary Brewery buildings have lots of character, but are in very poor shape and don't lend themselves to repurposing. 

In the spring of 2015, I toured the Calgary Brewery & Malting Company historic site (Calgary’s potential brewery district in Inglewood) with Eileen Stan, Development Manager with M2i Development Corporation, the company who currently owns this site which has been vacant since 1994. 

This is arguably one of the most complex redevelopment projects in Canada today given the 20+ buildings and various states of their decay. The site also has the largest collection of sandstone buildings in the city outside of Stephen Avenue, creating some interesting preservation challenges and opportunities.  

While Calgary’s current economic downturn has put any major redevelopment of Calgary’s Brewery District on ice (pun intended) for the time being, I am glad there is no hint of creating a power centre development like Edmonton’s Brewery District. 

Patience and strategic development is M2i Development Corporation’s mantra when it comes to developing this historic gem.  Fortunate for Calgary.  

This building is slated to be phase 1 of the site's redevelopment when the time is right. 

The Calgary Brewery site is well treed, which is usual for an industrial site and is both a challenge and an opportunity. 

 Eroding sandstone foundations are a huge problem at the Calgary Brewery & Malting site. 

Eroding sandstone foundations are a huge problem at the Calgary Brewery & Malting site. 

Last Word

They say, “Good things come to s/he who waits!” I sure hope that is the case with the Calgary Brewery & Malting site.  

And, I anxiously await seeing East Village’s City Market and the 3rd & Fifth retail complex.

Note: An edited version of this blog appeared in the Calgary Herald's on November 26th, 2016 titled "Brewery Controversy: Redevelopment hit and misses. 

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Battisella: Pioneers & Innovators

The Lido Café’s neon sign stood as an icon along 10th Street NW in Kensington Village for over 70 years beckoning diners in.  That changed in 2014 when the café was demolished to make way for an eight-storey new condo.  Thankfully, it was Battisella Developments who was designing the new condo as they have strong commitment to quality design that reflects and fosters a strong sense of place and time. 

In this case, the new condo would be called Lido and the Lido Café sign would be restored and hung prominently on the side of the building as a lasting tribute to the café. True to their word, the sign now hangs proudly on the soon-to-be finished condo.

What I didn’t realize is that “lido” is Italian for beach, shore or sand, and is used in Europe to mean a “place of relaxation”. How good is that as name for an urban condo?  Who doesn’t want to live in a place of relaxation?

Battisella has a long history of strategically choosing intriguing names for their condos.  For awhile, all of the names were colours – Chartreuce, Orange Lofts, Chocolate and finally Colours.

For Lido, Battisella could have just replicated Pixel, Lido’s sister condo immediately to the east that opened in 2014, perhaps changing the balcony colour from yellow to green, orange or red.

But no. Lido has its own design, featuring a much lighter off-white façade reminiscent of what you might see along Miami’s South Beach (or some other hot resort destination), nicely fitting with the lido theme of beach, shore and sand.  With the Bow River only a hop, skip and jump away with its lovely turquoise water and pebble edge it is often thought of Calgary’s equivalent of a lake or ocean beach.   

Subtle and clever.

Lido condo in the foreground will have retail on the main floor a 21-suite O Hotel on the second floor and condos above.  It currently has a pop-up library occupying a main floor space that won't be need for retail until 2017.  There is also public parking in the underground parkade as a result of a partnership with the Calgary Parking Authority.  

Urban Pioneers

I have always been impressed with Battisella’s commitment to contemporary designs. Each condo has a different design sensibility; no cookie cutter condos for them.  I love their use of colour - sometime bold and sometimes subtle - as well as their commitment to animate the sidewalk with street retail when appropriate and possible. 

Founded in 1980, Battistella Developments, led by the late urban living pioneers Jacqueline and John Battistella, has always been on the vanguard of urban development. The company started out by building Calgary's first narrow lot infills, slowly evolving into building small condos in Inglewood and the Beltline long before urban living became trendy.  They were the first to develop condos in East Village (Orange Lofts), well before the rest of the industry recognized its potential.

Backstory: Councillor Druh Farrell moved into Orange Lofts (paying market rent) when they were first built, while her Hillhurst home was undergoing a mega-makeover.  The experience was a huge eye opener for her as she got to experience firsthand the undesirable activities (groups of 30 people smoking crack, regular break-ins and blood on the street) that made it hard for many to believe East Village could become the trendy urban village it is today. The experience was fundamental in helping Farrell to understand the problems and potential of East Village and her subsequent commitment to champion the community’s renaissance. as well as Clean to the Core and downtown beat cops for the entire City Centre. Kudos to her for getting her hands dirty - so to speak. 

However, perhaps the Battisella family’s biggest and most lasting contribution is their commitment to served on many City boards and commissions. . I have served on some of those Boards and Commissions with them and know firsthand their deep passion to foster vibrant urban communities in Calgary.  

  Battisella condos are noted for their quirky artsy entrances and lobbies. 

Battisella condos are noted for their quirky artsy entrances and lobbies. 

Last Word

Our city is a better place as a result of the vision and pride the Battisella family has for Calgary.

Note: An edited version of this blog was published in the November 2016 edition of Condo Living Magazine

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Calgary Regional Transit: On-It Love In!

Calgary region’s newest transit service (launching October 11th) called ON-IT could easily be called “LOVE-It.” Why? Because, by all accounts, everyone loves the idea of piloting a regional bus service allowing people in High River, Turner Valley, Black Diamond and Okotoks to get to and from Somerset-Bridlewood LRT station in the morning and evening on weekdays. 

The Mayors “Love It,” Councillors love it and over 2,500 citizens in those communities have signed up for more information and updates. And it is not just commuters who are interested – so are post-secondary students and seniors.

At the ON-IT preview on Monday October 3rd (which I was invited to) citizen Maureen Nelson enthusiastically grabbed a handful of information cards to take back to the High Country Lodge in Black Diamond, certain many of the seniors living there would love taking transit to Calgary for day trips.  “Many residents don’t like driving in Calgary or parking….this is perfect.” In chatting with several other residents the On-It preview, there was a common theme  - “driving and parking in Calgary is no fun.”

  In Okotoks everyone go into the ribbon cutting action.

In Okotoks everyone go into the ribbon cutting action.

Visionary….

ON-IT is a visionary, innovative partnership between Black Diamond, High River, Okotoks Turner Valley and the Calgary Regional Partnership.  It is a two-year pilot project that does not replace private express buses that currently operate between High River, Okotoks and downtown Calgary, but rather is the beginning of a regional public transit system. The ON-IT buses won’t go downtown but rather to the City’s southernmost LRT station where riders can access the Calgary Transit system.

While, currently the service is designed to serve the 60,000 people living in the southern edge of the Calgary region, it is designed to grow with the region, whose population is projected to reach almost 3 million in 2073.  Okotoks alone could have 90,000 people in 50 years.  

As well Strathmore and Chestermere are working together to be ready when the pilot is completed to launch their own regional transit service in 2018, with its link being to the new 17th Ave SE Bus Rapid Transit.

This is long-range thinking…
  All aboard the bus is leaving so get On-It!

All aboard the bus is leaving so get On-It!

Experimental…

Over two years of regional transit research preceded the two-year pilot, information gathered and lessons learned was then applied to the Calgary region. The best routes, stops, fares and size of buses ere then determined for the pilot.  High River Mayor Craig Snodgrass loves the pilot concept saying, “surveys can be misleading as people might say they want a commuter bus, but then don’t use it. This way we will have empirical data on who is using the service and how often. This will allow us experiment with changes as we gather new information and make educated decisions going forward.”

Calgary’s Southland Transportation Ltd. was the chosen service provider for the pilot based on their extensive experience providing unique and specialized bus services in many communities in Alberta and British Columbia. 

Don’t be alarmed! ON-IT will not be using rickety old school buses, but rather 55-seat motor coaches typically used by travel tour operators, which means you will travel in climate-controlled, luxury with comfy seats and an on-board washroom.

On-It will also result is less pollution and free up over 100 parking spaces at the Somerset-Bridlewood LRT station. Woo-hoo!

  Ribbon cutting at High River was too much fun!

Ribbon cutting at High River was too much fun!

  Everyone was all smiles for the On-It Calgary Region Transit Preview. 

Everyone was all smiles for the On-It Calgary Region Transit Preview. 

Last Word

You gotta love ON-IT’s slogan -  “the best commutes include a nap!”  With a slogan like that, how can it not succeed? I am going to be very interested to see how this pilot evolves.

Click here for more details about On-It Regional Transit

Click here for more details about the Calgary Regional Part

Battle of Alberta: Urban Design

The opening of the iconic Rogers Place and the creation of the new Ice District with its new hotels, condos, office buildings and casino has rocketed Edmonton to “star city” status.  Meanwhile, Calgarians struggle to figure out if they even want the mega CalgaryNext sports complex in their city centre. Some Calgarians are already suffering arena envy! 
  Rogers Place recently opened in downtown Edmonton sparking some Calgarians to have arena envy.  

Rogers Place recently opened in downtown Edmonton sparking some Calgarians to have arena envy.  

The “battle of Alberta” goes way beyond hockey and football.

In fact, it started back in the 1905 with the inception of the province when the two cities vied for being Alberta’s capital city. Soon after in 1908, they again went head-to-head to see who would get the province’s first university. In both cases, Calgary lost! And of late, signature buildings and architectural design are another way our two cities are battling it out.

  Rendering of new Calgary Central Library currently under construction in Calgary's East Village. When completed it will add to Calgary's reputation as an emerging design city. 

Rendering of new Calgary Central Library currently under construction in Calgary's East Village. When completed it will add to Calgary's reputation as an emerging design city. 

CALGARY SWAGGER

For the hundreds of thousands of Calgarians who have moved to Calgary in the 21st century, it is hard to believe Edmonton was the dominant Alberta city for much of the 20th century. In fact, it wasn’t until the beginning of the 21st century that Calgary’s population exceeded Edmonton’s.

Hosting, the 1988 Winter Olympics gave Calgary its swagger. Then in the mid ‘90s, the relocation of three major corporate head offices to Calgary - Canadian Pacific (from Montreal), Shaw Communications (from Edmonton) and Suncor (from Toronto) to Calgary was the catalyst for the emergence of Calgary's city centre as Canada’s second largest corporate headquarters and Western Canada’s economic engine.

Take that Edmonton.

At the same time Edmonton’s city centre plateaued - there were no major new office buildings built in the ‘90s and ‘00s, only a few new condos and their historic downtown Hudson’s Bay store relocated to a suburban-looking downtown building. While Calgary’s Stephen Avenue became one of Canada’s best pedestrian streets, Jasper Avenue became an embarrassment.

Cowtown got the moniker of Canada’s “Nowtown” while Edmonton became “Deadmonton.” For awhile, we almost felt sorry for them. Almost.

But has the tide the turned.

  Edmonton has nothing to match Calgary's Stephen Avenue Walk at lunch hour. (photo credit: Jeff Trost)

Edmonton has nothing to match Calgary's Stephen Avenue Walk at lunch hour. (photo credit: Jeff Trost)

EDMONTON RISES

Edmonton’s City Centre is once again thriving with 35 active development projects worth over five billion dollars.

The opening of the iconic Rogers Place and the creation of the new Ice District with its new hotels, condos, office buildings and casino has rocketed Edmonton to “star city” status.  Meanwhile, Calgarians struggle to figure out if they even want the mega CalgaryNext sports complex in their city centre. Meanwhile, we are all forced to trek north because the 'big concerts' are in Edmonton now, because the Saddledome is past it's best by date.

Even when it comes to office buildings, Calgary's are emptying out rather while Edmonton's fill up.

What is perhaps even more shocking is Edmonton will soon have a taller building than Calgary *gasp*. The new Stantec Tower, at 251 meters (66 storeys) will dwarf Calgary’s tallest building, Brookfield Place, by a whopping 4 meters. 

And just this week, Alldritt Land Corp. announced they are looking at and 80-storey residential tower that could be 29 meters taller than the Stantec Tower.  

Is Calgary about to become, Edmonton's little sister?

 

  This is a computer rendering of the new Edmonton Ice District with Rogers Place bottom left and Stantec Tower being the tallest building.  

This is a computer rendering of the new Edmonton Ice District with Rogers Place bottom left and Stantec Tower being the tallest building.  

 The new Alberta Provincial Museum is current under construction in downtown Edmonton. It is an attractive contemporary box design. 

The new Alberta Provincial Museum is current under construction in downtown Edmonton. It is an attractive contemporary box design. 

BIG ISN'T ALWAYS BEAUTIFUL.

While Edmonton is the media darling of late, if you examine the 'Battle of the Two City Centres' from an urban design perspective, Calgary might actually be winning.Yes, Edmonton has the box-like Stantec Tower. But Calgary has funky, twisty Telus Sky (221 meters) that has been designed by Bjarke Ingles, arguably the world’s hottest young architect.

In addition, Calgary has two other major office buildings under construction that are architecturally significant – Brookfield Place and vessel-shaped 707 Fifth, the latter designed by SOM Architects who are responsible for One World Trade Centre in New York and the world’s tallest building, the Burj Khalifa in Dubai.

Sure Edmonton has the futuristic-looking Rogers, but Calgary has an equally futuristic new public library designed by the highly sought after architectural firm, Snohetta, designers of iconic libraries around the world.

But yes, let's concede, Edmonton’s downtown library is getting a $63 million facelift that will definitely add to the city’s centre’s futuristic sense of place.

More worrying, Edmonton will soon boast the new Provincial Museum (opening late 2017). Dang. And it's sounds like it's going to be great. But hey, it pales in comparison to Calgary’s uniquely shaped Brad Cloepfil designed Studio Bell (aka National Music Centre).

Edmonton’s City Center also has the shiny, curvy Art Gallery of Alberta, but then Calgary’s angular Telus Spark glows in the dark. Not to be out done, Edmonton’s Telus World of Science is getting minor facelift putting it on par with plans to convert Calgary’s old Science Centre Planetarium to a public art gallery.

 Art Gallery of Alberta is a flashy, wacky Frank Gehry imitation building. 

Art Gallery of Alberta is a flashy, wacky Frank Gehry imitation building. 

 TELUS Spark's facade is grey by day, but at night it comes alive with a multi-colour light show. (photo credit: DIALOG Design)

TELUS Spark's facade is grey by day, but at night it comes alive with a multi-colour light show. (photo credit: DIALOG Design)

Even our malls are head--to-head. Edmonton's downtown indoor shopping mall is getting a $40 million new food court. But for my money, Calgary’s $250 million renovation of The Core shopping centre with its mega glass ceiling, which links to our historic Hudson’s Bay department store and upscale Holt Renfrew, blows away anything Edmonton has for shoppers.

  The Core shopping center has a massive two-block long glass ceiling that is the largest of its type in the world  . Edmonton has nothing to match this urban gem.  

The Core shopping center has a massive two-block long glass ceiling that is the largest of its type in the world. Edmonton has nothing to match this urban gem. 

  TelusSky Tower is currently under construction in Calgary.  The bottom floors will be office space for Telus, while the upper floors will be residential. 

TelusSky Tower is currently under construction in Calgary.  The bottom floors will be office space for Telus, while the upper floors will be residential. 

  The vessel shaped 707 Fifth glass office tower is also under construction in Calgary. 

The vessel shaped 707 Fifth glass office tower is also under construction in Calgary. 

THE URBAN LIVING RENAISSANCE RACE

The eastern edges of both city centres evolved into huge, ugly surface parking lots by the end of the 20th century. And urban planners have realized, 'we dun wrong.'  So...

Today ambitious urban renewal plans for The Quarters (in Edmonton) and East Village (in Calgary) are underway. At this point Calgary, leads the way with several new condos completed and more under construction, as well as a new library, museum, hotel and a major new retail/residential development.

But in all fairness (insert grudging respect here), The Quarters also has several projects underway – the 28-storey Five Corners Residential tower, the 13-storey Hyatt Place, restoration of Lodge Hotel and Brighton Block (new home of the Ukrainian Canadian Archives and Museum of Alberta). As well, Artists’ Quarters will create 64 live/work spaces if they can find the money.

Still, The Quarters it has nothing to compare with East Village’s new public spaces - Riverwalk and St. Patrick’s Island. Score one for the home team.

And Edmonton has lots of condo construction in various places throughout its centre, but nothing to match the integrated urban village developments of Calgary’s Beltline, Bridgeland and Kensington communities. Also, Edmonton’s city centre has nothing to match our new parks - Hotchkiss Gardens and ENMAX Park at Stampede Park, or our network of bike lanes.

 Edmonton's skyline has numerous attractive new high-rise condos but nothing like Calgary's condo boom.

Edmonton's skyline has numerous attractive new high-rise condos but nothing like Calgary's condo boom.

 Over 30 new residential high-rise towers have sprouted up in Calgary's City Centre over the past decade. 

Over 30 new residential high-rise towers have sprouted up in Calgary's City Centre over the past decade. 

 New hotel in Edmonton's Quarters is like a precious jewel-like ring setting.  

New hotel in Edmonton's Quarters is like a precious jewel-like ring setting.  

  Calgary's newly revitalized St. Patrick's Island and Riverwalk leaves Edmonton's City Centre public spaces in the dust. 

Calgary's newly revitalized St. Patrick's Island and Riverwalk leaves Edmonton's City Centre public spaces in the dust. 

SISTER CITIES?

While Edmonton and Calgary will never be sister cities, their sibling rivalry is a healthy one. And, it makes both cities better places to live, work and play.

Let the hockey season begin….and while some Calgarians might have Edmonton envy, I think the Saddledome fosters a more unique and Calgary specific sense of place than Rogers Place which could be in any city.  

Scotiabank Saddledome was built for the 1988 Winter Olympic.  Its unique saddle-shaped roof is synergistic with Calgary's contemporary cowboy brand. (Photo credit: GEC Architecture)

Editor's Note: An edited version of this blog was published Oct 1, 2016 by CBC Calgary's "Calgary At A Crossroads" titled, "Design Wars: It's Edmonton vs Calgary for the architectural cup."  

Truman Homes Gone Wild?

Truman Homes has been so busy building condos in Calgary over the past 10 years that Bruce McKenzie, VP Business Development at NORR Architecture who were designing most of their condo buildings introduced Truman President George Trutina to Calgary’s S2 Architecture to help carry the load. Introducing a client to a competitor NEVER happens in the architectural world – well almost never!

Trutina is the classic Calgary entrepreneur story.  He immigrated to Toronto from Croatia in 1971 with no money and limited education, where he learned the building trade through hand-on experiences.  Then he hears about a frontier city called Calgary with its“can-do” attitude and the Calgary Stampede and decides to move to there in the middle of the ‘70s boom where he starts building estate homes in Chestemere and never looks back. 

  Quirky lobby of 1741 condo on the corner of 17th Ave and 26th St SW. 

Quirky lobby of 1741 condo on the corner of 17th Ave and 26th St SW. 

Truman is building everywhere

Over the past 30 years, Truman Homes has evolved from an estate homebuilder to a suburban condo builder to an established community infill condo builder. Today, he has projects in various stages of development in several suburban communities - Aspen Woods, West Springs, Springbank Hill, Mahogany, Skyview, Savana and Cornerstone as well as several established communities - West Hillhurst, Beltline, Hillhurst-Sunnyside, Brentwood, Killarney, Shaganappi, Westbrook and University District.

Despite the growth, Truman Homes is still very much a family business with George and his four sons taking a hands-on approach to the design and construction of each building. 

They are just as comfortable in works boots as in a shirt and tie.

Engagement Hub? 

  Engagement Hub building/cafe

Engagement Hub building/cafe

I first became aware of Truman Homes when they announced the opening of the “EngagementHub” on the 700 block of 85th Avenue SW for their 96-acre all-condo West District master planned community (for some context, East Village is 113 acres) in summer 2014. This 2,000 square foot building that looked like a hip café, was in fact a purpose-built building to engage the neighbours in discussion about Trutina’s plans to develop an urban living community in the middle of Calgary’s newest millionaire communities on the west side. 

I had never before - nor since - seen this kind of commitment to community engagement from a developer.
  Kensington Legion site redevelopment

Kensington Legion site redevelopment

Then Trutina rescued the Kensington Legion site redevelopment after failed attempts by two developers to make the numbers work. His two building (a four-storey office and eight-storey condo with retail along the street) was definitely ambitious. Some might say visionary; others may say crazy.  But the Truman team developed a comprehensive engagement program that included several open house weekends at the Legion as well as a bulletin board on the street where anyone could see the plans and comment. While everyone didn’t embrace the project, enough did and it was eventually approved.

A day later, site preparation began.  Trutina is a man of action.

“The City of Calgary has lots of good policies; you just need to analyze them and develop strategies to capitalize on them,” says Trutina. The Legion is a great example as it fits perfectly with the City of Calgary’s “Main Street” program, announced in December 2014.

Today, Truman’s Kensington Legion project is the poster child for the program aimed at creating an old fashion shopping street in several of Calgary’s established communities.

New Kensington Legion building. 

Last Word

Trutina is a passionate guy. When talking about his projects, he will often quip, “it is not just about the numbers, you have to be happy in your chest.”  He is also a stickler for detail with comments like “the project is not complete if you don’t shine your shoes.”  Trutina takes great pride in his projects which he feels “stand out” wherever they are built.

What’s next for Truman Homes? If I had to guess, they will become Calgary’s premier mid-rise (under 12-stories) condo builder in Calgary.  It was not surprising Truman was chosen as one of the first two developers to build in the first phase of the mega University District project along with Calgary’s Brookfield Residential (North America’s largest residential developer). 

Note: An edited version of this blog was commissioned for the August issue of Condo Living Magazine.

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Community Engagement Gone Wild

Sunnyside's containR site ideal for affordable housing

Everyday Tourist looks at Calgary's efforts to provide affordable living options in one of its most expensive City Centre communities. 

Our City Councillors continue to talk about the need for more affordable housing but nothing seems to happen. The latest rant came from Councillor Woolley who was invited by CBC News to write a New Year’s message to Calgarians as part of its “Calgary at a Crossroads” series of guest editorials. Woolley’s, piece “Why we need to work our asses off,” focused on the City’s need for more affordable housing.  He stated that over the past two years, the City of Calgary had not put a single new subsidized home on the market, adding “On Council, we commission dreamy reports that are long on process but short on action.”

Okay the, its time for Woolley and his colleagues to start walking the talk.  I challenge Council and Administration to design and approve a residential development for the unique city-owned containR site in Sunnyside at the corner of 2nd Ave and 9th Street SW by the end of 2016.  It is my understanding the site has been earmarked for a mix of affordable and market housing for years.  I also understand the immediate neighbours and community are more or less on side, subject to seeing actual design plans.  So why has nothing happened?

I also challenge Council and Administration to make this Calgary’s first large-scale sea-container building, knowing Sunnyside Councillor Farrell has suggested in the past that container construction has many advantages for affordable housing. Surely it can’t be that difficult to make this happen.

containR site is used for a variety of art events.

Container Construction 101

There are many benefits to container construction for residential development. The biggest being it is very cost effective. It is cost-effective because 80% of the on-site activities are moved indoors, meaning optimization of materials and labour, reduction of theft and fewer lost hours due to inclement weather.  As well, because it is metal, it is non-combustible, making it safer.  Also it doesn’t warp or shrink and has the capacity for superior sound-insulation between units, making container buildings quieter.  They can also be constructed to heights of 12 storeys, making them ideal for affordable housing projects on larger sites.

And when it comes to infill development, neighbours and communities will love the fact that on-site, container-based construction happens 30 to 50% faster than conventional construction, meaning a significant decrease in the inconvenience of road and/or sidewalk closures and noise. Container construction is also environmentally-friendly given the repurposing of surplus shipping containers.

Backstory: Calgary, as one of North America’s largest inland ports, has a surplus of sea containers.   Yes, literally thousands of sea containers arrive in Calgary every month via rail or truck from China and other countries full of everything from electronics to furniture. With nothing to send back many become surplus. 

From a design perspective, container buildings don’t have to look significantly different than current new multi-family residential buildings, both in their exterior or interiors.  From the street, they can have a funky, colourful, industrial urban look or they can be clad with vinyl siding to fit with neighbouring suburban homes.

In a nutshell, container condos are “cheaper, faster and better” than conventional wood or concrete multi-family residential construction. This makes them very attractive for affordable housing construction.

Ladacor is a Calgary company that is becoming a leader in container construction. 

Economic Diversity

Calgary-based Ladacor has developed an “Advanced Modular System,” a proprietary modular construction method that allows for high quality container construction, which meets if not exceeds all Canadian Safety Approval standards. Ladacor is on the leading edge of container construction in North America, having already built the largest container hotel in Canada.  A local demonstration container project could be just what Calgary needs to create more jobs and become North America’s leading contain construction headquarters.  What’s holding us back?

containR site would add much needed density and diversity to the nearby Kensington Village

containR site is ideal for an affordable housing project with a Safeway just a block away, as well as an LRT station, meaning owning a car is optional. 

Last Word

It is almost too good to be true that Sunnyside’s temporary containR park (with several containers already on site) is the perfect location for Calgary’s first affordable housing project in a few years and our first container building. 

My plea to Council, Administration and Sunnyside community - please fast-track the design and approval of the “Sunnyside Container Village” as model affordable development by the end of 2016, with people moving in by early 2018.  Let’s be “short on process and get those asses working.” 

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Austin & Calgary: Sister Cities?

By the numbers, there are some amazing similarities between Austin and Calgary.  Both are young highly educated cities – Austin’s average age is 31 with 46% of Austinites having a postsecondary degree.  Calgary’s average age is 36, with 60% having postsecondary education.

Austin’s is a rapidly growing city. Its current population of 912,791 is growing by 150+ people a day.  Calgary with a population of 1,200,000 was the fastest growing city in Canada according to Stats Canada – growing 13% (from 2006 to 2011).

Like Calgary, Austin is young and active.  This is the pedestrian bridge over the Lady Bird Lake, aka Colorado River with Austin's 2nd Avenue condos in the background that look very much like Calgary's East Village. 

Like Calgary, Austin has a downtown skatepark, not as large as Calgary's but it definitely attracts some talented athletes. 

Calgary's Peace Bridge, designed by world famous bridge architect Santiago Calatrava is a popular playground for Calgary's young and restless. 

Love Their Rivers

Both Austinites and Calgarians love their rivers - the Colorado River and Barton Creek in Austin and the Bow and Elbow Rivers in Calgary.  Both cities have very busy river pathway systems packed with walkers, cyclists and runners when weather permits (not too cold in Calgary and not too hot in Austin). 

Austin's river pathways are very popular on weekends. 

It is very common in Austin to see boats of all types in Lady Bird Lake...in the distance is a fishing boat. 

Calgarians love their green beaches like this one in Stanley Park. 

Fishing on the Bow River in Calgary.  

River surfing on the Bow River. 

In the summer, thousands of Calgarians raft on the Elbow and Bow Rivers in Calgary. 

Party Towns

Austin’s infamous SXSW, a huge 10-day film, music, interactive media technology festival / trade show / conference generates $411 CDN million into the city’s economy in 2015 and attracted 140,000 participants.

By comparison, the 10-day Calgary Stampede annually attracts over 1 million (350,000 being out-of-town visitors) for concerts, rodeo, chuckwagon races, grandstand show, midway rides and agricultural exhibition.  Its annual economic impact is estimated at $350 CDN million.

Austin's Kite festival is an amazing site and a fun family party. 

Look carefully and you will see that most of the people are dressed up as they have just participated in Calgary's POW - Parade of Wonder as part of Calgary Expo aka Comic-Con. 

Music Cities

Austin bills itself as the “Live Music Capital of the World,” with 100+ live music venues and its world famous Austin City Lights music program.  Everybody gets into hosting live music in Austin from grocery stores to the airport.

The City’s historic music district is downtown along East 6th St. a grungy street resembles Calgary’s Electric Avenue (11th Ave) back in the ‘80s.  Home to numerous loud and seedy bars, as well as the 1929 Ritz theatre, it is more a tacky tourist street than a serious music district.  Today, the best music venues are in neighbourhoods outside of downtown.

Calgary is in its infancy as an emerging international music city boasting an International Folk Festival, SLED Island as well as numerous smaller emerging music festivals. Calgary has only a handful of live music venues and only a few that offer live music 7 days a week.  (Some of Austin’s venues offer 3 acts a day - happy hour, headliner and midnight band.)  The opening of the National Music Centre will definitely enhance our city’s reputation internationally.

Stephen Avenue is Calgary’s equivalent to Austin’s East 6th Avenue as downtown’s primary pedestrian oriented street.  However, Stephen Avenue is a more attractive and diverse street with its mix of shops, restaurants, concert and performance theatres, art house cinema and restored historical buildings. 

Just one of hundreds of live music venues in Austin offering a plethora of genres of music. 

Calgary's Tim Williams at the Blues Can. Williams won the International Blues Competition in 2014. 

Urban Living

Urban living in Austin is booming.  Although the current downtown population is only 12,000 it has been growing rapidly with 6,832 condos and apartments built since 2000 and another 2,000 currently under construction.  

However, this pales in comparison to Calgary’s 36,000 urban dwellers.  Urban living is also booming in Calgary with almost 15,000 new residential units since 2000 and 2,200 under construction.

Austin’s budding 2nd Street urban village, looks amazingly similar to Calgary’s East Village with several shinny new high-rise white condo towers, a new library and City Hall and sprinkling of shops, Whole Foods and Trader Joes grocery stores and a signature pedestrian bridge over the river. 

Austin’s 82,000 downtown employees work in 9 million square feet of office space (1.3 million square ft. under construction), 7,800 hotel rooms (2,140 under construction) and hundreds of restaurants, retailers and bars in 1.9 million square feet of commercial space.

By comparison, Calgary City Centre (downtown and Beltline) roughly the same size as Austin’s downtown) has 150,000+ employees occupying over 40 million square feet of offices, 4,000 hotel rooms (500 under construction) and 1,000+ retailers and restaurants in whopping 6.4 million square feet.

Downtown Austin has no department store, indoor mall or shopping street; shopping is scattered all over the place.  Austin has nothing to match Calgary’s historic Bay Store, Holt Renfrew or the stunning The CORE shopping centre. 

Austin also lacks a contiguous historic district like Stephen Avenue or Inglewood. However, Austin does a much better job of animating its downtown corners with outdoor patios, rather than the banks and office lobbies dominating Calgary’s corners.

A view of downtown Austin from South Congress aka SoCo.  SoCo is a an eclectic pedestrian street (despite being a major road) with shops, restaurants, music venues, great patios and numerous permanent food trucks on empty lots. 

Austin's 2nd Avenue District is blooming as an urban village with new condos, two grocery stores and shops. 

Austin's condo skyline. 

The Core in downtown Calgary is a three block long indoor shopping mall with 1 hectare indoor garden.  

Stephen Avenue is Calgary's downtown Main Street and a National Historic District linking the Olympic Plaza Cultural District with the Financial District.  Austin has nothing like Calgary's iconic Hudson Bay department store. 

Urban Street Life

Austin’s hip street is SoCo (South Congress Avenue), which, like Calgary’s Kensington Village, is on the other side of the river from downtown.  Even with South Congress Avenue’s six lanes of traffic, it supports a vibrant street life with a great mix of shops, restaurants, bars and live music venues.

What makes SoCo outstanding is its outdoor culture.  Austin’s climate allows Austinites to play outdoors year-round – there are patios everywhere, live music is played on the front lawns and empty lots and food trailers occupy what would be surface parking lots in Calgary.   Every weekend SoCo takes on a festival atmosphere!

Kensington’s container bar and a few outdoor patios pales in comparison. On the other hand, Kensington boasts a better café culture and more infill residential development.

While, SoCo provides Austinites with a vibrant street culture, it is the only game in town, with nothing to match Calgary’s 17th Ave, 11th Avenue or Inglewood.

On weekends Austin's SoCo takes on a festival atmosphere. 

Gueros on SoCo is famous for its free live entertainment. 

SoCo has numerous quirky shops. 

Austinites love their Tacos. 

Calgary's 17th Avenue is popular urban playground even in the winter; this photo was taken in February. 

Cafe Beano on 17th Avenue is perhaps where Calgary's cafe culture began back in the '80s. It is popular with both artists and CEOs. 

Analog Coffee on 17th Avenue the new kid on the block. 

Calgary's Kensington Village offers lots of urban surprises given its proximity to the Alberta College of Art and Design and Southern Alberta Institute of Technology. 

One of the best surprises in Kensington Village is the Container Bar. 

Kensington Village is also home to Calgary's year-round flea market and summer farmers' market. 

Big Differences

The biggest difference between Austin and Calgary is in transit use.  We never saw Austin’s LRT and bus service is limited.   Thank God for car2go, which allowed us to explore Austin’s outlying business revitalization zones by day and music venues by night.

We stayed in a lovely Airbnb in the upscale Clarksville community, which we thought would be convenient for walking. We quickly discovered sidewalks in poor condition (or non-existent), and very few streetlights making walking at night treacherous.

While there were some lovely homes, Austinites’ pride of home ownership seems much lower than in Calgary’s inner-city communities – even desirable neighbourhoods have lots of unkept properties, weed-infested lawns and gardens and crumbling sidewalks.

Calgary has one of the busiest Light Rapid Transit systems in North America. 

Austinites love to dance - as soon as the music starts people get up and dance. 

Austin condos have above ground parkades like this one, whereas Calgary condos and office buildings have their parking underground. 

Downtown Calgary has 40 million square feet of office space, making it one of the top 10 in North America, compared to Austin's 10 million square feet. 

Last Word

In my humble opinion, after visits to Austin and Portland (considered by many urbanists as two of the best emerging urban cities) Calgary offers as many - or more - urban amenities.

Unfortunately, Calgary continues to fly under the radar with planners and tourists as an emerging urban playground. 

Note: An edited version of this blog was published in the Calgary Herald titled "City Scenes: Austin vs Calgary," June 11, 2018

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Group Think or Good Urban Planning?

The rise of the wood frame condo!

 

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.

Proposed Tigerstedt Block on Centre street with retail at street level and condos above. 

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).

Centro condo under construction at the corner of Centre Street and 20th Ave. 

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.

Last Word

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

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Calgary's NW quadrant is coming of age!

Surfing the realtor.ca website (which I am prone to do every once in awhile), I wondered how the economic downturn is impacting the sale of luxury homes in Calgary and area.  Plugging in a lower limit of one million dollars while keeping the screen the same size, I scrolled over the inner city communities immediately north and south of the Bow River and to quickly find how many homes met those criteria.

No surprise that Mount Royal, Roxboro, and Elbow Park resulted in the most hits (61). But what was surprising was West Hillhurst, Parkdale, St. Andrew’s Heights and Briar Hill (WPAB) got the second most hits (53).

SAIT campus expansion has resulted in some of Calgary's most interesting contemporary architecture. 

University City playful condos at Brentwood LRT station. 

Why is WPAB Booming?

The University of Calgary's campus has also added several architecturally significant buildings as part of their expansion. 

Calgary is segregated into four quadrants, each with its own economic engine.  The SW communities’ vibrancy is linked to downtown and the oil and gas engine, the SE neighbourhoods serve Calgary’s thriving warehouse/distribution engine, while the NE communities thrive on the every-expanding airport engine and the NW neighbourhoods support the city’s mega education and medical campuses. 

While downtown gets most of the attention as Calgary’s major employment centre, (as does the airport with its multi-billion dollar expansion), Calgary’s NW quadrant, aka The Learning City, has also experienced significant growth. In the past decade, SAIT and the University of Calgary have undertaken huge expansion programs, as has the mammoth Foothills Medical Centre campus. As well the Alberta Children’s Hospital moved to the NW in 2006 into a new mega building.  

Since 2001, SAIT has added four major new buildings including the opening of the 740,000 square foot Trades and Technology Complex that can accommodate 8,100 full and part time students.  Today SAIT has 2,600 faculty and 15,311 students (a 9% increase since 2012).  Similarly, student enrollment at the University of Calgary has grown from 24,000 in 2006 to 31,000 today, with a faculty of 1,800.

Alberta Children's Hospital will become part of the University of Calgary's new urban village called - University District (6,000 multi-family homes, 245,000 sf Main Street retail and 1.5 million square feet office).

These expansions bring with an increase in high-income earners. Sure, the doctors and professors don’t have the stock option plans of the oil patch, but their salaries and reasonably secure jobs are sufficient to support a strong luxury home market.

A quick check of the city’s website shows the median annual household income for a couple with children in WPAB ranges from Briar Hill’s $181,167 to Parkdale’s, $132,276, compared to the city average of $115,908. 

Today, custom homebuilders’ signs are commonplace in WPAB.

St. Andrew's Heights infill home. 

Location Location Location 

Beach volley ball fun at Parkdale Community Centre (ice rink in the winter)

WPAB is perfectly situated for a short commute (walk, bike, transit or vehicle) to all NW post-secondary and medical campuses; as well Mount Royal University is just a few minutes south on Crowchild Trail (except at rush hour). In addition, downtown is also minutes away for those oil patch employees, bankers and lawyers who want more bang for their housing buck.

WPAB is not only great for families with kids attending post-secondary schools, but also for those with young children.  There are literally playgrounds every few blocks; including Helicopter Park (named after the STARS helicopter that often flies overhead on its way to the Foothills Medical Centre and yes, it does include a helicopter climbing apparatus) one of the most popular playgrounds in the city.

When it comes to skating rinks, WPAB is charmingly old-school - several outdoor skating rinks exist and it is not uncommon to see dad out flooding the rink next to one of the playgrounds just like it was the 1950s all over again.

Residents of WPAB enjoy easy access to the Bow River Pathways, making for a short and easy bike ride to downtown for work or pleasure, or a nice, walk or run year-round.  From a recreation standpoint, the old-school West Hillhurst Recreation centre offers an arena, gym, squash courts and an outdoor pool and tennis courts.  As well, many amenities exist at SAIT and the University of Calgary, especially if you work there.

Culturally, a 10-minute drive in the evening gets you to downtown theatres or live music venues, the Jubilee Theatre as well as the University of Calgary and Mount Royal theatres and concert halls.  You can walk to McMahon Stadium for Stampeder games.  And if you want to get to the Rockies for skiing, boarding, hiking or biking, it is just 6 stoplights or less until you are out of town. 

Notable restaurant patio in northwest's Montgomery community.

Luxury Home Evolution 

West Hillhurst's historic Main Street includes Dairy Lane established in the '50s.

 Full disclosure: yes, I live in West Hillhurst and have lived there since the early ‘90s. When I first moved here, almost all of the infills were “skinnys,” i.e. houses on 25-foot lots.  However, about 15 years ago things started to change and more often than not these new infills were either large luxury homes on 50-foot lots, or attached duplexes that looked like mansions. 

Who would have thought 25 years ago that you could sell a duplex in West Hillhurst or Parkdale for over a million dollars? 

For over 20 years, I have observed new infills of all shapes, sizes and styles being built on almost every block in WPAB. Yet there are still many cottage homes from the 30s, 40s and 50s on almost every block in West Hillhurst and Parkdale.

The same phenomenon exists along the St. Andrew’s Heights and Briar Hill ridge, where multi-million dollar, multi-level, Architectural Digest - worthy homes are interspersed with what were luxury ranch homes in the 50s and 60s.

WPAB is testament to how healthy communities evolve slowly over time. I expect in another 20 years, my early ‘90s home will be ready for the next generation to move in and renovate or build something new that better meets the needs of mid-21st century families.

Roberto Ostberg Gallery Bee Kingdom reception in northwest's Capitol Hill Village. 

Kensington Village's Container Bar. 

The University of Calgary's West Campus Development Trust is planning to create Main Street as part of their University District that will be similar to 10th St and Kensington Road NW.

Last Word 

While some may think the infilling of Calgary’s inner city communities is happening too quickly, in fact, it is happening gradually over decades – there are still lots of older homes on most streets.

Healthy communities evolve over time in a manner that will attract new families who will keep them viable and vibrant.

Calgary's inner city northwest communities are becoming very cool urban places to live, work and play. 

Note: This blog was commissioned by Source Media for their Domus Magazine in January 2016. 

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Are downtowns relevant in the 21st century city?

Everyday Tourist Note:

I recently asked Harry Hiller, urban sociologist at the University of Calgary in an email if he would comment on the importance of a vibrant downtown from his urban sociological perspective. His comments may surprise you ….they surprised me.

I have taken his email and with his permission formatted it as a thought provoking blog on the future of downtowns, not only in Calgary but for many cities.

Downtown Calgary Skyline (photo credit: Tourism Calgary).

Downtown & Consumption

The notion of a downtown as the central core of a city is a somewhat outdated concept because many activities - formerly occurring only in the core - now take place in many locations throughout the city. 

Historically, the central core of cities had three functions: trade, worship (e.g. cathedrals) and governance. It was not a place to live. 

Industrialization altered this pattern somewhat primarily because factories and warehouses were built in the city center adjacent to transportation networks such as railroads and waterways.

In the summer at noon hour, Stephen Avenue comes alive with downtown workers and a few tourists. 

Post-industrialization transformed the central core of cities yet again as employment shifted from factories (blue collar jobs) to offices (so-called white collar jobs) in high-rise towers.  This process contributed to another transformation in which consumption through entertainment, shopping, museums, galleries, and dining have become economic engines for downtowns.

These leisure activities (beyond the 9 to 5 pm working hours) opened up the possibility for a very different downtown core, one that is less about workers and more about urban living and playing.

This creates a vibrancy of a different type downtown. But this concept has not caught on in Calgary yet? Why not?

7th Avenue Transit corridor station

Stephen Avenue is a inhospitable place in the winter when it cold and windy.

Barclay Mall or 3rd Street SW, downtown's other pedestrian-oriented street linking Stephen Avenue with the Bow River.

Is downtown still relevant?

17th Avenue sidewalks are full of pedestrians even in February.  Calgary wasted a great opportunity to capital on the Red Mile brand as a tourist attraction. 

The problem for Calgary is the city is still young, suburban and dominated by child-rearing families. In addition there is little incentive for families to come downtown after office hours and most downtown workers just want to "escape" it.

It needs to be recognized contemporary cities are now multi-nucleated, meaning that there are many nodes for shopping, dining, entertainment and professional services away from the downtown core.  Suburban malls or pedestrian streets like 10th Street NW, 17th Avenue SW, 33rd Avenue SW or even strip malls minimize the need for people to go downtown. In fact, many suburbanites never need to visit the central core for any reason at all.

Downtown is less relevant to more Calgarians than ever before.

In fact many want to avoid or "escape" downtown.

 

  Calgary Next would add two major event facilities to our downtown, with the potential to host major events as well as sports teams. 

Calgary Next would add two major event facilities to our downtown, with the potential to host major events as well as sports teams. 

Downtown as a tourist attraction?

This is where the current proposal for CalgaryNEXT needs to be evaluated.  The idea of building new arenas, stadiums, ballparks and convention centres is currently in vogue in many cities across North America because it provides anchors and a site for both residential and consumptive activity.  

Edmonton's Ice District and Winnipeg's downtown SHED (sports, hospitality, entertainment district) is meant to play a role in rejuvenating the downtown. Certainly, sport facilities (BC Place and Rogers Arena), convention facilities, and cultural activities have played a major role in making Vancouver an attractive place to live and play even superseding downtown’s role as an employment center.

But there is another important point to be made.  Great cities always support downtown tourism (e.g. New York or San Francisco) where people (suburbanites or visitors from other places) come to the downtown core for the weekend, stay in hotels, go shopping and dining, and take in cultural or sport events.  

I discovered hotels in San Francisco are busier on the weekends than they are during the week as people come from everywhere to enjoy the options in the downtown core.  If you look at cities with vibrant downtowns, they are almost always tourist hot spots.

Unfortunately, Calgary lacks the 5+ million population within a 2 or 3-hour drive that cities like San Francisco, New York, Vancouver, Seattle, Toronto or Montreal have.  Some argue you need this population base to support an urban playground on weekends.  If just 2% of the people decide to head downtown on any given weekend that is 100,000 people. That's about the population of Calgary’s weekday downtown core workforce!

Downtown Calgary boast many great parks and pathways for recreational activities that are slowing attracting more people to want to live downtown.

Our downtown must become a place “to play”

I was at an event with Ken King recently and told him I believe many people do not understand the potential of the CalgaryNEXT proposal to create a hub of activity synergistic with other consumption activities in the central core along the LRT line.

Alternative sites for CalgaryNEXT (McMahon Stadium site or site adjacent to the Deerfoot) do not acknowledge how the proposed project could contribute to a more vibrant central core. 

Yes the proposed West Village site is complex, but in many ways it is also ideal with its proximity to LRT, major roads, downtown and the river.

Urban development is always complex.

The Core, downtown shopping centre is one of the largest and most attractive indoor shopping centres in Canada, but it has not capture the imagination of suburban Calgarians to come down and shop on weekends. Tourists on the street outside often don't even know it exists. 

Other than Stephen Avenue, the streets in the downtown core have nothing for pedestrians to see or do.  It is a ghetto of office buildings for office workers. 

9th Avenue, downtown Calgary

Macleod Trail, downtown Calgary

Last Word

Much of the current debate about CalgaryNEXT could be improved by greater public awareness and discussion about the role our downtown core should play in the future of the city.  From my perspective, our downtown must become more than just a place to work, which is the current reality. The sooner the better!

Dr. Harry Hiller, Faculty Professor of Urban Sociology at the University of Calgary.

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Inner-City Revitalization: More Than Just Building Condos

Creating vibrant inner city communities is more complicated than just building more infill homes and condos to increase residential density. Equally as important is increasing the diversity of activities that happen in the community - daytime and evenings, weekdays and weekends.  Calgary’s inner-city communities are currently dominated by single-family homes and therefore serve as bedroom communities to the surrounding downtown, post-secondary or hospital campuses.

To become 21st century communities they need to have all three elements of the “live, work, play” equation that makes for vibrant and viable communities.  This means they need new offices buildings, as well as retail, cafés, restaurants and convenience services (e.g. dry cleaners, florists, medical and financial) at key corners and along key streets easily accessible by car, transit, bike and foot.

Marda Loop Revitalization

Construction cranes building Odeon, Marda Loop. 

A good example of an emerging vibrant inner-city community would be Marda Loop with 33rd Avenue SW as its “main street.”  Treo@Marda Loop is a six-storey building that includes 52 condos above street level retail (anchored by a Shoppers Drug Mart which is open 8 am to 10 pm seven days a week and Phil & Sebastian’s first storefront cafe) and a second floor of office spaces.   Across the street, on the northeast corner of 20th St and 33rd Ave SW, sits the currently-under-construction handsome Odeon building designed by McKinley Burkart Design Group. It too has retail at street level but with three floors of offices above.  If 33rd Ave SW is to become a viable 15/7 (7 am to 10 pm, 7 days a week) pedestrian-oriented street, it must become a mini-employment centre.

Treo@Marda Loop mixes retail, office and residential uses along 33rd Ave in Marda Loop. 

And just a few bocks away, the 1912-built King Edward School is currently being transformed into cSPACE, an arts centre that will include a wonderful mix of uses – everything from artists’ studios, performance spaces and offices for arts groups to new residential development.  It has huge potential to continue Marda Loop’s evolution from a bedroom community to a vibrant “live, work, play” neigbourhood.

Schematic of the redevelopment of the King Edward School in Marda Loop. 

Lower Edmonton Trail Revitalization

Another up and coming vibrant inner city district is 4th Street NE and Edmonton Trail couplet at Memorial Drive with its scattering of pedestrian-oriented shops, cafes, restaurants and small office buildings, including the flagship Lukes Drug Mart established in 1951 surrounded.

Remington Development Corp’s new, seven-storey Meredith Block will anchor the lower Edmonton Trail district with its 170,000 square feet of office and 9,000 square feet of retail space will attract hundreds of workers and visitors to the area Monday to Friday when fully leased-out.  This traffic is sure to serve as the catalyst for other developments in the surrounding blocks like the new Whitehall restaurant in the 1910 de Waal Block (one of Calgary Herald restaurant reviewer John Gilchrist’s top new restaurants in 2015).  The revitalization won’t happen overnight; rather it will be a gradual redevelopment of neighbouring blocks, which are all ripe for mixed-use redevelopment.

Just a few blocks away, O2 Planning + Design and Minto Communities have proposed the redevelopment of the 1.5-arcre, Bridgeland School site in a manner that converts the 1921 sandstone school into residential condos along with townhomes along the streets next to it.  If approved (like every inner city development, NIMBYism seem to reign supreme), this development will attract new people to the community, which in turn will enhance existing, as well as attract new small businesses to enhance the districts “live, work, play” equation.

Meredith Block will anchor the lower Edmonton Trail district. 

West Hillhurst Revitalization

This northwest community is also showing signs of evolving from its suburban residential-only roots to a vibrant urban community. If Truman Development’s proposal for a four-storey office and eight-storey condo building on the existing Legion site (18th St NW and Kensington Road) gets approved (yes NIMYism is in full force here too), it would serve as the east end anchor of the community’s new “main street.”  A little further west, sit two school sites - perfect opportunities for development into unique, mixed-use redevelopments that integrate the schools.

Venture Communications’ relocation to West Hillhurst (where Kensington Road meets Memorial Drive) after the flood in 2013 is a very exciting, not-your-average office building and would be the logical west anchor at 25th Street to create a 7-block future West Hillhurst “main street.”  Headed up by Arlene Dickenson of Dragon’s Den fame, the first two floors are the “District Ventures Accelerator, where entrepreneurs can get help to succeed” says Justin Burrows (Chief of Staff, Venture Communications), who goes on to say “it is a place where experienced entrepreneurs, with a new product that already has some sales can get help with branding and venture capital.” What is perhaps most interesting is the Accelerator focuses on new consumer packaged goods, food & beverage and health & wellness, NOT oil & gas opportunities.”

Calgary Co-op has also discovered Kensington Road with its new liquor & spirits store next door to Venture Communications.

Between Venture Communications and the Legion at 19th Street is West Hillhurst’s historic “main street” with several small retailers, restaurants and small offices including the historic Dairy Lane diner established in 1950.  Two small sites are currently being looked at for redeveloped to add new street level retail with offices and residential above adding to the diversity of activities.

At the corner of 19th Street and 5th Avenue is the increasingly busy West Hillhurst Recreation Centre that offers up numerous programs and amenities for people of all ages and backgrounds including the relatively new and funky The Barn Public House overlooking the arena ice.

Venture Communications' District Accelerator adds a new dimension to the West Hillhurst's "live, work, play" equation. 

Last Word

Healthy cities have inner-city communities that are evolving to meet the diversity of new needs of the next generation of families and small businesses. Calgary is very fortunate, all of its inner-city communities have been experiencing continued revitalization for the past 20+ years. 

Editor's Note: An edited version of this blog appeared in the Calgary Herald's New Condo section on Saturday "Inner-City Evolution," Saturday January 16, 2018

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Calgary's 10th Ave Renaissance

While most of the talk about the urban living renaissance in Calgary has revolved around the neighbourhoods of Bridgeland/Riverside, Eau Claire, East Village, Inglewood and Mission, Calgary’s warehouse district along 10th Avenue SW has been quietly flying under the radar.  For decades, 10th Avenue has been the wrong side of the tracks from downtown; a no man’s land between downtown and trendy Uptown 17th. 

The Canadian Pacific Railway's main line travels through Calgary's City Centre, dividing the central business district on the north side and the Beltline to the south. 

10th Avenue 101

The heyday for 10th Avenue was in the early 20th century when it was lined with bustling warehouses that stored goods being shipped to Calgary by the Canadian Pacific Railway.  For the first half of the 20th century, 10th Avenue served as the main distribution hub for all of southern Alberta.  Gradually, this role eroded away with the shift to truck transportation and the north side became overflow parking for downtown office workers.  Today it is home to two of Canada’s largest above ground parkades - City Centre Parkade, with 1530 stalls and Tower Parkade, with 1,398 stalls.

A view of the massive City Centre Parkade along north side of 10th Ave from 2nd to 4th Streets. 

I expect few people realize the current renaissance in urban living in Calgary actually started on 10th Avenue in 1993. That was when the 1909 Hudson Bay warehouse building at the corner of 10th Avenue and 5th Street SW was converted into the Hudson Loft condos (Calgary’s first warehouse loft conversion).

Today, 10th Avenue, from Macleod Trail to 11th Street is in the midst of a mega makeover into a mixed-use street with new office, retail, restaurant, residential and social service developments that rivals what is happening in East Village, albeit without all the fanfare and $500+ million of public realm improvements (library, museum, parks, plazas, underpasses, pedestrian bridges, designer sidewalks).

10th Ave surface parking lots next to the tracks. 

One of the many old warehouse buildings along 10th Avenue still remaining. 

Recent 10th Ave Developments

Strategic Group has approval to build a 32-storey mixed-use tower at the corner of 1st St. SE and 10th Avenue that will include 100,000 square feet of Class A office space on the bottom floors and 227 condo units above.

Kitty-corner is Aspen Properties’ 19-storey Palliser South office completed in 2009 on 10th Ave at Macleod Trail. The all-glass building’s strange upside down “L” shape was created by cantilevering the building overtop of the Tower Parkade, allowing the floor plates to increase in size from 10,785 square feet on the 3rd floor to 21,767 on the 19th.  The shape of the building is further enhanced by the fact that the light green glass on the east façade cantilevers over the sidewalk. Designed by Calgary’s Gibbs Gage Architects, it is one of my favourite buildings in Calgary.

A few blocks further west is 1010 Centre, the Mustard Seed’s 12-storey, 224-unit apartment tower that opened in 2014 after much controversy about the potential negative impact it would have on the livability of the surrounding blocks.  Time will tell if this is true.

Continuing westward, the south side of the 200 and 300 west blocks of 10th Avenue are the only blocks that have retained the warehouse character of 100 years ago with their timeless brick façades.  Today they home to some of Calgary’s best bars, restaurants and retailers – Briggs Kitchen + Bar, Craft Beer Market, HiFi Club, National on 10th, Roche Bobois, Rodney’s Oyster House and Thai Sa-On.

Cross over 4th Street SW and you will discover the work of Centron Group, who single-handedly changed this block of 10th Avenue with two massive, horizontal, shiny glass office buildings from 4th to 5th Streets – Centre 10 (completed in 2013) and Place 10 (scheduled to open in 2017).  Collectively, these buildings will add one million square feet of office space, enough for about 5,000 workers, as well as retail/restaurant spaces at street level for the likes of Pampa Brazilian Steakhouse.

Lamb Development Corp and Fortress Real Development are currently building the 31-storey, 6th and Tenth condo (named after the corner it is located on) that will have 230 units (about 400 new residents) right next to the busy and somewhat seedy Uptown Bottle Depot.

Construction has begun on GWL Realty Advisors’ mega makeover of the old Alberta Boot site on 10th Avenue west of 5th Street SW, right next to the tracks. When it is completed probably by 2018, it will include a block-long 4-storey podium of retail and restaurants with two towers, a 37-storey, 303-residential tower and a 33-storey, 390-room hotel.

Then there is Qualex Landmark(the unofficial king of the Beltline, having built more condos in the Beltline than any other builder) who is nearing completion of its sold-out 34-storey, 270-unit Mark on 10th condo tower at 8th Street and 10th Ave SW. This project not only includes street retail, but also a major public art work by internationally-acclaimed artist Douglas Coupland.  Right next door sits WAM Development Group’s 440 unit, 17 and 34 storey residential complex, with a series of small retail/restaurant spaces at street level. 

Last but not least, is Calgary Urban Project Society, which offers a variety of services to low income adults and families. It moved from its in 7th Avenue SW to its current home (three times larger) on 10th Avenue at 9th Street SW., in 2012, as a result of the Bow tower development.

Mark on 10th Tower is just one of several upscale condos currently under construction along 10th Avenue. 

10th Ave Improvements

Complementing these developments, 10th Avenue is getting two refurbished underpasses at First and and 8th Streets SW. that will provide enhanced pedestrian connections to the downtown, 7th Ave LRT corridor and Bow River parks and pathways.

The 8th Street underpass linking 10th Ave with downtown's 9th Ave is currently under construction to create a more pedestrian friendly connection.  

Computer rendering of what the 8th Street underpass will look like after renovations are completed in 2016. 

This rendering illustrates how cool the renovated First street underpass will look when completed in 2016. 

What is also great about living on 10th Ave is that there are four grocery stores easily accessible – Sunterra Market at Keynote, Safeway, Midtown Co-op and Community Natural Foods.  It will be a long time before East Village, Kensington or any other Calgary community can match that.  An added bonus is 10th Ave is home to MEC, which as one of my outdoor enthusiast friends likes to say, “If MEC doesn’t have it, I don’t need it.”

 

The Mountain Equipment Co-op store is the anchor for 10th Avenue retail that includes upscale private gallery, restaurants, bars, cycle shops and other outdoor stores. 

Last Word

Urban living is all about diversity - the mixing of people of different social/economic groups all on the same block enjoying an array of different activities. It is about sharing the sidewalks, back alleys and parks.  It is about embracing the differences that define us as a city, rather than letting those differences divide us.

Many in the past might have questioned, “Who would want to live, work and/or play next to the railway tracks?”  While others questioned, “Who would want to live next to the Uptown Bottle Depot, Calgary Urban Projects Society (CUPS) or the Mustard SEED homeless shelter?”  

The answer:  thousands of Calgarians are excited by these new urban living opportunities being created in the Beltline, Eau Claire, East Village, The Bridges, Inglewood or Kensington.  By 2020, 10th Avenue alone could have over 2,500 new people calling it home. 

Note: An edited version of this blog was published in the Calgary Herald titled: "Warehouse District is being revitalized" January 2, 2016.

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