You gotta like it when a plan starts coming together - that is exactly what is happening in Bridgeland/Riverside (B/R). It was back in 1999 that Sturgess Architecture completed The Bridges Masterplan for the City of Calgary after the controversial implosion of the Calgary General Hospital on October 4, 1998. Today, Bridgeland/Riverside (B/R) is enjoying an amazing rebirth as a vibrant 21st century urban community.
The Bridges Plan
The Bridges is the land made available for development by the implosion included the 10 acre hospital site as well as existing city owned open space to allow for a more comprehensive 37-acre (just a little bigger than St. Patrick’s Island) redevelopment in the middle of B/R community. The ambitious plan was not only Calgary’s first Transit-Oriented Development (TOD) Plan, but Calgary’s first attempt to transform an established early 20th century community into a contemporary 21st century urban village with a higher density and diversity of residential dwellings with ground floor retail or townhomes. The plan consisted of three phases.
This phase included eight parcels for condo development, as well as the new Murdoch Park and the General Avenue Plaza. Three of the four parcels along 1st Avenue N.E. are mixed use development with retail at street level and residential units on the upper levels. The fourth parcel, on 1st Avenue N.E. accommodates residential, live-work units and commercial uses.
The other four parcels are located on the north side of Centre Avenue N.E. between 7A Street N.E. and 9A Street N.E. are mid-rise residential developments with building heights ranging from 4 to 6 storeys. The buildings emphasize a street-orientation with townhouses at street level and apartments on the upper levels.
Phase 1 is now complete and included these condos:
- The Piazza by Townscape Properties Ltd.
- Olive by Homes by Avi
- Bella Citta & Bella Lusso by Bucci Developments Ltd.
- Acqua & Vento by Windmill Developments Ltd.
- Pontefino I and II by Sandelwood Development Ltd.
This phase includes four sites located between McDougall Road N.E. and Memorial Drive. Two sites are now complete, one is slated for completion in 2017 while the fourth site is under review for a land use amendment and expected to be released for sale in 2018.
Three of the sites are designated for multi-family residential development with building heights being five to six storeys. The fourth parcel, adjacent to Memorial Drive, is slated for affordable multi-family housing development.
Phase two is not yet completed, it includes these projects:
- Steps Bridgeland by Assured Developments Ltd. and Guistini Bridges Inc. (under construction)
- Bridgeland Crossing I by Apex Cityhomes
- Bridgeland Crossing II by GableCraft Homes and Apex Cityhomes
- McPherson Place by Bridges Attainable Housing Society and New Urban Development (affordable housing)
This last phase includes three parcels of land situated east of 9th Street N.E. between Centre Avenue and McDougall Road.Radius by Bucci Development Ltd is under construction. The City’s Real Estate & Development Services is currently working on plans to bring the three parcels of The Bridges to market in the near future at 1018 McDougal Road NE, 70 & 90 9A Street and 950 McPherson Square NE. (source: City of Calgary)
The Bridges Plan was approved after extensive community consultation and if memory serves me correctly, was enthusiastically endorsed by the community who could foresee the benefits not only of a new park, new community centre and new shopping, dining and professional service amenities, but of new residents who would hopefully revive the community.
Fast-forward to 2017. The Bridges has indeed been the catalyst to transform Bridgeland/Riverside into one of Calgary’s most desirable communities.
In fact, it was chosen as Calgary's #1 Community in the Calgary Herald's 2017 Readers' Choice Awards.
As an avid Twitter reader, I am constantly impressed by what is happening in B/R. Bridgeland Betty is always tweeting out the fun things to do in her community, things like their Tool Lending Library, evening walks to learn about the community’s amazing array of churches and the Vegan/Gluten-Free Stampede Breakfast.
Today, B/R is home to some of Calgary’s coolest places – Cannibale with its barbershop in the front and cocktail lounge in the back, Bike and Brew where coffee and bike cultures meet and Luke’s Drug Mart that is a drug store/post office/ grocery store/record store/general store/café.
Lukes is one of three grocers in B/R, the others being Bridgeland Market and Blush Lane Organic Market, a sure sign hipsters and YUPPIES have invaded this once sleepy community.
The most interesting B/R project I learned about on Twitter recently was their 4th Avenue Flyover Project. So intrigued by the photos of children painting the roadway under the flyover, I had to check it out myself.
The 4th Street Flyover plan now approved by the City of Calgary will see the development of a fun park (McDougall Rd NE and Edmonton Trail) under the concrete flyover complete with a rain garden, public art, sidewalk patios and colourful painting of the concrete abutments.
It will be a unique urban, all ages PLAYground developed as a result of an amazing collaboration between the community’s Grade 6 Langevin School students and Landscape Architect students at the University of Calgary.
Success or Failure?
Greg Morrow, who held the Richard Parker Professorship Metropolitan Growth and Change position at the University of Calgary from 2015 to 2017 (and who now is the Fred Sands Professor of Real Estate and Executive Director of the Sands Institute at Pepperdine University in Los Angeles) when asked his assessment of B/R’s transformation said, “It's still infilling, so it's unfair to look at how it is today and judge it on how it will eventually perform. I think it will ultimately be a success but I think there are also a few things the City could do to improve it.”
When probed further, he added, “First, it's not a traditional Transit-Oriented Development (TOD). It's a retrofit condition, so we shouldn't judge it on whether it ticks off all the TOD boxes. First, no development is possible on the entire south half of the LRT station area (St. Patrick’s Island). And since there is a pre-existing main street not far away, the area right around the station is not going to be ground-floor retail. And it suffers from the typical Calgary problem of having LRT stations in the middle of a major road, which is less than ideal for access/walkability. You lose a hundred metres just getting over the roadway.”
When asked how The Bridges can be improved he quickly remarks, “It was a big mistake not to rezone the north side of 1 Ave. A one-sided main street is always a handicap. Moreover, the north side is the sunny side, which works best for outdoor patios. So, I suggest re-zoning the north side of 1 Ave for mixed-use, mid-rise buildings, with appropriate lower heights at the rear of the buildings to transition to the single family housing to the north.”
Morrow also believes “the park is a good move, although it will take some time before it makes sense. Right now, you have a lot of vacant parcels so it makes the park space seem underutilized and unnecessary. But the idea is to create some decent density in the parcels around the park, so as that fills in more, you will see why the park in the middle makes good sense. Just give it some time.”
A check of the City of Calgary’s Community Profile demonstrates the community’s population is growing again, after years of decline and stagnation. It grew by 8% from 2012 to 2016, vs City of Calgary’s 10% increase.
It has become a very cool community for young families. In fact, 7% of the B/R’s population is under 4 years of age, the same as the City of Calgary’s. However, only 6.5% of B/R’s population is between ages 5 to 19, significantly lower than the 18% City average.
It will be interesting to see if today’s young families remain in B/R and embrace the urban living lifestyle or do they migrate en masse to the outer suburbs for cheaper, bigger homes to raise their growing families as previous generations have done.