Does Chinatown get swallowed up as the downtown highrises (office and residential) creep northwards toward the Bow River.
Or, does it become a pedestrian oasis that celebrates Calgary’s 135-year old Chinese culture?
Let the debate begin
Parking vs Towers
That is the question Calgary’s City Council will debate on Nov 12th, 2018 when they are asked to approve a Land Use change and Development Permit for a huge mixed-use development that includes two-28 storey residential towers, a 12-story hotel and street retail.
There are at least two sides to the El Condor Land debate – “El Condor” referring to the company that owns the land in question. The site encompasses almost the entire block from 2nd Street to 1st Street SW and from 2nd Ave to 3rd Ave SW.
A bit of context…
Calgary’s Chinatown has been stagnant, some might argue even in decline - for the past decade or more. The 2013 Calgary Flood hit the business community hard. The cost of recovery was significant for the many “mom and pop” businesses and Calgary’s current downtown economy is not contributing to revitalization.
Additionally, many property owners and merchants, now in their 60 to 80s, are actively considering selling their property and businesses and retiring.
Chinatown At A Glance
49 retail shops
11 personal services
16 medical/pharmacy/Traditional Chinese Medicine
6 business services
23 corporate offices
Change is in the wind…
“Chinatown needs private investment and development plus a relaxation of municipal bylaws (esp. parking) to revitalize the commercial/retail sector of this community,” says Terry Wong, Executive Director of the Chinatown District Business Improvement Area (BIA).
The BIA, now three years old, has been working diligently with the City, businesses, property owners and various community groups to create a shared vision and plan to help Calgary’s Chinatown thrive in the 21stcentury. The vision is to enhance Calgary’s Chinatown as an iconic and cultural placevalued locally and nationally for its heritage, vitality, streetscape and architecture. The goal is to create a walkable, accessible and livable community, a thriving authentic small-business district, an intergenerational social and community hub, and a tourist destination.
The mega mixed use development being presented to City Council for approval could be the catalyst to make this happen, or it could be the end of Calgary’s historic Chinatown. It depends on who you are talking to.
El Condor Land Development at a glance:
524 residential units
150 hotel rooms
23 commercial units
470 parking stalls
466 bike stalls
The BIA says…
“The BIA and other Chinatown stakeholders have worked with the City to establish eight guiding principles for future Chinatown development and the planned establishment of a ‘Cultural Plan for Chinatown’ and a ‘Culturally-based Local Area Plan’ as directed by City Council in 2016. A ‘Made in Calgary’ Cultural Plan will define what should be the culturally distinct characteristics (i.e. social, economic, environmental) of Calgary’s Chinatown” says Wong.
He adds, “This would then lead to defining how this 9-square block community should be developed and revitalized through land development, the new or renovation buildings, transportation and pedestrian streetscape, recreation and public spaces.”
“The BIA and Chinatown community are generally in favour of new development as a path to Chinatown renewal, but they want to be sure it is designed in a way that will benefit everyone – other property owners, business, residents, community and visitors who are there to shop, dine or be entertained,” states Wong.
Currently Wong says the community is not in favour of the proposed development, however, they would be if three key amendments are made.
First, there should be no entrances or exits for the underground parkade on 2ndAvenue. That’s in keeping with the vision for 2nd Avenue SW is that it will become their pedestrian oriented Main Street from 2nd St SW to Riverfront Avenue with the Chinese Cultural Centre in the middle.
This makes good sense given the Green Line will have an underground station at 2nd St and 2nd Ave SW, making the area ideal for a pedestrian oriented shopping and dining promenade linking Eau Claire to Chinatown and ultimately, to East Village.
Second, they are concerned the current development permit has commercial space (retail/restaurants) only at street level and doesn’t allow for a major anchor tenant needed to make Chinatown a more attractive city-wide destination. If the new development is going to be the catalyst for the revitalization of the Chinatown, it will need to provide quality retail and restaurants space not only for today, but into the future. A two-floor commercial space (of higher) would allow for +15 connection to Sun Life Towers.
The current plan has no +15 connection to the Sun Life Towers across 3rdAvenue, which they feel is critical to the success of the development and will provide a much-needed link to tens of thousands of downtown office workers just a few blocks away.
I must agree with this. One of the failures of Eau Claire Market was that it didn’t have a +15 link, in effect “isolating” the shops from the downtown workers during Calgary’s long winters. I also think having a +15 link to the downtown would be a huge differentiator for the residential towers, given there are very few residential towers in the City Centre with a +15 connection to downtown. Imagine not having to put a coat on in the winter to go to work every day; this would be a huge selling feature.
Finally, the fourth concern of the BIA is that the hotel tower is in the wrong spot. The BIA supports a right-sized, quality hotel placed on 3rd Avenue and 1st Street SW where there is mid-point access to downtown, the Green Line LRT plus the existing 7th Avenue north-south and east-west LRT lines, the Chinese Cultural Centre, Chinatown retail, and the riverfront park and pathway system. This placement would also preserve 2nd Avenue as the pedestrian-oriented ‘linking promenade’ Main Street while allowing current multi-residential tenants the comfort of knowing roads and sidewalks are both comfortable and safe to walk on.
All reasonable requests you would think!
It should be noted Wong is a former manager at The City of Calgary and fully understands land use, transportation, and community neighbourhoods. Additionally, having grown up in Vancouver’s Chinatown during the 60s and 70s, he is fully aware of Chinese community and retail culture and does not want to see the loss of Calgary’s culturally distinct Chinatown like has already happened in Vancouver.
Community Engagement Consultant says…
Lourdes Juan, an urban planner with strong ties to the Asian community (note Chinatown is more of an Asian town these days with the last three new restaurants being Korean) was hired by the developer in May 2018 to help work with all the stakeholders to understand their concerns and listen to their ideas and help the community understand how the proposed project links with the community’s vision while also meeting economic and urban design realities.
The developer has spent $100,000 and the City over $400,000 in community engagement initiatives since the proposed Land Use change and project design was unveiled. Literally thousands of hours have been spent working with the stakeholders to explain the development and why it is designed in the manner it is. Translators were at every meeting and all documents were translated into Chinese to make sure everyone understood what was being said and being proposed.
Juan told me that each of the above issues have been addressed with the community but unfortunately not everyone was prepared to accept the rationale for why the City and/or the developer wants the projects developed the way it is being proposed.
First, the City is not interested in additional parking at the site, as it is adjacent to the new underground 2ndSt LRT station for the Green Line and only four blocks from the 7thAvenue Transit corridor. The focus of the development will be on transit-oriented development, not auto-oriented.
The developer’s research indicates that second floor retail doesn’t work in Chinatown today, and that the proposed development doesn’t have a commercial podium at its base, like office buildings downtown. Rather, the project is designed with a mid-block mews from 2nd to 3rd Ave SW that will allow pedestrians to wander 23 small independent shops and restaurants along the mews, rather than national franchised shops.
They did indicate that provisions will be made for a potential +15 connection from Sun Life Plaza at a future date.
The hotel location also makes sense when you understand how the mews works and other restrictions of the site that is too complicated to explain here.
It has been very frustrating from both the City and the Juan’s perspective as they have tried very hard to communicate how the project’s design (by Perkins + Will’s Calgary office) will benefit the community.
It should be noted that Juan is a young, independent urban planner who is uniquely connected not only to Calgary’s Chinese community, but also Calgary at large. Despite working very hard to document and communicate how the proposed project fits with the community’s eight principles, she couldn’t get the BIA and some other community leaders to support the proposed project.
Now it is up to Council to make the final approval. Council can’t make any amendments to the project, they can only approve it or reject. If rejected, the developer would have to continue to modify the project to get community and Council support. If approved, the community could appeal this decision to the Development Appeal Board.
I do know Councillor Farrell’s and her Dale Calkins her Senior Policy & Planning Advisor have been working with the community, applicant, and City planners on this project for the past 3.5 years. And that it has been incredibly challenging, as everyone wants to ensure Chinatown is a vibrant, resilient, and complete community.
“They just disagree on what that exactly looks like and how to get there.”
I always say “no plan is perfect. You can’t please everyone.” And the old saying “there is more than one way to skin a cat” might apply here too.
This is a huge development that will shape the future of Chinatown for decades, so yes, it is important to get it right. But right for whom!
While some in the community will lament the loss of their surface parking lot, the reality is the best thing that can happen for Chinatown is the parking lot gets developed. Surely, the addition of a 150-room hotel, 500+ new homes and 20+ new retail/restaurant spaces will add much needed vitality our struggling Chinatown. And hopefully, spur on other property owners and shop keepers to up their game.
That’s my opinion after chatting with both sides. And it hasn’t changed from when I first wrote about this proposal back in July 2016 in my Calgary Herald column.
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