Calgary's Municipal Development Plan: A Herculean Task!

Calgary has to do something to stop urban sprawl.  We have to find a way to encourage more Calgarians to live in communities that already exist, rather then continue our rather relentless suburban march outward to Okotoks, Strathmore, Airdre and Cochrane.   

To meet the MDP’s target of 50% of Calgary’s population growth in developed areas, means the City and developers have to approve and build about 150 projects this size each year from now until 2069.

To meet the MDP’s target of 50% of Calgary’s population growth in developed areas, means the City and developers have to approve and build about 150 projects this size each year from now until 2069.

The City’s economists estimate that from 2009 to 2069, Calgary will add 1.3 million people. That's a doubling. So where will we put everyone?

Calgary’s Municipal Development Plan (MDP) has set a very ambitious target that 50% of all population growth from 2009 until 2069 will be in older established communities called the Developed Area. 

It is the blueprint for Calgary’s future.

Yikes, that means adding 650,000 to our existing neighbourhoods - if we achieve the 1.3 million population increase.

A noble goal.

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Herculean Task

But in reality, it'll be very difficult, if not impossible to convince Calgarians to move into inner-city communities for various reasons.

To accommodate 650,000 new people via infill, new build, rebuild and other projects in our established communities, we'd need to add about 10,000 people to those communities per year. That is like adding one East Village every year, for the next 50 years somewhere in our City Centre or the older suburbs.  

When you understand how the differential death/birth rates, demographics, household sizes, land assembly and approval times, all significantly favour population growth in suburbs you being to appreciate the City has set itself a Herculean task!

We all have skin in this game. The MDP is our roadmap for shaping the kind of city we want to live in. It affects roads and transit planning and residential property taxes.

It impacts our collective carbon and economic footprint.

It's a plan we need to understand in detail as it will mean many of us will have to change the way we live!

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To meet the MDP targets will mean more high-rises at strategic sites in many inner-city communities.

To meet the MDP targets will mean more high-rises at strategic sites in many inner-city communities.

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Note since 2012 the cumulative growth in developed areas has grown to 25% which is encouraging.

Note since 2012 the cumulative growth in developed areas has grown to 25% which is encouraging.

EASIER SAID THAN DONE

Calgary's MDP was adopted back in 2009.  

That was a time of a different reality for our city - pre downturn - but still, it's the vision we are using as we move forward.  

The City’s mid-term target is for 33% of all of Calgary’s population growth between 2009 and 2039, to be in established communities and 50% by 2069. 

To give you an idea of the radical change this would be, from 2006-2016, about 91% of Calgary's growth was in suburbs, and only 9% or so was in developed communities. 

Link: MDP Monitoring Report

To go from 9% population growth in the Developed Areas to 50% is going to mean a paradigm shift in how the City, developers and Calgarians live. The City would need to devote considerably more time and tax dollars to making the inner-city communities a more attractive and affordable place to “live, work and play” than it has ever done before.  

This will mean new mid-rise condos along major transit routes and the conversion of old shopping centre, church and school sites into mixed-use, multi-building developments in every inner-city community. 

Think Stadium Shopping Centre, Kensington Legion or Westbrook Village on the old Ernest Manning High School site happening in almost every inner-city community.

This will mean huge investments in things like inner-city Bus Rapid Transit, bike lanes, public spaces, park and recreational facility upgrades. It will also mean finding land, conducting complex public engagement and approvals and completing infrastructure upgrades to build 250,000+ new homes – singles, duplexes, row housing and low, mid and high-rise buildings in every established community.

How this will happen and can this mega makeover happen is complicated. There are a bunch of numbers and indicators that really question if the city has created a target that is impossible to achieve. 

T he MDP encourages increased density along major transit routes throughout the inner-city.

The MDP encourages increased density along major transit routes throughout the inner-city.

Demographics matter

Back to that 9% number and how our growth has always been and still is mostly in suburbs. Right now, despite thousands of new infill homes, multifamily builds, and hundreds of new condo buildings, developed neighbourhoods account for a very small bit of Calgary's growth.

How's this possible?  Get ready for some math.

It probably shouldn’t surprise anyone, but the older suburbs are where the older Calgarians live. A quick check of the City of Calgary’s community profiles showed that in Lake Bonavista 22% of the population is over 65, Acadia 17%, Silver Springs 17% and Lakeview 20%. Whereas new communities like Aspen Woods, Bridlewood, Evanston and Auburn Bay have 5% of less of their population over 65. 

So, you'll find more grey hair, like mine, in the middle ring suburbs (communities built between 1950 - 2000).  

On average the City of Calgary forecasts about 7,500 deaths each year, unfortunately the City doesn’t track deaths by community. However, it is fair to say that significantly more deaths occur in the developed areas than the developing one. 

Similarly, there is a significant difference in the birth rates in Calgary’s established communities vs new ones. Again the City doesn’t track how Calgary’s annual 17,000 births are distributed throughout the city. But a review of the City’s community profiles shows there are significantly more young children in the new communities at the edge of the city than there are in older communities.  

In addition, established communities are more likely to have older teens and young adults who will be moving out of the house, which will further decreased their population over the next 25+ years.  

Simply put, the older suburbs don’t stand chance against the new suburbs when it comes to their population growth vs new suburbs given their low birth and high death rates.


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This is not a fair fight!

The City admits this is an issue.  

Their Municipal Development Plan / Calgary Transportation Plan 2018 Monitoring Progress Report states, “to meet the 33 per cent growth share of the Developed Area for the 2006-2039 period, approximately 47 percent of the growth will need to be captured annually in the Developed Areas over the next 20 years. 

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LAND, LAND AND MORE LAND. 

Then there's this.... most land in established communities is, by definition, developed – already built on.  So, how does the City expect developers to go about amassing sufficient land in these areas to build the 250,000 or so new homes that will be needed to accommodate the 650,000 more people the city expects to live there by 2069. 

The City and developers are going to face a hard time approving inner-city projects in established communities given the increasing complications of community engagement and infrastructure upgrades needed. 

But let's say we do build up, that also presents financial problems. 

To meet the MDP targets the City is going to have to work with developers to foster major residential development next to all inner-city LRT stations.   And the market demand will have to be there to ensure the developments are successful.

To meet the MDP targets the City is going to have to work with developers to foster major residential development next to all inner-city LRT stations. And the market demand will have to be there to ensure the developments are successful.

WHEN FREE ISN'T FREE

People often assume infill projects are free for the city, as they don’t need any new roads, transit, schools, police and fire stations etc. This is not true.   

More people create more pressure on old infrastructure. Which comes with a cost.

For example, the city is spending $44 million to replace aging on infrastructure upgrades along the 17th Avenue SW to make it more attractive for future business and residential development. In Forest Lawn, to accommodate future development the City is investing $96 million in BRT to connect the communities along International Avenue (17th Ave SE) to the City Centre, as well as create a more pedestrian friendly experience. 

And then is East Village, where the City has invested mega millions in new infrastructure, a well as new library, museum, public art, community garden, dog park and redevelopment of St. Patrick’s Island Park.  

If we are going to accommodate up to 650,000 more people living in inner-city communities they are going to want more amenities equivalent the new suburbs – iconic recreation centres. Smacking down 10 thousand new people next to an older smaller library, or with a less developed park or community centre, is going to increase demands for better 'stuff'. 

But even if there is a commitment to redeveloping older neighbourhoods, and we come up with the money, it is the 'cost' of the actual 'house' itself, which will make the target of up to 650,000 more people in established communities difficult.

AFFORDABILITY

Most Calgarians today simply can’t afford the cost of homes in established communities.  

Think of it this way. In the 'burbs' a modern single family home can, lock stock and barrel, easily cost $500,000. In developed communities, especially the inner city a lot, just the lot, can cost $500,000. 

Yes, we could try to focus on condos replacing single family homes in redeveloping older neighbourhoods, but the cost of a condo can be twice as much in the City Center vs. one in the suburbs, especially if you are looking at a concrete building with underground parking.  

And it is going to take a huge shift in thinking to get Calgary families to adopt condo living as their preferred way of living.

Until the City and developers can find a way to build more affordable high-density infill housing, Calgarians will continue to gravitate to living in the city’s new suburbs or even in edge cities like Airdrie and Cochrane.

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Progress Is Being Made 

More and more niche infill developers are building small row housing projects or small condo complexes to replace two or three small mid-century homes in inner-city communities as a means of providing more affordable housing in established neighbourhoods.   

We are heading in the right direction. 

Many of our inner-city communities are bustling with new infill projects and the City Centre is full of cranes building new highrise residential towers.  In fact, the 2018 census showed a significant increase the population of the City Centre and the inner-city communities around it. 

However, there was a decline in the older suburbs between the inner-city ring and the new suburbs that offset most of the growth near the city centre. 

The evolution of the mid to late 20thcentury communities from almost exclusively single-family residential neighbourhoods to a mix of housing types will take more than two generations i.e. 60 years.  

Communities like West Hillhurst, Bridgeland and Altadore have been experiencing infill development for over 30 years and only recently have their populations begun to grow beyond what they were in the 60s.   

We have a long, long way to go, and a lot to think about, and a plan that needs to be more realistic to early be helpful. 

This map illustrates population change in Calgary’s 200+ neighbourhoods. The greener the better - pun intended. The grey and yellow neighbourhoods are the ones that are going to be difficult to redevelop - but not impossible.

This map illustrates population change in Calgary’s 200+ neighbourhoods. The greener the better - pun intended. The grey and yellow neighbourhoods are the ones that are going to be difficult to redevelop - but not impossible.

Linking Vision With Reality

Rhetoric or aspirational thinking that is not based in reality is a dangerous thing. While it can inspire, inform, encourage and energize people, it can also have the opposite effect. Rhetoric (which there is no shortage in our culture), that falls flat time and again, will jade the community and ultimate lose its power to motivate change.  

We must be careful of not setting impossible targets in the name of 'doing something' about sprawl, environmentalism, and economic development. 

The intent of the MDP is good, there are lots of good ideas and policies but the targets need to be achievable.  

We need to rethink the target of 33% of all Calgary’s population growth between 2009 and 2039, to be in established communities and 50% by 2069.   

A better target would be to achieve continuous improvement from the 90/10 new vs. old community split with perhaps getting to a 50/50 split by the year 2069.  

Or perhaps to establish different goals for the City Centre and older inner-city communities vs. the mid to late 20th century and early 21st century communities recognizing each have their own inherent opportunities for and barriers to diversification and densification.  


Calgary is not alone in struggling to get more people to live in the inner-city vs. outer suburbs.

Calgary is not alone in struggling to get more people to live in the inner-city vs. outer suburbs.

Last Word

Good plans are not static, they adapting to new information, opportunities and realities as they become apparent. In a discussion with the City staff, I learned the City is indeed planning a review and updating of both the Municipal Development Plan and Calgary Transportation Plan early in 2019.  

And YES there will be an opportunity for community engagement. So, put on your thinking caps and let the City know how we can realistically better manage our City’s growth to slow down urban sprawl. 

Let’s work together to make our city better….

Note: An edited version of this blog was published by CBC Calgary as part of its Road Ahead feature. Link: Can Calgary really cram 650,000 more people into existing communities?

If you like this blog, you will like these links:

Is Calgary ready for real urban living?

80% of Calgarians must live in the ‘burbs

Urban living is in its infancy in Calgary


Urban Sprawl: Who wants to live way out here?

I really do need to get out more. Specifically, to the edges of the city, to see what is happening in Calgary’s new frontier.  Recently, I was reminded of this when driving some buddies (inner-city boys) out for a round at Canals of Delacour golf course, which meant we had to drive past the airport.  Who does that?

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Our immediate reaction as we passed the airport was to marvel at all of the development happening east of the airport.  After a bit of chatter, one buddy said “Who would want to live out here?” My response, “That is exactly what people said when Lakeview, Lake Bonavista and Dalhousie were built at the edge of the city 40+ years ago.”

He smiled and sheepishly admitted that when he moved to Charleswood in the early ‘60s, it too was treeless, there was no University of Calgary, no Brentwood Mall or LRT station and indeed, people asked him “Why do you want to live so far out?”  The other buddy agreed that it was the same for him when he moved to Calgary 40+ years ago and chose to live in Beddington before moving to the inner-city. 

When I pointed out people living in these new northeast communities have easy access to Stoney Trail, the airport, CrossIron Mills (shopping and cinema), Lowe’s Home Improvement and the New Horizon shopping centre opening this summer – and of course, Costco.  

I then hit them with buddy’s motto “If Costco doesn’t have it, I don’t need it,” which resulted in agreement all around.  I also reminded them that with the popularity of online shopping for groceries, clothing, electronics and other everyday needs, having stores nearby isn’t as important as it once was.

Both admitted living out here might not be that bad after all and that getting a bigger home by living further from downtown was one of the reasons they chose to live on the edge of the city when they moved to Calgary and had young families. One even said, “who needs to live near downtown.  I never go there anyway.” Ouch!

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Not your parent’s suburbs

However, what is different about these new suburbs, compared with those 40 or 50 years ago is they are not a sea of single-family homes on huge lots, but a diversity of housing options including, single-family homes, duplexes, row houses and mid-rise condos (4 to 6 storeys high). 

Two days later, when heading out to play another round at Canal at Delacour, (yes, I love the course) I decided to leave early to explore these new communities and see for myself what was happening. 

I was gobsmacked by Truman’s Orchard Sky project with its cluster of seven condo buildings totalling 423 new homes within walking distance of a school, park and pathway in the new community called Skyview Ranch.  I also saw what looked to be a large, 6 storey wood frame residential building nearby, as well as other four-story residential buildings along the main corridor.  While it might not be the Beltline or East Village, it is certainly not the low-density suburbs of the mid to late 20th century. 

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Name Game

It can all get a bit confusing when you read the marketing information and learn there is a new community in the northeast called Savanna that is actually in the community of Saddle Ridge.  Or, when there is both a Cornerstone and Cornerbrook community in the northeast. I think one might be within the boundaries of the other, but it wasn’t clear.  As if the naming of the streets wasn’t confusing enough with all of the street names looking the same, now the community names also overlap.   

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Last Word

It is not only at the northeast edge that Calgary’s condo invasion is happening. It is also in the southwest, southeast, west side and directly north up Centre Street.  A quick check with the City of Calgary and there are currently 23 condo construction sites in new communities creating 2,693 new homes for Calgarians. 

Condo living is not only just starter home for young Calgarians in the suburbs. It is a lifestyle option for people of all ages and backgrounds in in the 21st century.

Note: An edited version of this blog was published in the July 2018 edition of Condo Living Magazine. 

If you like this blog, you will like these links:

80% of Calgarians must live in the suburbs!

Everyday Tourist's Road Trip to the 'burbs!

Not Your Parent's Suburbs!

Do Homeowner/Resident Associations create two-tiered communities?

Are you confused by what the difference is between a Home Owners’ Association, Resident’s Association or a Community Association?  You aren’t alone.

Arbour Lake, Calgary

Arbour Lake, Calgary

In Calgary we use the term HOA (Home Owners’ Association) and RA (Residents’ Association) almost interchangeably as both maintain green spaces and amenities established by a developer, have a volunteer board of directors and operate under the registered by-laws of a non-profit organization.

Often in Calgary we identify HOA for non-profits that mange the beautification of pathways and entrances in communities, while RAs manage a community "building" or "feature" amenity (i.e. lake or water park).

The board of each HOA/RAs sets the fees annually.  The fees can range from as little as $50 to about $880 (lake community) per year. These fees are mandatory so 100% of the homeowners have to participate or legal action is taken against non-compliant homeowners.  Homeowners who fail to pay their HOA/RAs fees can be sued.  Some also charge credit card rate interest fees (18%+) putting a homeowner experiencing hard times in a very difficult position.

Interestingly, there is no master list of how many RAs or HOAs there are in Calgary.  Nobody seems to know what the first one even was, but the best guess is Lake Bonavista in 1967.

Community Associations (CAs) differ from HOA/RAs in that they have no mandatory fees or membership.  They may or may not operate a building, but they do manage various year-round community activities and programs. They too have a volunteer Board of Directors and most of their activities are managed by volunteers.  There are over 200 Community Associations in Calgary, with the Federation of Calgary Communities (FCC) providing support.

I checked with Leslie Evans, Executive Director of the FCC to get more insights on how HOAs, RAs and CAs work - or don’t work - in Calgary.

Yoga on the Lake? Lake Bonavista, Calgary (photo credit: carpediem.cd)

Yoga on the Lake? Lake Bonavista, Calgary (photo credit: carpediem.cd)

Q: Does an HOA create a two-tiered community system in Calgary?  

A: It depends! Sometimes the developer creates an HOA for a specific piece of land, while others might create an HOA/RA for an entire community they are building, whose boundaries might or might not align with the City’s community association boundary.  This causes confusion and can result in frustrations between HOA/RA and CAs.

When the relationship between the HOA/RA and CA is good, you have the best of both worlds. The HOA/RA's amenities combined with the CA's ability to provide social, recreational and educational activities creates a vibrant community.

However, the relationship is sometimes strained, or can vary year-to-year with changing board volunteers on both side.  It is most often strained because the HOA/RA is a "have organization" with funds and an amenity while the CA is often perceived as a "have not organization" with only a volunteer membership.  So, yes sometimes HOAs/RAs can create a two-tiered community.  

For example, in Tuscany, the developer for Tuscarora (a small sub-section of Tuscany) did not wish to contribute to the Tuscany HOA/RA so the homeowners of Tuscarora were not allowed access to the Tuscany community building or waterpark.  However, new home buyers didn’t realize this and it became a huge source of controversy. So, Tuscany’s HOA/RA board decided if Tuscarora residents wanted to belong they could, however, they would have to pay a premium fee and have (at their expense) a caveat added to their land title forever committing that home to be a member of the Tuscany HOA/RA.  This definitely creates a “have” and “have not” situation.

Q: How are renters affected by HOA/RAs?

A: When renters rent in HOA/RA communities they may or may not have access to the HOA amenities.  Some have policies that restrict use to the "homeowner." Some "homeowners" don't provide their key to the renter so they have no access to community amenities that their neighbours have.  HOAs, in many ways, are private homeowner clubs.

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Q: What are the good things about an HOA/RA? 

A: HOA/RA amenities are in place when residents "buy" so the water park, lake or hall can be enjoyed as soon as they move in. HOAs are financially sustainable assuming the board manages it well, as have a steady source of revenue to carry out the mandate.

On the other hand, Community Association buildings often take decades to build because residents have to fundraise for the building, negotiate land from the City and struggle to operate the building with no mandatory fees.

HOA/RAs are usually heavily supported by the developer until build out – allowing time for volunteer boards to learn what their role is.  In addition, the funds usually cover a paid staff person or two which really adds continuity to the organization.  

As well, HOA/RA’s amenities are built on private land; this means there is still another 10% of the development allocated to parks, schools and a CA site within the community.  

HOA amenities are not "gifts" from the developer. Rather, they are mortgaged amenities to the HOA homeowners i.e. homeowners pay for the entire development, maintenance and life cycle of these amenities through the annual fee system. 

Q: What are the not-so-good things about an HOA/RAs? 

A: They are confusing.  Multiple HOA/RAs within the same CA causes mass confusion. Developers don't always work together especially when multiple landowners develop the land side-by-side. 

For example, in West Springs/Cougar Ridge, there is one CA with but more than 25 HOAs.  There are 25 boards all trying to enhance the entranceways and green spaces, which is an incredible waste of volunteer time that takes away from other possible community building activities. 

The volunteers are also potentially paying more for maintenance contracts because they are contracting small jobs without collaborating together.  What is worse is the CA has no idea how to contact them to try to collaborate on community building activities.  That’s because there is no HOA/RA registry.  Lawyers doing individual homeowner title transfers but do not know who to call.  They often call the Federation of Calgary Communities because they think we can help, but we can’t.  Some lawyers and real estate agents don’t even know the difference between a CA and HOA/RA.

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Q: Do all new communities have HOA fees?

A: This is definitely the trend, but not all new communities have HOA fees. It is the developer’s decision.  The City likes HOAs because they don’t have to maintain the green spaces and entranceways.

Last Word

Jason Palacsko, VP of Calgary Communities for Brookfield Residential, one of North America’s largest home builders, agrees with Evans that while HOA/RA can be confusing, they are important in fostering a sense of community and thus why all of Brookfield’s new communities in Calgary have a HOA/RA.  He strongly feels “HOA/RAs create places where people play, connect and experience belonging which is important in a world where people are feeling increasingly isolated.”

So, there you have it.  I hope this clears up the confusion.

Note: An edited version of this blog was published in the Calgary Herald's on June 16, 2018.

If you like this blog, you will like these links: 

Community Associations & Urban Development

Not All Community Associations Are Created Equa

Urban Living: Importance of BIAs

Calgary: At The Forefront Of North America's Urban Densification Revolution?

For 50+ years Calgarians have watched numerous master-planned communities get built at the city’s edge. Only recently, have we begun seeing them pop up our inner-city neighbourhoods

The Bridges is master-planned community created a new heart for Bridgeland/Riverside one of Calgary's oldest communities.  It has become a haven for young families with its access to major parks, schools, downtown and its own main street.

The Bridges is master-planned community created a new heart for Bridgeland/Riverside one of Calgary's oldest communities.  It has become a haven for young families with its access to major parks, schools, downtown and its own main street.

First there was The Bridges on the old General Hospital site in Bridgeland/Riverside in 2005, followed by the development of East Village, where its first condo was completed in 2015. Both projects were City of Calgary-led initiatives and both are in the City Centre.

The N3 condo in East Village built with not parking sold out in a weekend.  It is part of the mega makeover of East Village that will become home for 12,000 people by 2025.

The N3 condo in East Village built with not parking sold out in a weekend.  It is part of the mega makeover of East Village that will become home for 12,000 people by 2025.

Today, there are three master-planned, urban villages (low, mid and high rise condos) reshaping Calgary’s older suburbs – Currie by Canada Lands Corporation (CLC) on the old Canadian Forces Base: University District by West Campus Development Trust on vacant University of Calgary lands; and West District by Truman Homes on the western edge of the city ,in the community of Wentworth.

What is a master-planned urban village?

It is a community with a comprehensive land use plan that focuses on predominately mixed-use, multi-family buildings with significant office, retail, restaurant, recreational and other uses where most of the residents’ everyday needs are within walking distance.  They also offer accessibility to enhanced transit, bike lanes, multi-use pathways and a central park. Urban villages are often part of, or next to, a major employment centre allowing residents to walk, cycle or take transit to work.

Currie

Currie, a 400-acre mega infill project that includes Garrison Woods and Garrison Green, will transform the historic Canada Forces Base that straddled Crowchild Trail at Richard Road/Flanders Avenue into a city within a city.

Currie’s 15 mews (i.e. side yards between buildings won’t be dead space but activated with small cafes, shops and bistros) when added to the street retail, restaurants and urban grocery store, will make Currie’s town center a pedestrians’ paradise.  Currie will also offer the most diverse housing types of any new Calgary urban village, from estate homes to high-rise residential towers, from townhomes to mid-rise condos, all within walking distance to 23 acres of parks and plazas

Currie is within walking distance to Mount Royal University and Lincoln Park Business campus. Ultimately, the SW BRT and several existing bus routes will provide residents with several transit options. Cyclists will enjoy the Quesnay Wood Drive dedicated cycle lanes.  

A strategic partnership between CLC and Embassy Bosa will see the later build approximately 2,500 condo homes and the majority of Currie’s retail in 2019.

Currie received the Charter Award for Neighbourhood, District and Corridor by the Chicago-based Congress of New Urbanism for its application of new urbanism principles.

Artist's rendering of one of the 15 mews that will make Currie a pedestrian paradise. 

Artist's rendering of one of the 15 mews that will make Currie a pedestrian paradise. 

Artist's rendering of Currie's Main Street.  

Artist's rendering of Currie's Main Street.  

University District

University District (UD) is a new inner-city community surrounding the Alberta Children’s Hospital.  Unlike other master-planned communities where the land is sold to developers who then build the homes, UD land will be developed based on a 99-year prepaid land lease, based on the successful UBC Properties Trust  model in Vancouver.

UD’s townhomes and mid-rise residential buildings, will be designed to appeal to families, seniors, young professionals and empty nesters.  Already under construction are townhomes by Brookfield (Ivy) and Truman (Noble). Construction begins later this year on Truman’s Maple condo for independent seniors’ living and Brenda Strafford Foundation’s Cambridge Manor, an assisted living and long-term care facility. As well, Avi Urban launched its August condo project in March. Just over 1,000 residential units will be under construction by fall of 2018, with the first residents moving in beginning late 2018.

Also under construction is Gracorp’s Rhapsody, a six-storey mixed-use building with a Save-On-Foods grocery store on the main level and residential above. Rhapsody will anchor the nine-block main street designed to create a “Kensington-like” pedestrian experience.

University District will become the heart and soul of Calgary’s second largest employment hub that includes University of Calgary, Foothills Medical Centre, Alberta Children’s’ Hospital, Market Mall and University Research Park.

UD is a LEED ND Platinum certified community, the first in Alberta and the largest in Canada. 

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West District

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While Currie and University District have government affiliations, West District is a legacy project for Truman Homes a private Calgary developer.  The inspiration for West District was the human-scale, walkable neighbourhoods of Portland’s Pearl District and Vancouver’s False Creek.

West District will be a mid-rise community with a diversity of mixed-use residential and commercial buildings from 6 to 9 storeys (aka human scale.)  Led by Calgary’s CivicWorks Planning + Design, it will be a model for “smarter growth” showcasing how walkable, dense and diverse communities can be achieved without high rises.

The 7-block long main street, will not only integrate shops, bistros and cafes, with office, financial, recreation and medical hubs, but also enhanced sidewalks and a dedicated bike lane to maximize pedestrian and cycling accessibility.

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Central Park, its 8-acre public space will include a 500-seat amphitheater, skate park, skating rink, spray park, basketball court, playground, dog park and a large amenity/event building will be a year-round, all ages urban playground.

West District won Calgary’s 2015 Mayor’s Urban Design Award for City Edge Development. 

West District's Central Park also features a major water feature. 

West District's Central Park also features a major water feature. 

West District's skate park and basketball courts is part of Central Park.

West District's skate park and basketball courts is part of Central Park.

Model of West District "main street" with retail at ground level and separate cycling lanes in the West District sales centre. 

Model of West District "main street" with retail at ground level and separate cycling lanes in the West District sales centre. 

Last Word

The biggest challenge facing North American cities today is how to reshape their older residential dominated, auto-centric suburbs into mixed-use, multi-modal (driving, transit, cycling and walking) 21st century communities.  

In November 2017, I blogged about why I think Calgary is the infill capital of North America when it comes to inner-city single-family, duplex and row housing.

Link: Infill Capital of North America: Calgary vs Nashville

Currie, University District, West District and their two forerunners - East Village and The Bridges, as well as projects like Quarry Park, SETON, Medicine Hill and Greenwich - put Calgary at the forefront of North America’s current urban densification revolution.

SETON by Brookfield Residential is a mega new 300-acre urban centre under construction at the southeast edge of Calgary.  It will include 1.5M sf of office space, 1M sf of retail, 6,000 to 7,000 new home (towns and condos), South Health Campus, high school and largest YMCA in the world.

SETON by Brookfield Residential is a mega new 300-acre urban centre under construction at the southeast edge of Calgary.  It will include 1.5M sf of office space, 1M sf of retail, 6,000 to 7,000 new home (towns and condos), South Health Campus, high school and largest YMCA in the world.

Trinity Hills at Canada Olympic Park by Trinity includes 670,000sf retail, 125,000sf office and 2,355 homes (towns and condos) is currently under construction.

Trinity Hills at Canada Olympic Park by Trinity includes 670,000sf retail, 125,000sf office and 2,355 homes (towns and condos) is currently under construction.

Greenwich by Melcor is under construction across the street from Medicine Hill. It includes 200,000sf office, 120,000sf of retail and 1,200 townhomes and low-rise condos. 

Greenwich by Melcor is under construction across the street from Medicine Hill. It includes 200,000sf office, 120,000sf of retail and 1,200 townhomes and low-rise condos. 

Note: An edited version of this blog was published in the Calgary Herald's May 2018 edition of Condo Xtra. 

If you like this blog, you will like these links:

Currie: Calgary's newest historic district

West District: A model mid-rise community!

University District: My final resting place?

 

 

Delacour: Ghost Town turns Golf Town?

I bet many Calgarians and tourists have whizzed by the Delacour corner at the intersection of secondary Highways #564 and #791 and wondered if the frontier-looking, well-aged tiny wooden General Store building is really still open as the sign says. Or what’s with the Girl Guide building. I know I have. 

The turnoff to the Delacour Store is well signed, but I have no idea what is the history of Broadway Avenue sign. 

The turnoff to the Delacour Store is well signed, but I have no idea what is the history of Broadway Avenue sign. 

For the past 10+ years, I have played a couple of rounds at the Canal at Delacour golf course across the street from the General Store/Girl Guide site, but have ever gone in. Until this year.

I decided recently to leave a bit early for my tee time and check it out. I am happy to report, “Yes, the Delacour General Store is still open” and as you would expect it offers a little of everything. And ”yes,” the Girl Guide building is still used for meetings and a few other functions each year. 

Upon entering the General Store, I was greeted enthusiastically by the new owners and given a little history and tour of the building.  I was then encouraged to wander the site which was a unique walk back in time.  Indeed, it was as if time has stood still on this site.  The old baseball backstop had me hearing kids screaming with joy as they played ball a hundred years ago. I wish I had brought a bat and ball. I also wondered how long will still be here.

Yep, the store looks like something out of a Hollywood western movie from the '50s. 

Yep, the store looks like something out of a Hollywood western movie from the '50s. 

The porch has these lovely tables for anyone wanting to sit and have a coffee or perhaps a Coke and sandwich and enjoy the big prairie sky. 

The porch has these lovely tables for anyone wanting to sit and have a coffee or perhaps a Coke and sandwich and enjoy the big prairie sky. 

The inside is bright and cheerful.  This area use to the post office space. 

The inside is bright and cheerful.  This area use to the post office space. 

Recent renovations converted the living quarters at the back into store space. 

Recent renovations converted the living quarters at the back into store space. 

You can get the staples - milk, eggs, meat, juice and pop. 

You can get the staples - milk, eggs, meat, juice and pop. 

Delacour’s History

The Delacour was named after the foreman of the Grand Trunk Pacific Railway construction crew. It was originally believed Delacour was a French name meaning “of the heart,” however; recently this has come into question as Mr. DeLacour was from Denmark.

The line became part of the Canadian National Railway in 1914, the same year Delacour was incorporated as a hamlet. The first passenger train went through on February 28, 1914, the same year a small store was established in the community. Yes, the same General Store that is still there today. The store also became the local post office in 1915.

As the railway moved west, Delacour was built around one of many prairie grain elevators connecting the agricultural community to the railroad. At the same time a canal was built to allowed agriculture to thrive.  

Though the grain elevator has long since been demolished, an active community is still centred around the Delacour Community Hal in the hamlet of Delacour. The Community Club was incorporated by early residents in 1928, followed by the Agricultural Society - both are still thriving today.

The Girl Guide House is still in good shape and used today. 

The Girl Guide House is still in good shape and used today. 

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The old baseball diamond looks like it hasn't been used in many many years. 

The old baseball diamond looks like it hasn't been used in many many years. 

Delacour’s Future

Today, Delacour has a few old homes as well as some large acreage homes located along the railway tracks and a community center just down the road from the General Store.  However, plans to sell residential lots on the golf course could be the catalyst to convert what looks like a ghost town (to the casual observer) into a thriving golf town. 

The Canal at Delacour, which officially opened for play in 2005, is one of Alberta’s premier championship golf courses. This link style course is one of the first to open in the spring and last to close in the fall.  The greens are fast and challenging and the course is always in good shape.  It offers perhaps the best golf for the money in southern Alberta. 

With Delacour’s easy access to the Calgary International Airport, Stoney Trail and CrossIron Mills Mall, Costco, Walmart and Lowe’s Home Improvement, as well as the Horizon Mall set to open this summer, it could easily become a mecca for Southern Alberta retirees. 

The Canal at Delacour Golf Course is perhaps the best links golf course in Western Canada and one of the top courses in Alberta.  

The Canal at Delacour Golf Course is perhaps the best links golf course in Western Canada and one of the top courses in Alberta.  

Concept plans for the proposed Fairways at Delacour residential development. 

Concept plans for the proposed Fairways at Delacour residential development. 

Last Word

Next time you are out and about (on foot, on bike or in a vehicle) and think “we should stop and check out this out,” don’t just think about it, DO IT! You will be glad you did. 

You gotta like the Hurst gear shifter that has been converted into a door handle for the store.   

You gotta like the Hurst gear shifter that has been converted into a door handle for the store.  

On-It: Calgary Regional Partnership's Legacy

When I first heard (October 2016) that the Calgary Regional Partnership (CRP) had negotiated an agreement with SOUTHLAND Transportation Ltd and several communities south of Calgary to pilot a commuter transit service, I immediately thought, “wow this is forward thinking.” 

As a member of the advisory board for the Richard Parker Professorship in Metropolitan Growth and Change, I am keenly aware of the importance of regional transit as part of any long-term strategic tourism and economic development initiatives.  Colleen Shepherd, the CRP’s Executive Director also sits on the advisory board and we have had numerous discussions about CRP’s leadership role in managing the growth of the Calgary region from a  different perspectives.

With much fanfare Colleen Shepherd (brown jacket) and others launched On-It Regional Transit in October 2016. 

With much fanfare Colleen Shepherd (brown jacket) and others launched On-It Regional Transit in October 2016. 

Love Pilot Projects

I am a big fan of pilot projects vs. the “paralysis of analysis” that often happens in the public sector.  You can do numerous market studies, look at “best practices” in other cities and survey the public about what they want (or rather what they think they want) but eventually you have to test your vision in the real world. 

To me, On-It’s two-year pilot was an appropriate timeframe to understand the demand, make adjustments, re-test the market and then make a decision regarding the current demand for a niche transit service for our region’s southern communities.

I was also pleased Southland Transportation was part of the On-It partnership, as they would bring a different “value for money” perspective to the pilot from the municipalities.  

I also thought the CPR was wise to launch On-It with a comprehensive website, an on-line ticketing reservation system and luxury coaches giving the pilot every opportunity to succeed. 

But wait, the CRP wasn’t done yet.

Their entrepreneurial and opportunistic spirit resulted in them teaming up with Parks Canada, and the towns of Banff, Canmore and Cochrane to offer a Calgary/Banff weekend transit service last summer.   

The Calgary/Banff service turned out to be wildly successful (in part due to Canada 150’s free park admission) with sold out buses starting in the second week of operation and by the end of the summer several buses were sold out each day.

Ettore Iannacito, Regional Transit Program Manager, Calgary Regional Partnership was the master-mind behind On-It.

Ettore Iannacito, Regional Transit Program Manager, Calgary Regional Partnership was the master-mind behind On-It.

Private Sector now in the driver’s seat

I was not surprised to learn the voluntary Calgary Regional Partnership made up of 11 municipalities in the Calgary region is winding down its operations, as it has been known for a while, that the Provincial Government was creating something called the Calgary Metropolitan Region Board (CMRB). What we didn’t know was what its mandate would be. 

Turns out the CMRB will take on most - but not all - of the CRP’s roles and responsibilities for growth management in the Calgary region.

One of the responsibilities the new CMRB isn’t mandated to take on is regional transit.  Rather than let the On-It pilot and all of taxpayers investments just disappear, Shepherd worked with her Board and the SOUTHLAND Transportation executives, to transition ownership of the On-It brand, operations, research and collateral materials to SOUTHLAND Transportation Ltd.

SOUTHLAND has agreed to:

  • Merge the On-It south leg pilot into its own commuter service which will lead to some minor modifications.
  • Negotiate with Parks Canada, Banff and Canmore to operate a Calgary/Banff service again this summer and perhaps even expand it to other months. (If I were a betting man, my money would be on YES there will be Calgary/Banff weekend bus this summer.)
  • Evaluate with Strathmore and Chestermere Council's the option to pilot a commuter service for those two communities.

In addition, SOUTHLAND will also be rebranding its direct to downtown Calgary service from Cochrane and Okotoks with the On-It brand and look for ways to merge all of its commuter services into a bigger and better integrated transit system for the Calgary Region.

People all ages and backgrounds used On-It to get to Banff in the summer of 2017.  

People all ages and backgrounds used On-It to get to Banff in the summer of 2017.  

Does Calgary need regional transit?

Calgary is unique in that it doesn’t have large satellite cities. In Calgary, 89% of the region’s 1.4 million people live within the City of Calgary.  The City of Vancouver represents only 26% of its regional population, City of Toronto 51% and the cities of Edmonton and Ottawa come in at 71% each.

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The Calgary region has been the fastest growing metropolitan area in Canada for many years.

However, since 2011 Cochrane has had a population increased of 47% since 2011, Airdrie, 42% and Chestermere 34% means some of our satellite cities are growing significantly faster than the City of Calgary’s 13%.

The need for regional growth management is increasing every year, so now is the perfect time to be developing innovative projects like On-It.

In some way Calgary’s LRT system functions like a regional transit system bringing people into the city from suburban communities which would be independent cities in many metropolitan areas. 

It should be noted that both of the On-It pilot programs were integrated with Calgary Transit. The south pilot’s terminus in Calgary was the Somerset-Bridlewood LRT station so passengers could access both the LRT and connecting buses. Similarly the Calgary/Banff service linked into Calgary’s LRT system at both the Crowfoot and Somerset-Bridlewood stations.

Having a regional transit system is critical to the recruitment of major corporation to locate in Calgary.  Amazon’s HQ2 bid document specifically requested detailed information on the applicant’s regional transit system as they recognized their employees would want a diversity of living options from urban to suburban, from small town to rural.

Creating a regional transit system is about enhancing the quality of life for everyone living in the Calgary region.  At 626,000 people Calgary was an early adopter of LRT, why not regional transit at 1.4 million.   

Mike was just one of the thousands of happy users who tweet out about how great it was to have weekend transit service to Banff and Canmore from Calgary.  

Mike was just one of the thousands of happy users who tweet out about how great it was to have weekend transit service to Banff and Canmore from Calgary.  

Last Word

While I am sad to learn the Calgary Regional Partnership will be no more, I can’t think of a more appropriate legacy for the 13-year voluntary partnership than the continuation of the “0n-It” brand as a memory of their forward thinking.

It will also be interesting to see how SOUTHLAND Transportation capitalizes on this opportunity to expand its role as a transportation leader in the Calgary Region.

It would be amazing if the private sector, rather than government were to successfully manage the next phase in development of a regional transit system for Calgary. 

If you like this blog, these links will interest you: 

Calgary/Banff Transit: It is about time!

Calgary Regional Transit: On-It Love In!

On-It Canada 150 Calgary/Banff Weekend Transit