Glenmore Landing: Calgary's Next Urban Village?
Big plans are in the works for the Glenmore Landing shopping centre at the corner of 14th Street and 90th Ave SW. I remember when it opened in 1985 as I was living nearby in Kelvin Grove (not sure who Kelvin is and never did find the grove). Glenmore Landing Safeway was my go-to grocery store with its then fruits and vegetables displayed in orchard-like bins, an in-store bakery, skylights and imitation wood floors all giving it a farmer’s market-like look and feel. And the then new J. Webb Wine Merchant was my go-to wine shop (at the time, it was one of only two private liquor stores in Calgary). In the early ‘90s Good Earth Coffeehouse opened its third location, which has become a popular spot for locals and weekend cyclers and runners along the pathways. Overall, Glenmore Landing had a bit of a European flair with its mostly independent boutiques and retailers.
I have always thought the site was underutilized given its proximity to the Glenmore Reservoir and Rocky Mountain vista. It could and should have incorporated several mixed-use, mid-rise buildings with retail at ground level and residential above. But back in the ‘80s, nobody in North America was thinking - mixed-use, higher density, walkable communities or 15-minute neighbourhoods.
Perfect Timing
I am happy to report RioCan, owners of the Glenmore Landing site, is working with the City and community to convert the site into a mini-urban village with a dramatic change in the mix of uses and the heights of the buildings. Their timing is perfect as the City has completed the Southwest BRT (Bus Rapid Transit) with a station on 14th Street SW at Glenmore Landing, making transit a viable option for some of the future Glenmore Landing residents.
It is an ideal residential site - the Glenmore Reservoir and pathway next door, the Paperny Family JJC recreation centre across the street and the Southland Leisure Centre not far away. It has great transit access via BRT to Rockyview Hospital, Mount Royal University and downtown - three major employment hubs.
This is exactly the kind of infill development City planners and Council envisioned when it approved the Municipal Development Plan in 2009 that called for 50% of all new homes to be built in existing communities from 2009 to 2069. The increase in property tax revenue from the added density is the dividend the City was hoping for when it designed the City’s new BRT routes.
Glenmore Landing Revisited
The current proposed concept will develop the periphery of the site in 3 phases. Two phases, both along 90th Ave SW, would each have two residential towers (number of floors yet to be determined) linked by two storeys of commercial space (retail, restaurant, professional services offices) at ground level and the second floor. Along 14th Street NW next to the BRT station, would be another phase consisting of two residential towers (number of floors to be determined) above two floors of commercial spaces (retail, residential, office) at ground level and second floor. The proposed interior of the site would continue to be anchored by a grocery store along with several smaller mixed-use buildings (residential, retail, commercial). There would be small park in the middle and a three-block long high street (think University District’s main street) with continuous pedestrian-oriented shops facing the sidewalk from the BRT station to the Reservoir.
In total, the new Glenmore Landing is proposed to have about 1,250 new homes and could accommodate approximately 2,500 people. The retail and commercial space would increase slightly from the current 147,000 square feet, but with a different configuration to create a new public space and enhance pedestrian activity.
Community Concerns
For some neighbours, the density being proposed is too much and will significantly increase traffic to and from an already congested site with limited access points. However, the new Ring Road with interchanges at Southland and 90th Avenues SW should take some of the traffic off 14th Avenue SW and its link to Glenmore Trail.
While the plan is still conceptual, some of the residential towers could be 20+ floors, but given the site is a long distance from any single-family homes there should be no shade issues. The creation of fewer and taller buildings will allow more light into the interior of the site, as well as more homes with a spectacular reservoir, mountain and downtown views.
Rendering of how the surface parking lot will be converted into roadways, sidewalks and green space. (photo credit: NORR)
BANANA
This blog was published in the Calgary Herald’s New Homes +Condos section on Oct 7, 2023 which resulted in a letter to the editor and online comments about the fact I didn’t mention that as part of the Glenmore Landing makeover the City of Calgary is selling to the developer a small green space between the BRT station and the existing retail centre. This is true, and normally I wouldn’t be in favour of developing green spaces or parks but I thought it was a no brainer that THIS space would be better utilized for housing given the entire Glenmore Reservoir parklands are just a 5-minute walk away. The City should require the developer to partner with a non-profit housing provider to ensure that at least 20% of the new homes are public housing on the land that is being sold.
This image illustrates the green space between the roads and existing mall the city is selling to the developer. It is not a park as some are say but and really orphan land that is better used for development. (photo credit: Global News)
Some also questioned the height of towers that could be 30+ floors. The project is still in the concept stage which means a lot of details will need to be worked out before anything gets built. I did check with the architects and was told the residential towers currently being proposed will range from 15 to 25 storeys. There is precedent for this kind of development at Westbrook Mall where the three Westgate residential towers are 32, 26 and 21 stories at the corner of Bow Trail and 33rd Street SW.
I am thinking this is a case BANANA thinking i.e. Build Absolutely Nothing Anywhere Near Anything!
Rendering of pedestrian street in the middle of the new Glenmore Landing village. (photo credit: NORR)
Last Word
The Calgary offices of NORR and Urban Systems, two very experienced urban design firms, have been engaged by RioCan, to develop the proposed Glenmore Landing makeover. I expect the new Glenmore Landing will become a popular place particularly for empty nesters in the neighbouring communities of Eagle Ridge, Palliser, Bayview, Pumphill, Haysboro, Chinook Park and Kelvin Grove looking to downsize. In fact, I see the new Glenmore Landing Village functioning in many ways like the very successful Westman Village next to Lake Mahogany.
But don’t expect to see any construction soon as the project is still in the early stages of design.
Here are some links to other blogs you might enjoy:
Why NIMBY speaks louder than YIMBY?
Westman Village: Urban Resort Living