Calgary's Urban Placemakers - CMLC
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Calgary’s Urban Placemakers
BUSINESS PLAN
2017-2019
INTRODUCTION
At the Halfway Mark In 2007, Calgary Municipal Land
Corporation (CMLC) accepted the
challenge of rebuilding East Village
from the ground up – a monumental
undertaking to be delivered over
20 years.
January 2017 – the starting point of
our next three-year business planning
period – marks a major milestone
in our enthusiastic pursuit of that
challenge: the halfway mark of that
20-year period.
As we enter the next (and last) 10-year
term of CRL capture and reinvestment
within the Rivers District, we reflect
back on all we’ve accomplished over
the past decade…and we consider
all the successes yet to come in the
decade ahead.
No half measures The bigger picture
Following our strategic land sales As a development corporation,
and careful selection of East Village CMLC will pursue new opportunities to
development partners, we have now deliver value for our sole shareholder,
entered fully into a 10-year cycle of the City of Calgary, both within and
multi-family residential and commercial/ beyond the Rivers District.
retail construction.
Our first priority, of course, will be
Watching a new East Village rise against to shepherd the work now underway
the skyline of downtown Calgary’s east end in East Village and the Rivers District
is undeniably exciting. Left for dead more and to reach the ceiling on CRL
than once, the city’s oldest neighbourhood capture – recently forecast to be
(and for decades, its most neglected $801 million – by realizing the
and downtrodden neighbourhood) is remainder of the Rivers District’s
now halfway through its master-planned taxable development and CRL
resurrection as a desirable, walkable, generation potential (determined
livable riverside destination. in late 2016 to be 5.5 million SF and
$200 million, respectively).
The momentum underway in East
Village is staggering. And affirming. It As we embark on new projects as
demonstrates – dramatically – what can described in Chapters 3 and 4, we will
happen when collaboration, creativity, carefully coordinate our planning and
determination, passion and plain old execution with the City of Calgary to
hard work prevail. maximize efficiencies in budget and
human resource allocation.
Ten years ago, the CMLC team embraced
our mandate with undaunted zeal. And the
results surpassed everyone’s expectations
except our own. Now, with the same
fervour, we embrace the decade to come.
CONTENTS
05 Chapter 1 43 Chapter 4
Preparing for the Decade Ahead Work Beyond the Rivers District:
09 1.1 Working within our expanded mandate
2017–2019
10 1.2 Funding our future activities 45 4.1 Projects outside the CRL boundary
15 1.3 Planning & prioritizing our next
three years of placemaking 46 Chapter 5
Marketing, Communications
20 Chapter 2 & Engagment
Our Proven Approach to Placemaking 47 5.1 Economic outlook
21 2.1 Our mandate, vision and values 50 5.2 Residential launches & consumer marketing
23 2.2 Our guiding principles 51 5.3 Other developer activity (non-residential)
24 2.3 Community successes 54 5.4 Consumer marketing operations
57 5.5 Corporate communications & engagement
26 Chapter 3 61 5.6 Community programming & events
CRL-Driven Projects: 2017–2019
28 3.1 Projects currently underway 62 Chapter 6
36 3.2 New projects in the Rivers District Dollars & Sense
40 3.3 Land strategy 63 6.1 Corporate services
66 6.2 Financial strategy
C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 5
CHAPTER ONE
P R E PA R I N G F O R
THE DECADE AHEAD
Illustration: MIR.
C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 6
Preparing for Through the first half of our 20-year
commitment to implementing and
executing the Rivers District Community
the Decade Ahead Revitalization Plan, CMLC’s primary
focus was clearly defined: make the
infrastructure improvements and apply
the placemaking principles necessary to
attract significant investment and private
development in the Rivers District –
principally East Village.
We spent our first 10 years laying the
groundwork (literally) for the extensive –
and truly exciting – vertical construction
now resurrecting Calgary’s oldest
neighbourhood and reshaping the horizon
of downtown’s east end.
C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 7
Having now completed the lion’s share 1. Persist in our stewardship of the
of our planned horizontal infrastructure Rivers District CRL and strive
upgrades and public realm improvements in to unlock the final $200 million
East Village and its outer fringes, the CMLC in potential CRL revenues by
team will focus on four key occupations: realizing 5.5 million SF of available
development opportunity over the
next decade
2. Seek and embark on new
opportunities within the
Rivers District to invest our
expertise and the remaining CRL
revenues into placemaking and
community-building initiatives
3. Continue to steward infrastructure
improvement projects currently
underway while supporting and
overseeing the commitments
and construction activities of our
developer partners
4. Capitalize on our expanded mandate
and apply our development and
placemaking talents to projects
and opportunities beyond the
boundaries of the Rivers District to
create value for our shareholder, the
City of Calgary.
C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 9
1.1
Working within our Where our original marching orders were
to implement and execute the Rivers
In our enthusiastic pursuit of this new
mandate, we will explore opportunities
expanded mandate District Community Revitalization Plan – a and pursue projects within two categories
public infrastructure program approved distinguished both by geography and by
In 2016, our sole shareholder expanded by the City of Calgary and the Province funding models:
CMLC’s mandate. of Alberta to kick-start Calgary’s urban
renewal – our revised mandate gives far 1. Projects within the Rivers District,
greater latitude to our placemaking and funded with and without the
city-building activities: Community Revitalization Levy (CRL)
see Chapter 3, page 31
CMLC, created and owned by the City
of Calgary, exists to achieve the City’s 2. Projects outside the boundaries of
objectives for urban densification and the Rivers District, which will require
community renewal, infrastructure alternative sources of funding
investment and placemaking. see Chapter 4, page 51
In addition, we will support our sole
shareholder in studying the viability of
city-building mega-projects; and we
may, on a case by case basis, provide
consultancy services to other jurisdictions.
C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 0
1.2
Funding our As a mechanism for generating the funds Beyond its extraordinary value for funding
necessary for community revitalization necessary infrastructure improvements,
future activities and placemaking, the Rivers District CRL the CRL leaves an impressive legacy.
has proven extremely successful. From 2028 onward, the dramatic increase
An innovative funding system – the in Rivers District property assessments –
first of its kind in Canada, in fact – the To date, CMLC’s commitment of driven by redevelopment from
Community Revitalization Levy was approximately $357 million to East $865 million in 2007 to an anticipated
created to ensure CMLC could fulfil Village infrastructure and public realm $12 billion in 2028 – is expected to yield
the ambitious economic, social and programs has attracted $2.7 billion of $60 million to $65 million in tax revenues
environmental objectives of the Rivers planned development. per annum to the City of Calgary and
District Community Revitalization Plan. It Province of Alberta, who will share CRL
As we take the exciting step over the
provides a means to segregate property revenues approximately 70/30.
halfway mark, we have hindsight and
tax revenue increases that result from
market performance to guide our decision
redevelopment in the Rivers District into a
making. Our analysis of the marketplace
fund for infrastructure improvements.
with Coriolis Consulting Corp. – a
Vancouver firm with 30+ years’ experience
in community and regional planning, real
estate analysis and urban development
economics – revealed that the Rivers
District CRL will drive $801 million of
benefit over its 20-year timeframe. A
great deal of development has occurred
over the past 10 years, and the remaining
capacity for development in the Rivers
District is 5.5 million SF. By realizing the
remaining development densities, we
will realize the remaining $200 million of
potential CRL generation.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 1
Total CRL generated:
$801 million
Infrastructure
Completed or committed
(Considers go-forward
CMLC operations and
debt financing charges)
$601 million
2007 - 2016
$200 million
2017 - 2027
Remaining CRL
Generation
(5.5 million SF)C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 2
CRL Facts & Figures Updated CRL Modelling New funding sources and
financial strategy
• Enabled by the Municipal Government To understand the remaining potential
Act the Rivers District CRL has a 20-year for CRL generation in the decade ahead, For projects outside the Rivers District
term that concludes in 2027 CMLC and Coriolis Consulting spent three and beyond the reach of the CRL revenues
months in the summer of 2016 identifying our infrastructure improvement and
• The Rivers District covers approximately the remaining development opportunity in redevelopment activities are generating,
500 acres on downtown Calgary’s the Rivers District (2017 to 2027). CMLC has developed a financial strategy.
east side
See Chapter 6, page 76.
The analysis factored in market demand
• In 2007, the forecast for market and absorption for commercial and In addition, over the next three years,
development was 12,929,143 SF of residential (multi-family) development, we will explore with our shareholder the
total development considered net migration rates and possibility and viability of extending the
macroeconomic conditions like Rivers District CRL timeline (contingent,
• The East Village Master Plan accounts
employment and job growth, evaluated of course, on approvals and the required
for 6.8 million SF of the total development
current built-product reserves and more. legislative changes by the Government
opportunity within the Rivers District;
Our analysis revealed: of Alberta). Based on our modelling,
Bow Tower represented 1.7 million SF; the
remainder would come through normal a 10-year extension would yield
• Forecast for development over balance
market activity across the district approximately $650 million in additional
of CRL timeframe is 5.5 million SF
CRL revenues – monies that could be used
(assumes all East Village development
• CRL generation and new development to fund future City projects, including
occurs as planned)
are directly proportional such mega-projects as a new
• On achieving the full development event centre/arena, Arts Commons
• The CMLC Board has always taken a redevelopment and/or, potentially, an
potential, CRL generation (with
‘conservative’ approach to guiding expanded convention centre operation.
inflation) will total $801 million
infrastructure spending
• Using $801 million of CRL generation
• In 2007, performance scenarios predicted
as the new ‘probable’ scenario, we
CRL revenue generation would range
subtracted our project commitments
between $725 million and $945 million
to determine that $200 million is
• In 2007, the Rivers District property the balance of CRL dollars available
assessment was $865 million; in 2016, for investment
it was $6.95 billion; and in 2028, it is
estimated to be approximately $12 billion,
which is anticipated to contribute $60–65
million per annum to City and Provincial
tax revenuesC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 3
How does East Village measure up?
While our CRL is the first funding model of its kind in Canada, a similar mechanism known as Tax Increment Financing (TIF) has been
used widely in the United States. See how the Rivers District CRL has performed in comparison to some notable TIF successes.
City Term Size Anticipated Revenues Property Assessment Value Increase
Calgary 20 years 489 acres $801 million $865 million to $12.4 billion
Portland 33 years 233 acres US$165 million $466 million to $1.6 billion
Denver 25 years 4,700 acres US$1.12 billion $28 million to $3.4 billion
Chicago 35 years 150 acres US$370 million $12.3 million to $169 million
Property
Assessment
Value Increase
from $865M
to $12.4B
$801 million
Anticipated Revenues
20 Year Term
Size: 489 AcresC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 4
5 Investment Principles for investment of remaining CRL
Going forward, investment of remaining CRL revenue must:
‘Protect the CRL base’ of multi-family residential
and commercial development within the Rivers
Principle 1
District and achieve the remaining 5.5 million SF
of taxable development
Support projects identified in the Rivers District
Community Revitalization Plan and East Village Master
Principle 2
Plan while aligning with City objectives for growth and
urban densification
Give priority to projects that can activate sooner to
Principle 3
stimulate CRL capture (“time is money”)
Weigh CRL investment against total project magnitude
Principle 4
to allocate funds
Allow CMLC to manage corporate risks by assuming
Principle 5
project management responsibilityC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 5
1.3
Planning & Strategic Planning Note: CMLC did not apply our weighting
system to the three mega-projects (items
Methodology
prioritizing our 21, 22 and 23 in our list of potential
We embarked on a rigorous 12-step projects) as there are too many unknowns
next three years strategic planning process with valuable around their development and delivery
of placemaking input from the City of Calgary and our
Board of Directors. Together, we created
and, with combined estimated costs of
approximately $1.5 billion, we cannot
In June 2016, CMLC initiated a a list of 23 potential new infrastructure generate sufficient CRL revenues to fully
three-month strategic planning exercise projects by considering the following support their delivery within the current
to develop demand forecasts for future factors and conditions: CRL framework. Only with a sufficient
development scenarios, evaluate their extension to our CRL term could we
1. Projects described within the direct meaningful CRL revenues toward
potential for CRL generation and
Rivers District Community these mega-projects. In such a case,
prioritize CRL spending over the
Revitalization Plan CMLC would also seek meaningful returns
remaining 10-year period. Our planning
was painstakingly diligent, and our on investment.
2. Projects required as part of the
methodology, summarized here, was East Village Master Plan program CMLC’s executive took our Board of
robust and comprehensive.
Directors through our comprehensive
3. Projects the City considers important
methodology and its outcomes at a
city-building ‘mega-projects’
strategic planning retreat in September,
After producing our initial list of where we obtained further direction and
potential infrastructure projects guidance on the go-forward projects.
(exclusive of land acquisitions) through
careful study, analysis and costing, we
evaluated each project against a set of
five weighted investment principles to
establish a shortlist of 10 projects on
which to focus during our next 10 years
of infrastructure delivery.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 6
Potential Projects: The complete list
Planning, design and implementation of East Village streetscape modifications
1 East Village Infrastructure along with completion of East Village streetscapes (tree grates, dog park,
park modifications)
2 Enoch House
Renovate the historic Enoch House, restore its original character-defining elements
and relocate the building approximately 10 metres west to the adjacent Enoch Park
3 9th Avenue SE Cycle Track Upgrade the existing cycle track from 3rd Street SE to the Elbow River
4 12th Avenue SE Cycle Track A continuation of the existing bike lane, connecting to the Elbow River
5 4th Street SE Cycle Track
Establish a strong north-south cycling linkage through the Calgary Stampede grounds
and East Village, connecting to RiverWalkTM and the City’s regional pathway system
Establish an allowance to maintain and program CMLC’s public landscape and right of
6 East Village Maintenance way projects in East Village until 2027 (CMLC will work with stakeholders to formulate
a process for the maintenance handover to the City of Calgary in 2027)
7 Fort Calgary Open Space
Design and construct an even, well-drained surface for the large-scale events
Fort Calgary frequently hosts
Improve the interface between the DI and its adjacent public realm by making
8 Dermot Baldwin Way the north end of 4th Street SE more desirable for pedestrians and cyclists while
simplifying the road network
The Civic District Public Realm Strategy identifies Olympic Plaza as a priority. Includes
Olympic Plaza (without Parkade or
9 upgrades to Municipal Plaza)
procurement, planning, redesign and construction of a new Olympic Plaza vision
(Parkade structure, park and arts spaces)
10 Corridor Upgrade: Macleod Trail
Engagement, planning, design and construction of this active one-way corridor (with
an opportunity to slow traffic) plus additional pedestrian realm improvements
11 Corridor Upgrade: 1st Street SE
Engagement, planning, design and construction of this active one-way corridor (with
an opportunity to slow traffic) plus additional pedestrian realm improvements
12 Macleod Trail Underpass
Stakeholder engagement, redesign and implementation of the underpass to promote
connectivity and safety and improve pedestrian infrastructure
13 1st Street SE Underpass Enhancement
Engagement, redesign and implementation of the underpass to promote connectivity
and safety and improve pedestrian infrastructureC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 7
Engagement, design, construction and programming of this major infrastructure
14 17th Avenue SE Extension
project to extend 17th Avenue SE into Stampede Park, providing a pedestrian and
vehicular link to increase connectivity and create an attractive right of way for new
retail and commercial development
15 Victoria Park Transit Centre (Bus Barns)
Working in partnership with the City of Calgary, demolish existing facility, remediate
site, create a master plan vision and prepare the site for redevelopment
Working in partnership with local stakeholders and the Green Line team,
16 Green Line Interface (in Victoria Park) support design and construction of 4th Street SE LRT station and associated
streetscape interfaces
Plan, design and construct a pedestrian/vehicular connector to improve north-south
17 New Victoria Park Connector movement between East Village, Victoria Park and the Calgary Stampede and
further alleviate congestion due to the proposed 8th Street SE road closure
Working with a design team and area stakeholders, articulate a vision to guide the
18 Rivers District Master Plan delivery of the entertainment district, including streetscapes and other strategic
public realm initiatives, within the Rivers District
CS-Stampede Trail and Victoria Park
19 Strategic Projects
Develop strategy to deliver retail program (specifically 4th Street SE, a.k.a.
Stampede Trail) while integrating into Victoria Park context
20 RiverWalk Stage 3
Complete pathway from 12th Avenue SE to Lindsay Park (conclusion of Elbow River
section of project)
Mega Projects:
Victoria Park
21 Event Centre/Arena Facility
Working with project stakeholders, study the viability of delivering a new event
centre and arena facility on a new site within Victoria Park
Design and construction of a new theatre and support spaces north of Teatro
22 Arts Commons (Arts Commons North); major renovations and partial exterior recladding of the
existing building (Arts Commons South)
Work with stakeholders to study the viability of delivering an expanded convention
23 BMO Expansion
centre operation within Victoria Park, in full consideration of a new event centre/
arena and other urban conditions like the community master plan vision and Green
Line LRT expansionC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 1 8
Go-forward Projects: shortlist of projects achievable within the The projects that will be our focus for the
The shortlist parameters of anticipated funding and in next 10 years are those that scored from 3
alignment with our forecasting. to 5 in our rating system plus one project
While we would love to undertake all of that scored 2: Olympic Plaza – a project
the projects captured in our complete By applying the filter of our five that’s a high priority for our shareholder,
list (see page 18), the realities of limited investment principles (see page 16), we the City of Calgary, and deserving of
resources impel us to ground our assigned each project a priority rating of 1 further study and investigation.
ambitions for the next 10 years in a (low) to 5 (high).
Item Name of Project P1 P2 P3 P4 P5 Total
1 East Village Infrastructure 3
2 East Village Maintenance 3
3 Rivers District Master Plan 5
4 Olympic Plaza (Without Parkade or Upgrades to Municipal Plaza) 2
5 17th Avenue SE Extension 4
6 Green Line Interface 4
7 CS-Stampede Trail and Victoria Park Strategic Projects 4
8 RiverWalk Stage 3 4
9 9th Avenue SE Cycle Track 3
10 12th Avenue SE Cycle Track 3
Note that our shortlist of go-forward projects does not include land strategy as these strategic transactions do not require the use of CRL funds.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 0
CHAP TE R T WO
O U R P R OV E N A P P R OAC H
TO P L ACE M A K I N GC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 1
2.1
Our mandate, vision Our mandate Our values
and values CMLC was created by the In 2013, CMLC articulated the
City of Calgary to advance explicit and espoused values
the city’s objectives for of the organization: innovation,
urban densification and collaboration, accountability,
community renewal, entrepreneurialism and
infrastructure investment passion – the beliefs and
and placemaking. behaviours that shape our
culture, guide our actions
and form the foundation of
Our vision everything we do.
CMLC is Calgary’s As we execute on the work
go-to placemaker for outlined in our Business Plan
urban redevelopment. for 2017 to 2019, we’ll continue
to put our values into action.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 3
2.2
Our guiding Now deeply engrained in our
organizational DNA, our guiding
principles principles have shaped and solidified
DID YOU KNOW?
CMLC’s position as a leader in
placemaking, urban renewal and
In our international
sustainable development. They have led
search for an urban
us to deep understandings and many design practice to guide
successful projects, which together have development of the
prepared us for the new challenges that East Village Master Plan,
await us. CMLC’s Board unanimously
selected Broadway Malyan
• Redevelop, implement and activate for its innovative and
public infrastructure to meet the contemporary approach.
needs of the community and the City
of Calgary as sole shareholder
• Manage the investment in land
and infrastructure for optimal
financial return
• Demonstrate leading practices for
sustainable development
• Demonstrate innovative and effective
operating processes and practicesC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 4
2.3
Community successes
May
Land parcel 23 sold
to Widewaters July
Simmons Building
tenants selected
March October
East Village Ron Moppett’s
December Experience Centre THESAMEWAYBETTER/
Langevin lights opens, residential READER unveiled
the way along sales begin
RiverWalk February January
Land parcels Land parcel R
P, Q sold to sold to Cidex
FRAM + Slokker Developments
2009 2010 2011 2012 2013
October
Land parcels F,
G, 39 sold to April
July
Embassy BOSA Julian Opie’s
Land parcel C
Promenade
November sold to RioCan
unveiled
September 4th Street SE
CMLC unveils Underpass opens
EV Master Plan
September November
RiverWalk Stage 1 Snøhetta and
complete DIALOG selected
to design the NCLC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 5
August
Elbow River
Traverse opens June
Simmons Building
Grand Re-opening September
St. Patrick’s Island
July
Grand Re-opening
EV Music
Pavilion unveiled
August July
Cecil Hotel King Eddie
October acquired
George C. King April restoration complete,
Bridge opens 5th&THIRD Studio Bell/NMC
breaks ground Grand Opening
2014 2015 2016
July November
September Alt Hotel
Michel de Broin’s NCL’s LRT
Bloom unveiled breaks ground
Encapsulation
September
complete
Land parcel M2
sold to XYC Design
+ Development June
August Verve breaks
First new resident ground
moves into EV
July
St. Louis Hotel
restoration completeC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 6
CHAPTER THREE
CRL- DRIVEN PROJECTS:
2017–2019C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 7
CRL-Driven Projects: With a solid understanding of our CRL
revenue generation ‘ceiling’ and the
development targets required to reach it,
2017–2019 we prioritized the projects on which we will
focus during the next three-year phase of
our placemaking work.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 8
3.1
Projects currently We will continue to steward Over the next 24 months, the NCL
construction schedule is marked by the
CRL-funded, Council-
underway and at approved infrastructure following milestones:
various stages of projects currently underway • Completion of east and west
in the Rivers District: exterior cladding
delivery
New Central Library • Completion of interior construction
While applying our passion for (electrical and mechanical) and
placemaking to new infrastructure Construction on the New Central Library finishing (drywall, millwork, paint,
projects, we most certainly won’t lose began with the LRT encapsulation in 2013 flooring) beginning on level 0 and
sight of the many projects currently and is expected to be completed in 2018. progressing upward
underway within the Rivers District. Led by CMLC, this complex construction
These include projects presented to project involves many teams that bring • Installation of the NCL’s curved
Calgary City Council in previous CMLC their expertise to the various stages of wood ‘underbelly’ soffit
Business Plans plus four recently work. CMLC engaged Colliers Project
Leaders (CPL) as lead project manager, • Completion of exterior
initiated projects we’re now presenting
and part of that job is to manage a detailed hard surface landscaping
to Council for the first time.
schedule of construction milestones.
• Completion of all exterior soft
By the end of 2016, the structure of the landscaping including trees and
building (including concrete columns, planters surrounding the building; CPL
floors and steel supports) will be nearly brings in books and equipment, sets up
complete and the exterior cladding on the operations and prepares for opening
south face of the structure will be in place.
• Calgary’s New Central Library opens!C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 2 9
3rd Street Public Realm FAC & CCC
(Phase 2)
As more and more infrastructure is
Encompassing approximately five city completed and FAC/CCC maintenance DID YOU KNOW?
blocks from 9th Avenue SE to the Bow protocols are followed, CMLC will work
River, the 3rd Street SE Streetscape with the City of Calgary to plan a proper Of the 13 steel cross
Improvement Project is dramatically and timely return of the asset to the members that form the
shareholder. To proactively position the New Central Library’s
reshaping a space once dominated by
structural framework,
vehicles and LRT lines into a pedestrian- return of all public realm assets in 2027,
the largest is 23 metres
oriented streetscape that connects the CMLC will engage with the appropriate
(75 feet) long and
New Central Library with RiverWalk and City personnel to understand budget and
weighs 45,360 kilograms
the Bow River. planning cycles. (100,000 pounds).
Construction begins in Q1 2017 and
continues through 2018. East Village Safety & Traffic
Management Plan
4th Avenue SE Raising Of paramount importance to CMLC is the
health and safety of all people (residents,
Raising the elevation of 4th Avenue SE visitors, trades and contractors)
between 3rd Street and Macleod Trail entering or working in East Village and
(northbound) north of 5th Avenue will the Rivers District. To achieve this, we
help protect an important yet vulnerable require our developers to employ the
route into Calgary’s downtown core most current Occupational Health and
from future flooding. Like all other Safety Regulations in undertaking their
infrastructure improvements and public construction contracts. Additionally, our
realm upgrades CMLC has undertaken team assembles and maintains a Traffic
in East Village, this project will support Management Plan for all East Village
and stimulate redevelopment of adjacent projects, allowing us to anticipate and
properties – the Cecil Hotel site, the troubleshoot issues related to vehicular
YWCA site redevelopment by Great Gulf, or pedestrian access in and around
and others. the neighbourhood. As intense vertical
construction continues through 2017 and
The concept will receive approval in 2017,
beyond, we will continue working with our
and construction will commence in 2018.
development and community partners to
prepare them for access interruptions and
route changes.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 3 0
With Council’s blessing, Concept design is underway; detailed of Calgary. With detailed design scheduled
we will forge ahead with design, permitting and approvals are for completion in Q3 2017, the City aims to
expected in Q1 2018. begin construction in 2018.
CRL-funded infrastructure
projects recently initiated
in the Rivers District: 9th Avenue SE Bridge Parcel M2 – XYC Design +
Development
The 9th Avenue SE Bridge over the Elbow
9th Avenue SE Parkade River connects downtown Calgary and As joint venture partner, CMLC will work
East Village to Inglewood and Ramsay. with East Village developer XYC Design +
In 2014, Calgary Parking Authority (CPA)
Built in 1909 to accommodate a new Development to design and construct a
identified a need for additional parking
streetcar system, the vehicular/pedestrian parkade below a 21,000 SF commercial
supply in East Village. To meet that demand,
bridge supports high volumes of traffic development that XYC is constructing
CPA decided to build a parking structure
every day. next to RiverWalk Plaza. As this is
on one of the two properties currently
considered a difficult development parcel
operating as surface lots along 9th Avenue CMLC will support the work underway by
to activate, CMLC will build, hold and own
SE (407 and 363 9th Avenue SE). the City of Calgary to replace the bridge
the parking structure until 2019, when it
with a new structure that meets current
The project is now under the stewardship will be sold to the developer.
standards, has an increased load capacity
of CMLC. Working together with CPA, we
and meets increasing traffic demands.
plan to construct an above-grade parkade 4th Street SE
Adding another lane and widening
on the east site adjacent to the Enmax
existing lanes to match the adjoining Gas Station Site
District Energy Plant. We are also studying
roadway will help reduce congestion
the potential for mixed-use development on The Can Pro gas station at the corner of
and improve bridge safety, and a well-
the western portion of the site. To assist us 4th Street and 8th Avenue SE (439 8th
considered strategy for pedestrian and
in designing and developing the site, Avenue SE) – next door to the historic
bicycle traffic will address safety concerns
CMLC has chosen the design team of Hillier Building and across the street from
with the existing bridge. Designed to last
Kasian Architecture Interior Design and CMLC’s offices in the newly restored
for the next 100 years, the new bridge will
Planning Ltd. (Calgary) with 5468796 and renovated St. Louis Hotel – sits on a
be easier to maintain and have improved
Architecture (Winnipeg). valuable piece of East Village real estate.
flood resiliency.
With the Purchase and Sale Agreement
The parkade, which will serve visitors to the
This project will factor strongly into (PSA) now finalized, CMLC plans to abate
New Central Library, National Music Centre
CMLC’s master planning of the and then remove the structure in 2017.
and other East Village, Victoria Park and
Rivers District as we consider how it
downtown destinations, will be constructed In 2018, we will describe our desired
enhances connectivity and unlocks
to meet Calgary Parking Authority development program for the site and will
development potential.
standards, comply with the Parksmart market the 91,000 SF opportunity in 2019.
Certification Standard and provide CMLC will budget CRL support to the
approximately 500 stalls. project, which will be managed by the CityC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 3 1
We will continue to support Arts Commons Victoria Park Event Centre/
our shareholder, the City of Redevelopment Arena Facility
Calgary, through planning
Given that Calgary’s Olympic Plaza/ Working with key project stakeholders
and study of city-building
Arts Commons resides within the including (but not limited to) the City of
‘mega-projects’: boundaries of the Rivers District, we Calgary, Calgary Sport Entertainment
With the ongoing East Village are assisting the City of Calgary in Corporation (CSEC) and Calgary
redevelopment, plans for significant advancing its Civic District Public Realm Stampede, CMLC has been studying and
infrastructure improvements in Victoria Strategy – a comprehensive strategy researching the potential of delivering
Park, major improvements near Stampede aimed at improving the public spaces a new event centre/arena project (a
Park and a number of mega-projects around City Hall, Olympic Plaza and replacement for the aging Scotiabank
currently under study, downtown the New Central Library – by helping to Saddledome) in Victoria Park. Our
Calgary’s east end has the makings of an reimagine Olympic Plaza. assessment is intended to support and
entertainment district par excellence – a advance discussions about land strategy,
In 2016, we worked with City of Calgary to financial framework, ownership and
potential game-changer for a city already
understand project scope and ambitions, operation, transportation, community
renowned for its energy, its hospitality
support the City’s public engagement building and programming, and more.
and its spirit of fun. In 2017 and beyond,
initiatives and prepare for project delivery.
we will continue to study the viability and
We established a Steering Committee for BMO Centre Expansion
placemaking potential of several mega-
the project and began work on a Project
projects on the City’s behalf. Within Calgary Stampede’s espoused
Management Plan, Procurement Plan and
Project Agreement. master plan vision, expansion of the BMO
The development ideas that follow are
Centre is stated as a key objective. As
not mutually exclusive. To maximize
Through 2017, we will work with the City CS moves toward realizing this objective,
the opportunity before us, we need to
to confirm support for the project and CMLC will add value by considering
imagine each mega-project as part of an
will support the Arts Commons teams as the impacts on Victoria Park (traffic,
integrated whole.
they advance funding discussions with the infrastructure and more) of the BMO’s
Provincial and Federal governments. expanded services.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 3 3
CMLC and the East Village project have received
an impressive 37 awards from 2008–2016
2008 Calgary Heritage Authority Lion Award 2012 National Urban Design Award (NUDA)
Brownie Award 2013 Mayor's Urban Design Award (MUDA) x2
2009 Gold Medal in the category of "General Publication" 2014 AIANY Awards - Merit Award
Forbis Award 2015 2015 President’s Award of Excellence for Design
Illumination Award of Merit Award of Excellence x2
Calgary Section Illumination Award 2015 National Merit - Design
2010 Award of Excellence 2015 Regional Merit - Landscape Management
2010 Urban Leadership Award 2015 Top Projects x2
Gold Medal Marketing Canada Awards x5 Mayor's Urban Design Award (MUDA) x2
SAM Award 2016 2016 Excellence on the Waterfront Award
National Award of Merit 2016 Great Public Space
2011 Mayor's Urban Design Award (MUDA) x2 Calgary Heritage Authority Lion Award
Vitality Award Platinum American Architecture Prize
Brownie Award National Urban Design Award (NUDA)C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 3 4
C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 3 6
3.2
New projects in Based on our strategic planning work
and focus, CMLC has identified 12
1. East Village infrastructure
the Rivers District projects in the Rivers District that require 2. East Village maintenance
attention. Over the next three years, we
3. Rivers District Master Plan
intend to initiate work on the following
10 new projects. 4. Olympic Plaza (without Parkade
or upgrades to Municipal Plaza)
The projects on our priority list tie
together from a traffic, transportation 5. 17th Avenue SE connection
planning and community-building across Macleod Trail
perspective. We initiated redevelopment
of East Village in much the same way – 6. Green Line interface in
that is, by determining how we could Victoria Park
‘connect’ East Village to the core and
7. CS-Stampede Trail and
to surrounding neighbourhoods while
Victoria Park Strategic Projects
attracting development. In the broader
Rivers District, we are beginning with the 8. RiverWalk Stage 3
same focus on planning and designing
for connectivity. 9. 9th Avenue SE Cycle Track
10. 12th Avenue SE Cycle TrackC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 3 7
We will focus on East Village maintenance Olympic Plaza (without
redevelopment and Parkade or upgrades to
Maintenance of public infrastructure in
revitalization opportunities Municipal Plaza)
East Village is an ongoing endeavour for
to unlock placemaking CMLC. Looking ahead, we will establish The Civic District Public Realm Strategy
potential in the an allowance to maintain CMLC’s public identifies Olympic Plaza as a priority.
Rivers District: landscape and right of way projects in East Includes procurement, planning, redesign
Village until 2027, and we will work with and construction of a new Olympic
East Village infrastructure stakeholders to formulate a process for Plaza vision (Parkade structure, park
handing over maintenance responsibilities and arts spaces).
improvement projects
when we transfer the neighbourhood assets
As we did so diligently during the to the City of Calgary in 2027.
past 10 years, we will plan, design and
17th Avenue SE connection
implement East Village infrastructure and across Macleod Trail
Rivers District Master Plan
streetscape improvements – public realm
Extending 17th Avenue SE into Stampede
modifications, landscaping and more. As we achieved in the highly successful Park will establish a pedestrian and
East Village Master Plan, we will articulate a vehicular link that increases connectivity
master plan vision to guide redevelopment and creates an attractive right of way
of the Rivers District. To this end, we have for retailers, commercial tenants and
hired a design team – Civitas (Denver) with Calgarians. For this major infrastructure
Gibbs Gage Architects – to provide support connection project, CMLC will work with
and counsel to CMLC and our stakeholders the City of Calgary to spearhead and
on a master plan for the entire 500-acre manage stakeholder engagement, design,
Rivers District with due consideration of the construction and programming.
potential development of an event centre/
arena, a proposed BMO expansion, the
17th Avenue SE extension, the Green Line
program, the proposed Stampede Trail retail
high street, and more.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 3 8
Green Line interface in RiverWalk Stage 3 9th Avenue SE Cycle Track
Victoria Park
Extending our much-celebrated riverside To improve safety and usability, we will
promenade from 12th Avenue SE (near the upgrade the existing cycle track from
Working with the City of Calgary, we will entry to Stampede Park in Victoria Park) 3rd Street SE to the Elbow River.
support the design of the Victoria Park to Lindsay Park, RiverWalk Stage 3 will
East Station and associated streetscape add two more kilometres to the pedestrian
interfaces for the new Green Line LRT 12th Avenue SE Cycle Track
and cycling pathway described in the
line. Our foremost aim will be to ensure 2008 RiverWalk Master Plan. Earmarked by the City’s Transportation
intelligent integration with the Rivers
department, this project will extend the
District Master Plan. Since its completion in September 2012,
existing bike lane with a connection to the
RiverWalk Stage 1 has become one
Elbow River.
of the city’s best-loved public spaces.
CS-Stampede Trail Calgarians use it year round for recreation,
and Victoria Park commuting and socializing. From an initial
Strategic Projects phase between Riverfront Lane and the
old St. Patrick’s Bridge, RiverWalk grew
Described in the Calgary Stampede
to two kilometres along the Bow River’s
Master Plan, 4th Street SE (a.k.a.
edge from Centre Street to Fort Calgary
Stampede Trail) will be a key retail corridor
and along the banks of the Elbow from
that ‘sets the stage’ and creates a sense
the confluence to 9th Avenue SE.
of arrival to Victoria Park and a refreshed
entertainment district. CMLC will support
the Calgary Stampede with planning,
design and development strategy for the
retail and public realm program along 4th
Street SE.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 4 0
3.3
Land strategy We will continue to acquire and Identify and acquire
sell land to realize the Rivers Victoria Park hotel site
Acquisition of key strategic parcels for District’s remaining 5.5 million
the purpose of delivering the East Village A new hotel development is deemed
SF of development opportunity
Master Plan has always been a focus for critical to enabling a holistic vision for
and trigger the balance of our Victoria Park. It is also crucial to the
CMLC. Strategic land acquisitions and
potential CRL opportunity success of Calgary Stampede’s expansion
divestitures are crucial to maximizing
CRL revenue generation and enabling
($200 million) plans and will support a new event
our redevelopment vision for the centre/arena facility if Victoria Park
CMLC’s land strategy for the next 36 months
neighbourhood and broader Rivers should emerge as the selected location.
includes the following land opportunities in the
District area. Rivers District: Divest Can Pro gas station
Our ‘in-out strategy’ is self-funding: the parcel (439 8th Avenue SE)
dollars required to acquire a parcel of Market and divest East Village
As described on page 35, CMLC has
land are realized when that parcel is Block K finalized the purchase of this parcel of
divested. We do not require CRL dollars
The last undeveloped full city block in East land and in 2018 will describe our desired
for the land strategy.
Village, Block K is the neighbourhood’s ‘centre development program and partner.
ice’ – an important and valuable parcel of land.
In 2017, we will market the parcel and seek a
capable national or international developer
who can bring design and execution excellence
to Block K by offering an appropriate mix of
residential and commercial development that
respects the East Village vision and advances
CMLC’s commercial/retail objectives.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 4 1
Divest Cecil Hotel site Explore other strategic
land acquisitions
In accordance with the master plan
vision for East Village, we will work to CMLC will pursue strategic land DID YOU KNOW?
identify a capable mixed-use developer acquisitions with the support of our
for this prominent and valuable site. Its Board of Directors and our shareholder, CMLC controlled more
future redevelopment must consider the the City of Calgary.
than half of the land
dynamics of the nearby redevelopment parcels in East Village,
Some opportunities we are currently which enabled our
of the YWCA site and the DI Centre’s
exploring (with a view to understanding approach of strategic
potential programming expansion to
their impact on CRL generation and
land sales and careful
ensure it delivers full CRL upside for the
selection of East Village
Rivers District. their community-building potential)
development partners.
include the current site of the Calgary
Public Library’s central location (616
Macleod Trail SE) and the old Police
Headquarters site.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 4 3
CHAPTER FOUR
WO R K B E YO N D
T H E R I V E R S D I S T R I C T: 2 0 1 7 – 2 0 1 9WE ST VI LL AG E DAV I D D . O U G H T O N
SCHOOL SITE
C R E AT I V E H U B & A R T S
I N C U B AT O R S I T EC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 4 5
4.1
Projects outside We are approaching the following programs
with our usual passion for placemaking;
the neighbourhood of Albert Park-Radisson
Heights, CMLC aims to acquire the David D.
the CRL boundary but unlike our past projects, each will have Oughton School site by November 2017.
its own proforma with expected returns to
We will create value for our CMLC clearly defined. (For details on our For the site, CMLC envisions ‘a
shareholder by applying our plans for funding projects outside the CRL neighbourhood embracing a neighbourhood’
development and placemaking boundary, see Chapter 6, page 79.) where the new development, though
expertise to projects outside the distinctive in style, respects the prevailing
Rivers District. Continue study of personality of the established community
West Village that surrounds it. In 2017 we will roll out a
three-phase public engagement program
West Village represents a potential with residents and stakeholders to ensure the
redevelopment site on downtown Calgary’s redevelopment scenario meets the needs of
west end. The 56-hectare (139-acre) site the community.
is bordered on the north by Bow Trail
westbound and the Bow River, on the east Acquire land for Creative Hub
by 11th Street SW, on the south by Bow Trail & Arts Incubator (5736 75th
eastbound and the CPR tracks and on the Avenue SE)
west by Crowchild Trail.
Near the recently opened Calgary Film
In 2016, CMLC conducted and completed Centre – a Calgary Economic Development
a comprehensive analysis of the area’s initiative – is an opportunistic parcel of
environmental conditions. We will continue land that CMLC imagines as playing an
to work with the Provincial regulator to important role in advancing Calgary’s creative
understand the best way forward for the industries sector.
West Village lands.
In 2017, we will articulate a development
Acquire David D. Oughton concept for marketing to potential
School site developers. This piece of land provides a
(511 34th Street SE) unique opportunity for the Calgary film
community and multimedia industry. A
To stimulate redevelopment near successful project will allow the film industry
International Avenue (17th Avenue SE) and in to cluster around the Calgary Film Centre.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 4 6
CHAPTER FIVE
M A R K E T I N G , C O M M U N I C AT I O N S
& E N GAG E M E NTC M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 4 7
5.1
Economic outlook Both Todd Hirsch, Chief Economist with While Todd Hirsch agrees that we’ve
ATB Financial, and Glen Hodgson, Senior seen the worst in the oil price downturn,
The worst of Alberta’s most recent Fellow with the Conference Board of he doubts we’ve seen the worst in the
economic downturn appears to be behind Canada, forecast that gross domestic labour market.
us, yet the outlook for 2017 is far from product (GDP) in Alberta will expand by
2.0 to 2.5 percent in 2017 – a prediction In just over two years, Calgary’s
bright. While many economists predict
echoed in the BMO’s Blue Book (October unemployment pendulum has swung from
a return to growth in Alberta in 2017,
2016) and TD Economics’ Provincial Canada’s lowest to the country’s highest.
it will be another challenging year for
Economic Forecast (September 2016). For the first time in two decades, the city’s
developers with product to sell…especially
rate reached double digits – 10.2 percent –
in the residential realm.
Behind this cautious optimism is an in November 2016.
assumption that the worst is over in the
oil price freefall that saw West Texas The Conference Board’s Metropolitan
Intermediate crude plunge from its June Outlook for Autumn 2016 paints an ever-
2014 peak of $108 a barrel to a meagre so-slightly rosier picture: “The Conference
$26 in February 2016. Oil prices have since Board expects that 2016 will mark the
clawed their way back up, but $50 oil is trough of this latest recession. The
now considered cause for celebration. benchmark crude oil price is expected
Glen Hodgson‘s forecast for the average to move upward as market imbalances
price for WTI is about $45 a barrel in 2017 gradually dissipate. As a result, layoffs and
and $60–65 a barrel by 2019. cuts to capital budgets in the oil and gas
sector will ease in the coming months,
laying the foundation for a modest
upswing [in 2017].”C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 4 8
The Conference Board forecasts that In such an environment, it’s hardly
Calgary’s real GDP will grow in lock- surprising that our East Village developer
step with Alberta’s, with a 2 percent partners have no designed and permitted
increase in 2017. projects in the residential queue. Available DID YOU KNOW?
product has been building up in the city
What does all this mean for developers since 2012 (when CMLC launched our CMLC’s brand of
in our city? residential marketing program); so across
placemaking brings value to
neighbourhoods, cities and
the city, developers are hunkering down
According to the Calgary & Region the lives of their residents.
and waiting for the economic tide to turn
Economic Outlook 2016–2021 We are passionate about
in earnest. making cities better,
(published in fall 2016 by the City of
Calgary), the forecast for housing making neighbourhoods
starts (6,000 in 2016) is to fall to more liveable and building
4,600 in 2017 and 4,300 in 2018 before the future.
recovering to 10,200 by 2021.
CREB’s Monthly Statistics Package
notes that as of September 2016,
apartment sales had declined by 19
percent while inventories had increased
by 18 percent on average, and average
apartment benchmark prices in
Calgary had declined by 5.8 percent.Artist’s Rendering
C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 5 0
5.2
Residential launches Velo Vibe
& consumer In June 2014, CMLC sold two land
parcels near the St. Louis Hotel to
For the second phase of their planned
development on Block Q across from Verve,
marketing Knightsbridge Homes – our first FRAM + Slokker will build Vibe – a 10-storey
major land deal with a Calgary- condo tower that fronts onto the pedestrian
Over the next 36 months, we anticipate based developer. Designed with RIFF between Fort Calgary and the new 5th
the following project advancements Generation Y in mind, Knightsbridge Street Square. An intimate boutique-style
by our developer partners in East Homes’ twin projects along building, Vibe will comprise a collection
Village (with the proviso that developer 8th Avenue SE will add 300 of affordable, modern interior suites with
decisions around new product launches condominium homes to East Village. large balconies and terraces. Designed as
are influenced heavily by such market The first phase – N3 – is now under mid-range product, Vibe will offer a variety
forces as price sensitivity, mortgage construction and will be ready for of floorplans to accommodate a range of
conditions, economic outlook and occupancy in spring 2017. buyers seeking affordable price points. The
competitor activity). project will launch in stages beginning in
Knightsbridge is now late 2017.
conceptualizing phase 2 of its East
Village project – Velo. More than any
other development in East Village, Arris
Velo is imagined as a mix of housing
Offering a premium product tailored to a
types including micro suites, seniors’
more affluent buyer (executives and empty-
housing and housing for the ably-
nesters), Arris by Embassy BOSA is the first
disabled all in one tower.
project of its kind in East Village. Designed
by Vancouver-based architect Hossein
Amanat, Arris will be poised above the retail
‘podium’ being developed by RioCan.
In anticipation of Arris’ launch, the project
has been designed and permitted, and
Embassy BOSA has built the show suite.
In other words, Arris is ready for launch as
soon as market conditions improve. The
developer anticipates launch in early 2018.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 5 1
5.3
Other developer Alt Hotel – Avi Urban & The Hat – Cidex
Groupe Germain Developments
activity
In early November 2016, development East Village’s first residential rental
(non-residential) partners Groupe Germain Hospitalité and tower, Hat @ East Village – a 28-storey,
Homes by Avi broke ground for a new Alt 221-unit high-rise to be built by Cidex
Hotel at the corner of Confluence Way Developments – will be located on 7th
and 6th Avenue SE. Construction of the Avenue and 5th Street SE, right beside
three-storey underground parkade, to be 5th Street Square. With a 26- to 30-month
completed by Homes by Avi, is expected construction window, construction is
to take approximately 12 months. planned to commence in early 2018. A
Groupe Germain’s construction of the variety of rental units will be offered,
hotel building is anticipated to take an including the community’s first three-
additional 12 months, putting the planned bedroom apartments.
grand opening at Q4 2018.
Activation of private
Parcel M2 – XYC Design + land – Copez
Development
The East Village Courtyard (Copez)
In partnership with CMLC, XYC Design + project is a master-planned block with
Development is constructing a parkade a mix of uses including residential, retail
below its 21,000 SF commercial and office in four high-rise towers that
development next to RiverWalk Plaza. tie into the East Village master plan. The
CMLC will hold and own the structure until developer is currently working with City
2019, when it will be sold to the developer planners on land use and permitting.
at market value.C M L C B U S I N E S S P L A N 2 0 1 7 - 2 0 1 9 PA G E 5 2
Great Gulf Impact EV Hilton Hotel –
Widewaters Group
The YWCA site at 320 5th Avenue SE
is imagined as a large mixed-use/multi- With the operator now in place and the DID YOU KNOW?
family program. It will be opportunistic building open, the EV Hilton – a 320-room
for East Village developers and CMLC to hotel on 4th Street SE – brings a new Our original master plan
understand the consumer launch strategy reality to East Village with an anticipated
vision for East Village
to best coordinate the release of other called for 280,000 SF of
73,000 vehicular visits per year. A CMLC
retail development. When
projects in East Village. Traffic Management Plan will help guide
all is said and done, we will
visitors to and within the neighbourhood. have 440,000 SF of urban
5th&THIRD – RioCan and village format retail in
the neighbourhood.
In April 2016, RioCan began construction
of an urban format ‘retail podium’ that
will bring 250,000 SF of leasable retail
space to East Village’s street level.
Named 5th&THIRD to underscore its
prime location at the gateway to East
Village and downtown Calgary, RioCan’s
retail development will bring a full-scale
Loblaws City Market, a Shoppers Drug
Mart and a Joe Fresh to East Village.
Construction will advance through 2017
and 2018, with delivery of the retail
podium Loblaws tenancy to follow in
spring 2019.You can also read
