Calgary's Urban Placemakers - CMLC
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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 revenues
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 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 Acres
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 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 responsibility
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 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 infrastructure
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 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 expansion
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 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 G
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 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 practices
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 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 NCL
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 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 complete
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 6 CHAPTER THREE CRL- DRIVEN PROJECTS: 2017–2019
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 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 City
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 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)
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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 Track
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 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 9
WE 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 E
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 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 NT
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 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.
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.
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