SPACE MARKET ANALYSIS

SPACE MARKET ANALYSIS

SPACE MARKET ANALYSIS

NPO 1 NPO SPACE MARKET ANALYSIS

SPACE MARKET ANALYSIS

For Calgary to be a culturally vibrant city - leading edge artistic practice, innovative social missions, and creative entrepreneurship need sustainable, appropriate and compelling spaces to propel our city forward. Artists NPO’s

SPACE MARKET ANALYSIS

Space Market Analysis Table of Contents A. B. C. Space Market Analysis • Survey Methodology Non-Profit Organizations (NPOs) • Overall Space Stability • % NPO’s by Endangered Property Potential Tenant NPOs • Basic Information • Expansion Plans • Space Demand • Intensity of Uses • Parking Requirements • Alternative Transportation Individual Artists • Basic Information • Current Studio Use • Current Studio Stability • Studio Preferences • Work Patterns and Incubation Services • Live/Work Preferences 4 5 7 9 11 12 12 14 15 18 19 20 23 25 26 27 28 30 32

SPACE MARKET ANALYSIS

4 Space Market Analysis A. Space Market Analysis From its inception under the auspices of the 2004 Civic Arts Policy, Calgary Arts Development has identified the need for an entrepreneurial approach to space development for the arts. Based on extensive research and community engagement undertaken in 2007, it was evident that much of the infrastruc- ture required to nurture and sustain Calgary’s cultural and creative production - whether community-based, connected to social enterprise or commercially driven - exists in spaces and environments that are not associated with large organizations or established institutions. These are the less recognized and heralded spaces such as artist-run centres, live-work buildings, artist studios, rehearsal spaces, small galleries and theatres, informal community facilities, set-building workshops and shared office hubs that weave throughout Calgary’s inner city neighbourhoods and industrial areas in neighbourhoods such as Inglewood, Ramsay, Beltline and Kensington. While fundamental to the cultural and economic fabric of Calgary, these spaces are particularly challenging to develop and sustain due to property instability, organizational capacity and lack of investment. Although unprecedented new invest- ment in cultural facilities across Calgary has been made avail- able through the Municipal Sustainability Initiative since 2008, there has been limited evidence of capacity in the community to deliver these types of complex projects. For Calgary to be a culturally vibrant city, leading edge artistic practice, innovative social missions and creative entrepreneur- ship need sustainable, appropriate and compelling spaces to propel our city forward. The following research undertaken by Calgary Arts Development provides a base to ground this en- deavour for creative infrastructure development with a compre- hensive knowledge of space and preferences that Non-Profit Organizations and artists need to fulfil their mandates.

SPACE MARKET ANALYSIS

5 Space Market Analysis Survey Methodology From October to November 2010, Calgary Arts Development undertook a detailed market analysis of artists and arts organ- izations focused on their space needs and preferences. The specific objectives of the online survey were to: • understand the current dynamics around spaces that sup- port the work of artists and small- to medium-sized non- profit organizations; • gather basic information from artists about their current living and working situation; • gather basic information on the operations of organizations that use or require space; • assess the depth of the market demand for a new multi- tenant facility focused on arts incubation; • identify specific design elements and building features that artists and organizations prefer or require; and • assess the affordability thresholds of artists and organiza- tions in terms of their ability to pay for space. 151 individual artists completed their survey, representing 23% of the ‘unique’ visits to the survey start page generated through the ‘snowball’ distribution efforts. Representatives from 60 organizations completed their survey, representing 15% of the ‘unique’ visits to the survey start page. a detailed market analysis of artists and arts organizations focused on their space needs and preferences

SPACE MARKET ANALYSIS

6 Space Market Analysis

SPACE MARKET ANALYSIS

7 Space Market Analysis B. Non-Profit Organizations (NPOs) Based on 2009 data from Calgary Arts Development’s Operating Grant Program, arts organizations are significant generators of employment, volunteer opportunities, edu- cational advancement, and audience engagement. Of the 161 total arts organizations funded through Calgary Arts Development, 68 are small- to medium-sized, professional organizations with operating budgets under $1 million. arts organizations are significant generators of employment, volunteer opportunities, educational advance- ment, and audience engagement In 2009, these non-profit or- ganizations made an immense contribution to the economy and quality of life in Calgary, including: • employing 124 full-time equivalents (FTE) arts administrators, • employing 2,303 artists, • delivering 2,636 public activities that, • attracted 747,611 attendees, • providing opportunities to 4,467 volunteers (106,625 hours of contribution), and • delivering 2,270 arts education activities that involved 545,573 participants.

SPACE MARKET ANALYSIS

8 Space Market Analysis NPOs by Operating Grant Stream 0 5 10 15 20 25 Multidisciplinary Film/New Media Dance Literary Visual Music Theatre In 2009, these non-profit organizations made an immense contribution to the economy and quality of life in Calgary, including: • employing 124 full-time equivalents (FTE) arts administrators, • employing 2,303 artists, % ./012 5;0< NPO Of thei ben am 20 25 tions made onomy and equivalents % Facility Expenses for NPOs as a % of Revenue " # - # ./0123-4#5-6/*# 7/8-9*9:# 5;00/+*9:# 5;=/,# ?@-*89-# A/=;*0# !B(!# ((B$!# $(BC!# DE-9#C!# NPO Overall Space Stability Of the 60 NPOs surveyed in total, only 5% own their facilities with the majority renting space or benefitting from donated space. 65% of the the arts and cultural sector is one of the most facility intensive components of the economy. As users of physical infra- structure, the arts and cul- tural sector is one of the most facility-intensive components of the economy. Small to medium-sized professional arts organizations in Calgary spent $1.96 million in 2009 on facility operating expenses1 , representing 12% of all ex- penses (3rd behind artist and administration expenses). The NPOs range in their proportion of revenues allocated to man- aging their facilities. 15% of the professional-stream NPOs spent over 20% of their rev- enues on facility operations. 1 Not including those organizations who temporarily lease space for productions, rehearsals, etc.

SPACE MARKET ANALYSIS

9 Space Market Analysis Of the 60 NPOs surveyed in total, only 5% own their facili- ties with the majority renting space or benefitting from donated space. 65% of the respondents are under leases of one year or less (occasion- ally, this is by choice based on the flexibility required by the organization). % NPOs by Facility Tenure 5% 20% 68% 7% Own Donated/Free Rent Multiple % NPOs by Facility Lease Period 30% 5% 30% 2% 5% 28% Month to month Less than 1 year 1 year 2 years 3 years Over 4 years Over the last three years, rental rates have remained relatively stable for nearly half of the organizations (less than 5% increases) as the economic downturn has worked in the favour of NPO leases. However, it is notable that many lease rates have increased annually at a much higher rate than inflation. % NPOs by Facility Monthly Lease Rates 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% $0 - $100 $101 - $200 $201 - $300 $301 - $400 $401 - $500 $701 - $800 $801 - 900 $901 - $1,000 $1,001 - $1,200 $1,501 - $1,600 $1,801 - $1900 $1,900 - $2,000 $1301 - $1,400 Over $2,000 % NPOs by Facility Annual Lease Rate Increases Stayed the same 1-5% 6-10% 11-15% 16-20% Over 25% NPO Overall Space Stability The fact that 30% of NPOs surveyed are on month-to- month leases suggests that many lease situations are tenuous. Rental rates varied in relation to the size and oper- ations of the respondents, with a significant number of organizations paying over $2,000 in monthly rent. 30% of NPOs surveyed are on month-to-month leases

SPACE MARKET ANALYSIS

10 Space Market Analysis Over the last three years, rental rates have remained relatively stable for nearly half of the organizations (less than 5% increases) as the economic downturn has worked in the favour of NPO leases. However, it is notable that many lease rates have increased annually at a much higher rate than inflation. While the last few years has opened up opportunities for organizations in terms of 3 3 King Edward School Feasibility Study /Free o month n 1 year years have alf of es) as n the otable eased tion. % NPOs by Facility Monthly Lease Rates 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% $0 - $100 $101 - $200 $201 - $300 $301 - $400 $401 - $500 $701 - $800 $801 - 900 $901 - $1,000 $1,001 - $1,200 $1,501 - $1,600 $1,801 - $1900 $1,900 - $2,000 $1301 - $1,400 Over $2,000 % NPOs by Facility Annual Lease Rate Increases 0% 5% 10% 15% 20% 25% 30% 35% 40% Stayed the same 1-5% 6-10% 11-15% 16-20% Over 25% While the last few years has opened up opportunities for organizations in terms of more affordable lease rates, 2/3 of survey respondents expressed that their facilities do not meet their current and short-term needs. In addition, 46% of NPOs surveyed consider their spaces to be under a state of endangerment or insecurity based on their property owner’s plans for redevelopment or shifts in leasing conditions. 3 King Edward School Feasibility Study % NPOs by Facility Lease Period 30% 5% 30% 2% 5% 28% Month to month Less than 1 year 1 year 2 years 3 years Over 4 years Over the last three years, rental rates have remained relatively stable for nearly half of the organizations (less than 5% increases) as the economic downturn has worked in the favour of NPO leases. However, it is notable that many lease rates have increased annually at a much higher rate than inflation. 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% $0 - $100 $101 - $200 $201 - $300 $301 - $400 $401 - $500 $701 - $800 % NPOs by Facility Annual Lease Rate Increases 0% 5% 10% 15% 20% 25% 30% 35% 40% Stayed the same 1-5% 6-10% 11-15% 16-20% Over 25% While the last few years has opened up opportunities for organizations in terms of more affordable lease rates, 2/3 of survey respondents expressed that their facilities do not meet their current and short-term needs. In addition, 46% of NPOs surveyed consider their spaces to be under a state of endangerment or insecurity based on their property owner’s plans for redevelopment or shifts in leasing conditions. more affordable lease rates, 2/3 of survey respondents expressed that their facilities do not meet their current and short-term needs. In addi- tion, 46% of NPOs surveyed consider their spaces to be under a state of endanger- ment or insecurity based on their property owner’s plans for redevelopment or shifts in leasing conditions.

Anecdotally, there is evidence collected through Calgary Arts Development’s commun- ity engagement that many landlords are willing to provide below-market leases to arts and cultural organizations to fill underutilized space, at least until an upturn in the market emerges.

11 Space Market Analysis Anecdotally, there is evidence collected through Calgary Arts Development’s community engagement that many landlords are willing to provide below-market leases to arts and cultural organizations to fill underutilized space, at least until an upturn in the market emerges. % NPOs by Endangered Property 18% 28% 38% 18% Endangered Probably Endangered Probably Secure Very Secure 2/3 of the NPOs surveyed utilize space not under their operations throughout the city on a regular basis. While examples of specific, purpose-built and adapted arts venues were noted, the majority of organizations sought various multi-purpose facilities such as community centres, churches and commercial entertainment spaces to accommodate their production, rehearsal and performance needs. Many of these facilities are not technically sufficient for the arts discipline they accommodate, representing a trade-off of quality with affordability and accessibility for many organizations.

46% of NPOs surveyed consider their spaces to be under a state of endangerment or insecurity 4 Anecdotally, there is evidence collected through Calgary Arts Development’s community engagement that many landlords are willing to provide below-market leases to arts and cultural organizations to fill underutilized space, at least until an upturn in the market emerges. % NPOs by Endangered Property 18% 28% 38% 18% Endangered Probably Endangered Probably Secure Very Secure 2/3 of the NPOs surveyed utilize space not under their operations throughout the city on a regular basis. While examples of specific, purpose-built and adapted arts venues were noted, the majority of organizations sought various multi-purpose facilities such as community centres, churches and commercial entertainment spaces to accommodate their production, rehearsal and performance needs. Many of these facilities are not technically sufficient for the arts discipline they accommodate, representing a trade-off of quality with affordability and accessibility for many organizations.

% NPOs by Alternative Facility Use 66% 34% No Yes % NPOs by Alternative Facility Use 0% 10% 20% 30% 40% 50% 60% Quickdraw Gallery @ Eau Claire Currie_Barracks Cantos Foundation Art Point Post-Secondary Theatres/ Auditoriums Plaza Theatre Emmedia Various Gallery Space Arrata Opera Centre Vertigo Theatre Pumphouse Theatre Jubilee Auditorium EPCOR Centre Various Storage/Warehouses Various Commercial Space Various Community/Faith/Public Space 4 Anecdotally, there is evidence collected through Calgary Arts Development’s community engagement that many landlords are willing to provide below-market leases to arts and cultural organizations to fill underutilized space, at least until an upturn in the market emerges.

% NPOs by Endangered Property 18% 28% 38% 18% Endangered Probably Endangered Probably Secure Very Secure 2/3 of the NPOs surveyed utilize space not under their operations throughout the city on a regular basis. While examples of specific, purpose-built and adapted arts venues were noted, the majority of organizations sought various multi-purpose facilities such as community centres, churches and commercial entertainment spaces to accommodate their production, rehearsal and performance needs. Many of these facilities are not technically sufficient for the arts discipline they accommodate, representing a trade-off of quality with affordability and accessibility for many organizations.

% NPOs by Alternative Facility Use 66% 34% No Yes % NPOs by Alternative Facility Use 0% 10% 20% 30% 40% 50% 60% Quickdraw Gallery @ Eau Claire Currie_Barracks Cantos Foundation Art Point Post-Secondary Theatres/ Auditoriums Plaza Theatre Emmedia Various Gallery Space Arrata Opera Centre Vertigo Theatre Pumphouse Theatre Jubilee Auditorium EPCOR Centre Various Storage/Warehouses Various Commercial Space Various Community/Faith/Public Space 2/3 of the NPOs surveyed utilize space not under their operations throughout the city on a regular basis. While ex- amples of specific, purpose- built and adapted arts venues were noted, the majority of organizations sought vari- ous multi-purpose facilities such as community centres, churches and commercial entertainment spaces to ac- commodate their production, rehearsal and performance needs. Many of these facilities are not technically sufficient for the arts discipline they accommodate, representing a trade-off of quality with af- fordability and accessibility for many organizations.

% NPOs by Endangered Property

12 Space Market Analysis Potential Tenant NPOs – Basic Information 42 of the 60 organizations surveyed identified an interest in locating in a new multi- tenant arts incubator facility in Calgary. Based on the organizations surveyed who expressed interest in a multi- tenant arts centre, the esti- mated market range for work/ production/rehearsal space is 123,850 sq. ft. to 153,600 sq. ft. Over half of the NPOs inter- ested in locating to an incuba- tor facility are Performing Arts, followed by Visual and Craft and Festivals. The extensive demand from organizations in the Performing Arts reflects a long-standing deficiency in Calgary for appropriate and technically sufficient rehears- al/creation and performance space1 .

1 Calgary Arts Development Authority and City of Calgary, Current State of Cultural Spaces for the Arts in Calgary, 2007. While additional seating cap- acity has been added over the last few years, the net gain has kept Calgary in the lower end of per capita benchmarks across the country. The loss of Currie Barracks’ rehearsal spaces to redevelopment and future temporary clos- ures of the EPCOR Centre for the Performing Arts and Pumphouse Theatre to ac- commodate their major reno- vations could make this lack of infrastructure critical. The annual budgets, current space usage and number of employees of the Potential Tenant NPOs suggest that there is a considerable market for small-scale spaces that could accommodate micro- organizations of 5 or less employees.

42 of the 60 organizations surveyed identified an interest in locating in a new multi-tenant arts incubator facility in Calgary

13 Space Market Analysis 5 King Edward School Feasibility Study Potential Tenant NPOs – Basic Information 42 of the 60 organizations surveyed identified an interest in locating in a new multi-tenant arts incubator facility in Calgary. Based on the organizations surveyed who expressed interest in a multi-tenant arts centre, the estimated market range for work/production/rehearsal space is 123,850 sq. ft. to 153,600 sq. ft. Over half of the NPOs interested in locating to an incubator facility are Performing Arts, followed by Visual and Craft and Festivals. The extensive demand from organizations in the Performing Arts reflects a long-standing deficiency in Calgary for appropriate and technically sufficient rehearsal/creation and performance space4.

While additional seating capacity has been added over the last few years, the net gain has kept Calgary in the lower end of per capita benchmarks across the country. The loss of Currie Barracks’ rehearsal spaces to redevelopment and future temporary closures of the EPCOR Centre for the Performing Arts and Pumphouse Theatre to accommodate their major renovations could make this lack of infrastructure critical. The annual budgets, current space usage and number of employees of the Potential Tenant NPOs suggest that there is a considerable market for small-scale spaces that could accommodate micro-organizations of 5 or less employees.

4 Calgary Arts Development Authority and City of Calgary, Current State of Cultural Spaces for the Arts in Calgary, 2007. % Potential Tenant NPOs by Major Disciplinary Category 2% 12% 10% 52% 19% 5% Collecting Institutions Festival Media Arts Performing Arts Visual & Craft Arts Services/Education % Potential Tenant NPOs by Organization Structure 19% 14% 14% 43% 10% Business Charity Incorporated Not-for- profit Company Incorporated Not-for- profit Society Incorporated Not-for- profit Society/Charity % Potential Tenant NPOs by Annual Budget 0 1 2 3 4 5 6 7 8 9 Annual budget is not yet determined Under $10,000 $10K - $25K $26K - $50K $501K - $1M $51K - $100K $101K - $250K $251K - $500K Over $1M 5 5 King Edward School Feasibility Study 19% 14% 14% 43% 10% Charity Incorporated Not-for- profit Company Incorporated Not-for- profit Society Incorporated Not-for- profit Society/Charity % Potential Tenant NPOs by Annual Budget 0 1 2 3 4 5 6 7 8 9 Annual budget is not yet determined Under $10,000 $10K - $25K $26K - $50K $501K - $1M $51K - $100K $101K - $250K $251K - $500K Over $1M 6 % Potential Tenant NPOs by Current Space Use 0% 5% 10% 15% 20% 25% 30% 35% 40% Under 200 sq. ft.

200 - 500 sq. ft. 501 - 1,000 sq. ft. 1,001 - 2,000 sq. ft. 2,001 - 4,000 sq. ft. 4,000 - 5,000 sq. ft. 5,001 - 10,000 sq. ft. Over 10,000 sq. ft. % Potential Tenant NPOs by Full Time Employees 0 5 10 15 20 25 None 1 to 5 11 to 20 21 to 50 Over 50 Potential Tenant NPOs – Expansion Plans Nearly ¾ of the NPOs surveyed identified a potential relocation as part of their expansion plans, illustrating a substantial market to capture through the King Edward School project. Over ½ of the organizations are intending to expand or relocate within the next two years. % Potential Tenant NPOs by Expansion Plan 7% 12% 62% 14% 5% Expanding its current space Opening additional space elsewhere Relocating its current operations Staying in current situation Other % Potential Tenant NPOs by Timing of Expansion 20% 17% 17% 20% 6% 20% Immediately One year Two years Three to five years Five or more years Flexible (whenever the right space becomes available) 6 King Edward School Feasibility Study % Potential Tenant NPOs by Current Space Use 0% 5% 10% 15% 20% 25% 30% 35% 40% Under 200 sq. ft.

200 - 500 sq. ft. 501 - 1,000 sq. ft. 1,001 - 2,000 sq. ft. 2,001 - 4,000 sq. ft. 4,000 - 5,000 sq. ft. 5,001 - 10,000 sq. ft. Over 10,000 sq. ft. % Potential Tenant NPOs by Full Time Employees 0 5 10 15 20 25 None 1 to 5 11 to 20 21 to 50 Over 50 Potential Tenant NPOs – Expansion Plans Nearly ¾ of the NPOs surveyed identified a potential relocation as part of their expansion plans, illustrating a substantial market to capture through the King Edward School project. Over ½ of the organizations are intending to expand or relocate within the next two years. % Potential Tenant NPOs by Expansion Plan 7% 12% 62% 14% 5% Expanding its current space Opening additional space elsewhere Relocating its current operations Staying in current situation Other % Potential Tenant NPOs by Timing of Expansion 20% 17% 17% 20% 6% 20% Immediately One year Two years Three to five years Five or more years Flexible (whenever the right space becomes available) % Potential Tenant NPOs by Current Space Use 0% 5% 10% 15% 20% 25% 30% 35% 40% Under 200 sq. ft.

200 - 500 sq. ft. 501 - 1,000 sq. ft. 1,001 - 2,000 sq. ft. 2,001 - 4,000 sq. ft. 4,000 - 5,000 sq. ft. 5,001 - 10,000 sq. ft. Over 10,000 sq. ft. % Potential Tenant NPOs by Full Time Employees 21 to 50 Over 50 Potential Tenant NPOs – Expansion Plans Nearly ¾ of the NPOs surveyed identified a potential relocation as part of their expansion plans, illustrating a substantial market to capture through the King Edward School project. Over ½ of the organizations are intending to expand or relocate within the next two years. % Potential Tenant NPOs by Expansion Plan 7% 12% 62% 14% 5% Expanding its current space Opening additional space elsewhere Relocating its current operations Staying in current situation Other % Potential Tenant NPOs by Current Space Use 0% 5% 10% 15% 20% 25% 30% 35% 40% Under 200 sq. ft.

200 - 500 sq. ft. 501 - 1,000 sq. ft. 1,001 - 2,000 sq. ft. 2,001 - 4,000 sq. ft. 4,000 - 5,000 sq. ft. 5,001 - 10,000 sq. ft. Over 10,000 sq. ft. % Potential Tenant NPOs by Full Time Employees 11 to 20 21 to 50 Over 50 Potential Tenant NPOs – Expansion Plans Nearly ¾ of the NPOs surveyed identified a potential relocation as part of their expansion plans, illustrating a substantial market to capture through the King Edward School project. Over ½ of the organizations are intending to expand or relocate within the next two years. % Potential Tenant NPOs by Expansion Plan 7% 12% 62% 14% 5% Expanding its current space Opening additional space elsewhere Relocating its current operations Staying in current situation Other 5 King Edward School Feasibility Study Potential Tenant NPOs – Basic Information 42 of the 60 organizations surveyed identified an interest in locating in a new multi-tenant arts incubator facility in Calgary. Based on the organizations surveyed who expressed interest in a multi-tenant arts centre, the estimated market range for work/production/rehearsal space is 123,850 sq. ft. to 153,600 sq. ft.

Over half of the NPOs interested in locating to an incubator facility are Performing Arts, followed by Visual and Craft and Festivals. The extensive demand from organizations in the Performing Arts reflects a long-standing deficiency in Calgary for appropriate and technically sufficient rehearsal/creation and performance space4. While additional seating capacity has been added over the last few years, the net gain has kept Calgary in the lower end of per capita benchmarks across the country. The loss of Currie Barracks’ rehearsal spaces to redevelopment and future temporary closures of the EPCOR Centre for the Performing Arts and Pumphouse Theatre to accommodate their major renovations could make this lack of infrastructure critical.

The annual budgets, current space usage and number of employees of the Potential Tenant NPOs suggest that there is a considerable market for small-scale spaces that could accommodate micro-organizations of 5 or less employees. 4 Calgary Arts Development Authority and City of Calgary, Current State of Cultural Spaces for the Arts in Calgary, 2007. % Potential Tenant NPOs by Major Disciplinary Category 2% 12% 10% 52% 19% 5% Collecting Institutions Festival Media Arts Performing Arts Visual & Craft Arts Services/Education % Potential Tenant NPOs by Organization Structure 19% 14% 14% 43% 10% Business Charity Incorporated Not-for- profit Company Incorporated Not-for- profit Society Incorporated Not-for- profit Society/Charity % Potential Tenant NPOs by Annual Budget 0 1 2 3 4 5 6 7 8 9 Annual budget is not yet determined Under $10,000 $10K - $25K $26K - $50K $501K - $1M $51K - $100K $101K - $250K $251K - $500K Over $1M

14 Space Market Analysis Nearly ¾ of the NPOs sur- veyed identified a potential relocation as part of their expansion plans, illustrating a substantial market for future development projects. Over ½ of the organizations are in- tending to expand or relocate within the next two years. 6 % Potential Tenant NPOs by Current Space Use 0% 5% 10% 15% 20% 25% 30% 35% 40% Under 200 sq. ft. 200 - 500 sq. ft. 501 - 1,000 sq. ft. 1,001 - 2,000 sq. ft. 2,001 - 4,000 sq. ft. 4,000 - 5,000 sq. ft. 5,001 - 10,000 sq. ft. Over 10,000 sq. ft. % Potential Tenant NPOs by Full Time Employees 0 5 10 15 20 25 None 1 to 5 11 to 20 21 to 50 Over 50 Potential Tenant NPOs – Expansion Plans Nearly ¾ of the NPOs surveyed identified a potential relocation as part of their expansion plans, illustrating a substantial market to capture through the King Edward School project. Over ½ of the organizations are intending to expand or relocate within the next two years. % Potential Tenant NPOs by Expansion Plan 7% 12% 62% 14% 5% Expanding its current space Opening additional space elsewhere Relocating its current operations Staying in current situation Other % Potential Tenant NPOs by Timing of Expansion 20% 17% 17% 20% 6% 20% Immediately One year Two years Three to five years Five or more years Flexible (whenever the right space becomes available) Potential Tenant NPOs – Expansion Plans over ½ of the organizations are intending to expand or relocate within the next two years

15 Aside from the large floor- plates (over 5,000 sq. ft.) required by NPOs looking for rehearsal/performance space, the most significant demand is for small units of 500 sq. ft. or less (26%) and medium- sized units of 800 sq. ft. to 1,500 sq. ft. (22%). To understand the types of potential spaces that are in high demand by NPOs, mar- ket information was collected on three types of spaces: • leasable space dedicated to the operations of the Potential Tenant NPO, • preferred amenities that could be shared with other tenants and paid for through a proportionate share of common area costs or on a per/use basis, and • space that was in demand for short-term rental by non-tenant NPOs Potential Tenant NPOs – Space Demand The types of leasable space identified most often by Potential Tenant NPOs was Office Space (76%), followed by Theatre/Performance Space (64%), General Storage (55%), Conference/ Meeting Room (50%), and Flexible Rehearsal (48%). General Purpose Workshop, Ticketing/ Box Office, Kitchen and Copier/Office Equipment space were also identified as high priorities.

16 Potential Tenant NPOs – Space Demand Aside from the large floorplates (over 5,000 sq. ft.) required by NPOs looking for rehearsal/performance space, the most significant demand is for small units of 500 sq. ft. or less (26%) and medium-sized units of 800 sq. ft. to 1,500 sq. ft. (22%). % Potential Tenant NPOs by Preferred Space Size 0% 2% 4% 6% 8% 10% 12% 14% 16% 18% Under 200 sq. ft. 201-350 sq. ft. 351-500 sq. ft. 501-650 sq. ft. 651-800 sq. ft. 801-1,000 sq. ft. 1,001-1,200 sq. ft. 1,201-1,500 sq. ft. 1,501-2,000 sq. ft. 2,001-3,000 sq. ft. 3,001-4,000 sq.ft. 4,001-5,000 sq. ft. 5,001-10,000 sq.ft. Over 10,000 sq. ft. To understand the types of potential spaces that are in high demand by NPOs and could be provided within the King Edward School project, market information was collected on The types of leasable space identified most often by Potential Tenant NPOs was Office Space (76%), followed by Theatre/Performance Space (64%), General Storage (55%), Conference/ Meeting Room (50%), and Flexible Rehearsal (48%). General Purpose Workshop, Ticketing/ Box Office, Kitchen and Copier/Office Equipment space were also identified as high priorities. % Potential Tenant NPOs by Leasable Space Gallery Space Other Retail Space Bike Storage Sprung Dance Floor Green Space Classroom Color Copier/Office Equipment Kitchen Ticketing/Box Office General Purpose Workshop Flexible Rehearsal Space Conference/Meeting Room General Storage Theatre/Performance Space Office Space 7 King Edward School Feasibility Study Potential Tenant NPOs – Space Demand Aside from the large floorplates (over 5,000 sq. ft.) required by NPOs looking for rehearsal/performance space, the most significant demand is for small units of 500 sq. ft. or less (26%) and medium-sized units of 800 sq. ft. to 1,500 sq. ft. (22%). % Potential Tenant NPOs by Preferred Space Size 0% 2% 4% 6% 8% 10% 12% 14% 16% 18% Under 200 sq. ft.

201-350 sq. ft. 351-500 sq. ft. 501-650 sq. ft. 651-800 sq. ft. 801-1,000 sq. ft. 1,001-1,200 sq. ft. 1,201-1,500 sq. ft. 1,501-2,000 sq. ft. 2,001-3,000 sq. ft. 3,001-4,000 sq.ft. 4,001-5,000 sq. ft. 5,001-10,000 sq.ft. Over 10,000 sq. ft. To understand the types of potential spaces that are in high demand by NPOs and could be provided within the King Edward School project, market information was collected on three types of spaces: • leasable space dedicated to the operations of the Potential Tenant NPO, • preferred amenities that could be shared with other tenants and paid for through a proportionate share of common area costs or on a per/use basis, and • space that was in demand for short- term rental by non-tenant NPOs The types of leasable space identified most often by Potential Tenant NPOs was Office Space (76%), followed by Theatre/Performance Space (64%), General Storage (55%), Conference/ Meeting Room (50%), and Flexible Rehearsal (48%). General Purpose Workshop, Ticketing/ Box Office, Kitchen and Copier/Office Equipment space were also identified as high priorities. % Potential Tenant NPOs by Leasable Space 0% 20% 40% 60% 80% Printmaking Facilities Dark Room Outdoor Work Area Metal/Wood Shop Sound Proofed Recording Studio Video/Film Projection Paint and Wet Room Gallery Space Other Retail Space Bike Storage Sprung Dance Floor Green Space Classroom Color Copier/Office Equipment Kitchen Ticketing/Box Office General Purpose Workshop Flexible Rehearsal Space Conference/Meeting Room General Storage Theatre/Performance Space Office Space the most significant demand is for small units of 500 sq. ft. or less and medium-sized units of 800 sq. ft. to 1,500 sq. ft.

17 Space Market Analysis The types of shared amenities and services preferred most often by Potential Tenant NPOs was similar to their core needs including Theatre/ Performance Space (40%), Office Space (36%), Flexible 8 King Edward School The types of shared amenities and services preferred most often by Potential Tenant NPOs was similar to their core needs including Theatre/ Performance Space (40%), Office Space (36%), Flexible Rehearsal (31%), Conference/Meeting Room (31%), and Administration Services (24%) % Potential Tenant NPOs by Preferred Type of Shared Space 0% 10% 20% 30% 40% 50% None Metal/Wood Shop Video/Film Projection Green Space Sound Proofed Recording Studio Paint and Wet Room Color Copier/Office Equipment Retail Space Sprung Dance Floor Kitchen Ticketing/Box Office Other General Purpose Workshop Gallery Space Classroom General Storage Administrative Services Conference/Meeting Room Flexible Rehearsal Space Office Space Theatre/Performance Space The types of short-term rental spaces preferred most often by Potential Tenant NPOs was similar to their core needs including Theatre/ Performance Space (53%), Conference/Meeting Room (36%), Flexible Rehearsal (24%), Office Space (24%), and Classroom (20%) % Potential Tenant NPOs by Preferred Type of Short-term Leasable Space 0% 10% 20% 30% 40% 50% 60% Dark Room Glass Hot Shop Foundry Area Bike Storage Printmaking Facilities Ceramics Studio/Kiln Kitchen Green Space Metal/Wood Shop Retail Space Outdoor Work Area Paint and Wet Room Color Copier/Office Equipment Other Sprung Dance Floor Video/Film Projection Sound Proofed Recording Studio General Purpose Workshop Gallery Space General Storage Ticketing/Box Office Classroom Office Space Flexible Rehearsal Space Conference/Meeting Room Theatre/Performance Space 8 King Edward School Feasibility Study The types of shared amenities and services preferred most often by Potential Tenant NPOs was similar to their core needs including Theatre/ Performance Space (40%), Office Space (36%), Flexible Rehearsal (31%), Conference/Meeting Room (31%), and Administration Services (24%) % Potential Tenant NPOs by Preferred Type of Shared Space 0% 10% 20% 30% 40% 50% None Metal/Wood Shop Video/Film Projection Green Space Sound Proofed Recording Studio Paint and Wet Room Color Copier/Office Equipment Retail Space Sprung Dance Floor Kitchen Ticketing/Box Office Other General Purpose Workshop Gallery Space Classroom General Storage Administrative Services Conference/Meeting Room Flexible Rehearsal Space Office Space Theatre/Performance Space The types of short-term rental spaces preferred most often by Potential Tenant NPOs was similar to their core needs including Theatre/ Performance Space (53%), Conference/Meeting Room (36%), Flexible Rehearsal (24%), Office Space (24%), and Classroom (20%) % Potential Tenant NPOs by Preferred Type of Short-term Leasable Space 0% 10% 20% 30% 40% 50% 60% Dark Room Glass Hot Shop Foundry Area Bike Storage Printmaking Facilities Ceramics Studio/Kiln Kitchen Green Space Metal/Wood Shop Retail Space Outdoor Work Area Paint and Wet Room Color Copier/Office Equipment Other Sprung Dance Floor Video/Film Projection Sound Proofed Recording Studio General Purpose Workshop Gallery Space General Storage Ticketing/Box Office Classroom Office Space Flexible Rehearsal Space Conference/Meeting Room Theatre/Performance Space Rehearsal (31%), Conference/ Meeting Room (31%), and Administration Services (24%) The types of short-term rental spaces preferred most often by Potential Tenant NPOs was similar to their core needs in- cluding Theatre/ Performance Space (53%), Conference/ Meeting Room (36%), Flexible Rehearsal (24%), Office Space (24%), and Classroom (20%)

18 It is important to understand the intensity of uses that Potential Tenant NPOs will bring to a given development and the associated parking requirements. The number of annual events, people visits per day, and people per event provides an indication of the potential flows in and out of the site. Most organ- izations (86%) had limited to low intensity uses with 12% requiring a site that could accommodate high intensity uses. Depending on com- munity insight, certain intensi- ties of use may not be suitable for particular sites due to traffic impacts and parking limitations.

9 Potential Tenant NPOs – Intensity of Uses Recognizing the King Edward School’s location in the middle of a mature residential neighbourhood, it is important to understand the intensity of uses that Potential Tenant NPOs would bring to the site and the associated parking requirements. Number of people visits/day, annual events and people/event provide an indication of the potential flows in and out of the site. Most organizations (86%) had limited to low intensity uses with 12% requiring a site that could accommodate high intensity uses. Depending on community insight, High intensity uses may not be suitable for the King Edward School site due to traffic impacts and parking limitations.

% Potential Tenant NPOs by Number of People/Clients Visits/Day 62% 24% 2% 12% Limited (None - 10/day) Low Intensity (11-50/day) Medium Intensity (51-100/day) High Intensity (Over 100/day) % Potential Tenant NPOs by Number of Events Annually 51-100 Over 100 % Potential Tenant NPOs by Number of People Visits/Event 0% 5% 10% 15% 20% 25% 30% 35% 40% 1-10 11-20 21-50 51-100 101-250 251-500 Over 500 Potential Tenant NPOs – Parking Requirements The parking needs of Potential Tenant NPOs will need to be accommodated on the King Edward School site in a balanced approach to recognizing and encouraging alternative modes of transportation for staff, clients and audience members. Of the NPOs interested in a multi- tenant centre location, 55% identified parking as a ‘need to have’, while slightly less described parking as more of a ‘nice to have’ amenity. % Potential Tenant NPOs by Parking Need 55% 45% Need to have Nice to have Potential Tenant NPOs – Intensity of Uses 9 Potential Tenant NPOs – Intensity of Uses Recognizing the King Edward School’s location in the middle of a mature residential neighbourhood, it is important to understand the intensity of uses that Potential Tenant NPOs would bring to the site and the associated parking requirements. Number of people visits/day, annual events and people/event provide an indication of the potential flows in and out of the site. Most organizations (86%) had limited to low intensity uses with 12% requiring a site that could accommodate high intensity uses. Depending on community insight, High intensity uses may not be suitable for the King Edward School site due to traffic impacts and parking limitations.

% Potential Tenant NPOs by Number of People/Clients Visits/Day 62% 24% 2% 12% Limited (None - 10/day) Low Intensity (11-50/day) Medium Intensity (51-100/day) High Intensity (Over 100/day) % Potential Tenant NPOs by Number of Events Annually 0% 5% 10% 15% 20% 25% 30% 1-3 4-10 11-20 21-50 51-100 Over 100 % Potential Tenant NPOs by Number of People Visits/Event 0% 5% 10% 15% 20% 25% 30% 35% 40% 1-10 11-20 21-50 51-100 101-250 251-500 Over 500 Potential Tenant NPOs – Parking Requirements The parking needs of Potential Tenant NPOs will need to be accommodated on the King Edward School site in a balanced approach to recognizing and encouraging alternative modes of transportation for staff, clients and audience members. Of the NPOs interested in a multi- tenant centre location, 55% identified parking as a ‘need to have’, while slightly less described parking as more of a ‘nice to have’ amenity. % Potential Tenant NPOs by Parking Need 55% 45% Need to have Nice to have people/event provide an indication of the potential flows in and out of the site. Most organizations (86%) had limited to low intensity uses with 12% requiring a site that could accommodate high intensity uses. Depending on community insight, High intensity uses may not be suitable for the King Edward School site due to traffic impacts and parking limitations.

% Potential Tenant NPOs by Number of People/Clients Visits/Day 62% 24% 2% 12% Limited (None - 10/day) Low Intensity (11-50/day) Medium Intensity (51-100/day) High Intensity (Over 100/day) % Potential Tenant NPOs by Number of Events Annually 0% 5% 10% 15% 20% 25% 30% 1-3 4-10 11-20 21-50 51-100 Over 100 Space Market Analysis

19 Space Market Analysis The parking needs of Potential Tenant NPOs should be considered in a balanced approach to recognizing and encouraging alternative modes of transportation for staff, clients and audience members. Of the NPOs inter- ested in a multi-tenant centre location, 55% identified park- ing as a ‘need to have’, while slightly less described parking as more of a ‘nice to have’ amenity. The parking requirements of Potential Tenant NPOs varied, depending on their mandate for presentation and large events. 30% of the organiza- tions could be accommodated with less than 3 spaces. While over half of the organizations would expect parking to be provided at no cost, daily and monthly parking could provide additional revenue as 47% of NPOs were willing to pay for parking.

Potential Tenant NPOs – Parking Requirements The parking requirements of Potential Tenant NPOs varied, depending on their mandate for presentation and large events. 30% of the organizations could be accommodated with less than 3 spaces. While over half of the organizations would expect parking to provided at no cost, daily and monthly parking could provide the King Edward School project additional revenue based on 47% of NPOs willing to pay for parking. % Potential Tenant NPOs by Parking Space Requirements 17% 0% 13% 13% 17% 13% 4% 22% 1 2 3 4 to 10 11 to 20 21 to 50 51 to 100 Over 100 % Potential Tenant NPOs by Ability to Pay 17% Potential Tenant NPOs identified a number of alternative modes of transportation that suggest the standard parking ratios applied by the City of Calgary may be overstated for the proposed users of the King Edward School. High utilization of Transit (88%) followed by Car Sharing (24%), Car Pooling (24%) and Bike use (19%) suggest that the King Edward School could be positioned as a more sustainable community of tenants.

% Potential Tenant NPOs by Use of Alternative Modes of Transportation 88% 24% 19% 24% 7%10% Transit Carpooling Bike Car Sharing None Other The parking requirements of Potential Tenant NPOs varied, depending on their mandate for presentation and large events. 30% of the organizations could be accommodated with less than 3 spaces. While over half of the organizations would expect parking to provided at no cost, daily and monthly parking could provide the King Edward School project additional revenue based on 47% of NPOs willing to pay for parking. % Potential Tenant NPOs by Parking Space Requirements 17% 0% 13% 13% 17% 13% 4% 22% 1 2 3 4 to 10 11 to 20 21 to 50 51 to 100 Over 100 % Potential Tenant NPOs by Ability to Pay 17% Potential Tenant NPOs identified a number of alternative modes of transportation that suggest the standard parking ratios applied by the City of Calgary may be overstated for the proposed users of the King Edward School. High utilization of Transit (88%) followed by Car Sharing (24%), Car Pooling (24%) and Bike use (19%) suggest that the King Edward School could be positioned as a more sustainable community of tenants.

% Potential Tenant NPOs by Use of Alternative Modes of Transportation 88% 24% 19% 24% 7%10% Transit Carpooling Bike Car Sharing None Other The parking requirements of Potential Tenant NPOs varied, depending on their mandate for presentation and large events. 30% of the organizations could be accommodated with less than 3 spaces. While over half of the organizations would expect parking to provided at no cost, daily and monthly parking could provide the King Edward School project additional revenue based on 47% of NPOs willing to pay for parking. % Potential Tenant NPOs by Parking Space Requirements 17% 0% 13% 13% 17% 13% 4% 22% 1 2 3 4 to 10 11 to 20 21 to 50 51 to 100 Over 100 % Potential Tenant NPOs by Ability to Pay 17% 30% 52% Daily Parking Monthly Parking Not Willing to Pay Potential Tenant NP alternative modes of the standard parking of Calgary may proposed users of High utilization of T Car Sharing (24%), C use (19%) suggest th could be positioned community of tenants % Potentia Use of Alternative 24% 19% 24% 7%10% 55% identified parking as a ‘need to have’, while slightly less described parking as more of a ‘nice to have’

20 Space Market Analysis Potential Tenant NPOs identi- fied a number of alternative modes of transportation that suggest the standard parking ratios applied by the City of Calgary may be overstated for certain developments. High utilization of Transit (88%) fol- lowed by Car Sharing (24%), Car Pooling (24%) and Bike use (19%) suggest that these centres could be positioned as a more sustainable com- munity of tenants. Potential Tenant NPOs identified a number of alternative modes of transportation that suggest the standard parking ratios applied by the City of Calgary may be overstated for the proposed users of the King Edward School. High utilization of Transit (88%) followed by Car Sharing (24%), Car Pooling (24%) and Bike use (19%) suggest that the King Edward School could be positioned as a more sustainable community of tenants.

% Potential Tenant NPOs by Use of Alternative Modes of Transportation 88% 24% 19% 24% 7%10% Transit Carpooling Bike Car Sharing None Other Potential Tenant NPOs – Alternative Transportation Use

21

22 Space Market Analysis

23 Space Market Analysis C. Individual Artists In 2010, Hill Strategies Research Inc., a specialist firm focused on the cultural sector, undertook a targeted analysis of artists and cul- tural workers in Canada’s largest cities. Using 2006 Census data, nine cultural occupations in Calgary were mapped and analysed. The key insights include: Calgary is home to over 40% of Alberta’s artists, with nearly half of those artists living in 10 inner-city neighbourhoods surrounding the Centre City. The neighbourhoods with the top concentrations of artists are also the communities with the highest concentrations of cultural industry workers (a more expansive definition of 42 occupations that include design, film, media, etc.). While 42% of all Calgary artists have at least a bach- elor’s degree, this investment in education does not neces- sarily translate into higher earning potential.

The median earnings of artists in Calgary is $14,500, which is 54% less than all Calgary workers. Increasing at a rate of 12%, the number of artists between 2001 and 2006 did not match the growth in the overall labour force (18%). Calgary is tied with Ottawa for the highest percentage of female artists among the five cities in the study with 60%. Calgary is home to over 40% of Alberta’s artists

24 Space Market Analysis Calgary is a young entrepre- neurial city with an emerging arts scene and growing number of creative gradu- ates. The city’s four major institutions generate 7,000 graduates annually in creative industry related degrees and diplomas. In particular, ACAD’s influence on the avail- ability of visual artist studio space in Calgary is consider- able as many of the existing artist-run centres and studio collectives have been initi- ated, and continue to be man- aged, by different generations of that institution’s graduates. However, the real estate market dynamics and high cost of living over the last five years has made Calgary a challenging environment for individual artists to develop their professional careers and for artist-focused spaces to be sustainable.

Similar to the outcomes of previous research, a series of informal dialogues held in 2010 between Calgary Arts Development board mem- bers and some of Calgary’s emerging and established artists from various disciplines reinforced the urgency of the space challenges in Calgary. Among the most important issues identified by the artists were the lack of affordable, accessible and suitable cre- ation/production spaces and live/work opportunities. Exacerbating the issue is the instability and limited quality of existing artist studio space across the city. While deliv- ering much-needed creation space on limited budgets, art- ist-run facilities such as Pith Gallery and Studios, Untitled Art Society, and Artpoint Gallery and Studios Society all have short- to medium-term instability associated with their current locations. Some of the largest single providers of studio spaces in the city are private sector land owners at the Cannery Row and Art Central, though each has limitations in addressing the needs of emerging artists due to their price points and lease terms.

25 Space Market Analysis Of the 150 artists who com- pleted the survey, visual art- ists represented the majority at 64%. Artists in their 20s represented the largest pro- portion surveyed with 34%. As a market for potential studios and live/work units, this is considered a market strength. Younger artists are typically in greater need of affordable space, do not own homes and are more apt to relocate. As illustrated above in the 2006 census analysis, survey respondents have high levels of formal education, with 46% achieving a bachelor’s degree and 17% with a master’s degree.

Individual Artists – Basic Information

26 Space Market Analysis 69% of artist respondents have some sort of dedicated space for their art practice. Various scenarios are evident in terms of the size and location of that space – nearly ½ of the artists work out of their home and only 23% have dedicated studio/production space outside of their homes. Of those working spaces, nearly 60% are under 200 sq. ft. Individual Artists – Current Studio Use

27 Space Market Analysis 27 61% of artists rent studios or operate out of donated spaces across Calgary. As one indicator of the market’s instability, artists have used most of their existing studio spaces for less than 5 years. Over ½ of the artists pay less than $400/month in rent for their studios. Over 40% of Individual Artists – Current Studio Use artists that are renting space have experienced no increas- es in their rental rates over the last three years. However, 80% of artists who are rent- ing are on less than one year agreements, reflecting a per- spective from 60% of artists who consider their spaces to be endangered.

28 Space Market Analysis Based on the artists surveyed who expressed an interest in studio space, the estimated market range for work-only studios is 61,300 sq. ft. to 85,400 sq. ft. Nearly ¾ of artists surveyed could be accommodated in studios less than 500 sq. ft. with nearly 25% looking for small studio space under 200 sq. ft. Rental rates below $400/ month would be attractive to a large portion of the market for studios. While individual private stu- dios are preferred by most artists regardless of discipline, there is a greater interest for shared or communal spaces illustrated by Theatre, Dance and Craft artists. There is a preference for 1-2 year lease periods for all three potential tenure configurations. The top five most important studio space attributes for artists include 24/7 access Individual Artists – Studio Preferences (55%), natural light (44%), in-suite water access (38%), broadband internet access (30%) and high ceilings (29%). The top five preferences for shared amenities in a studio building include gallery space (33%), kitchen (26%), general purpose studio space (23%), metal/wood shop (23%) and green space (17%).

29 Space Market Analysis private studios are preferred by most artists regardless of discipline

30 Space Market Analysis According to a recent an- alysis of 2006 census data1 , Calgary’s arts and culture occupations have over double the rate of self-employment compared to the overall labour force in the city (30% vs 12% respectively). While the census data illustrates the income challenges of individ- ual artists in Calgary, the sur- vey outcomes suggests that a more nuanced understanding of how artists make a living in the city is useful. A variety of household income levels are apparent across Potential Tenant Artists, reflecting a balance of ages and career stages of those who surveyed. It is also recognized that many artists supplement their in- come with employment out- side of their arts practice or rely on spouses for support. Consistent with recent re- search on the mobility of 1 Calgary Economic Development, Calgary: Talent and Innovation – Creative Industries Sector Profile, 2010. Individual Artists – Work Patterns and Incubation Services artists’ work across sectors2 , Potential Tenant Artists illus- trated a pervasive and fluid crossover from commercial, non-profit and community sectors as they build their careers. Artists surveyed described a range of combin- ations in terms of self-employ- ment, freelancing, contracts and funded projects, reflecting various income sources: • 55% of artists surveyed made more than ½ of their income from the commercial arts sector • 36% of artists surveyed made a majority of their in- come in the non-profit arts sector • 9% of artists surveyed made a majority of their income from the community arts sector.

Regardless of which sector they were most active in, only 14% of artists made a major- ity of their income outside of 2 Markusen, Ann et al, Crossover – How Artists Build Careers Across Commercial, Nonprofit and Community Work, 2006. the overall arts and cultural sector. There is a strong indication from those artists surveyed that they desire to become better entrepreneurs so that they can make a living at their artistic practice. 62% of artists identified their business support needs as medium level (to enter new product areas and new selling/exhib- ition opportunities) or high levels of support (significant training and/or business development, access to facili- ties, networks and resources). The top five areas of incuba- tion services required are Showcasing (57%), Marketing (54%), Networking (52%), Access to Equipment/ Technology (42%) and Business Support/ Mentoring (38%).

Potential Tenant Artists illustrated a pervasive and fluid crossover from commercial, non-profit and community sectors as they build their careers.

31 Space Market Analysis

32 Space Market Analysis The threshold for affordable housing initiatives in Calgary are targeted to households with 65% or less of median household income, mean- ing households with a gross annual income below $44,000 annually1 . Based on the household incomes of artists illustrated earlier, there is a substantial case to be made for below-market housing that accommodates the unique needs of artists and their families. 40% of artists surveyed have household annual incomes that are less than $44,000. Of that percentage, the afford- able monthly rent thresholds 1 City of Calgary, Community and Neighbourhood Services, Social Research Unit, Research Summary #01, 2011.

Individual Artists – Live/Work Preferences determined by the City are: • $750 - $1,100 (for 13% of artists who have house- hold income between $30,000 - $40,000); • $500 - $750 (for 9% of art- ists who have household income between $20,000 - $30,000); • $250 - $500 (for 9% of art- ists who have household income between $10,000 - $20,000); and • $0 - $250 (for 3% of art- ists who have household income less than $10,000). Based on City of Calgary figures for 2010, the average monthly rents for apart- ments was $971, broken down into the following unit configurations: • Bachelor - $711 • 1 Bedroom - $895 • 2 Bedroom – $1,072 • 3+ Bedroom - $1,060 These averages suggest that 21% of the artists surveyed would be unable to find apart- ments within the affordable rent range in Calgary. Based on the artists surveyed, nearly half could not afford the aver- age monthly rental rate of apartments.

Aside from the affordability threshold for live/work units, artist respondents provided information on other space preferences: 40% of artists surveyed have household annual incomes that are less than $44,000

33 Space Market Analysis Nearly 2/3 of artists surveyed would look for a building where there was an oppor- tunity to have live and work space, but not integrated into the same unit. Over 25% preferred renting their space, some with the op- tion to buy. Varying interest in shared equity models such as co-housing and co-operatives was expressed. 58% of the artists surveyed believed it was beneficial to have artists in the same build- ing; slightly higher percent- ages agreed it was important to have other artists in the same neighbourhood (62%).

34 Space Market Analysis

35 among the most important issues identified by the art- ists were the lack of affordable, accessible and suitable creation/ production spaces and live/work opportunities