You Know What Really Grinds My Gears? Now with 3x more gears...

[PepsiFree]

Originally Posted by Table 5

I work next to Fort Calgary and bike through EV most days. It's still a cool neighborhood, and the river pathway is awesome. But it's clearly a stalled neighborhood and that reason for that stall is apparent after 5 minutes of being there. Pretty much every where you go, from the river to the library to the streets around...you're around drug use and homelessness.

Few people want to live in, or hang out, or do business in an area with such an obvious problem. People don't want to live there because they have to be hyper vigilant as soon as they step outside. Businesses don't to want to commit long-term to a neighborgood where they know they'll have theft/break-in issues, and Developers don't want to invest in an area where they know they'll need to spend more on security and will have an uphill battle with moving units. And all these people know there's no clear or quick fix. It will always be an issue as long as the DI is there...and it probably always will because you need to have something.

At the end of the day, whether for residents, business or developers...there's just too many other better options. Why go through the trouble of living or investing in EV, when you can go elsewhere without the added risk? You can go to the Beltline, or Inglewood, or University District, or Marda Loop, or Bridgeland/Renfrew etc. Those areas aren't without faults, but they are clearly better alternatives, and are all booming with activity. The only people investing in EV are probably out of town investors being duped.

And yet people do live there. Businesses do stay there. And there is investment.

The pandemic took a toll on the area from every angle, but there’s a bunch of developments (from primarily local developers) that have already broken ground or will be shortly with all deals signed and in place.

It’s fine to be scared of homeless people and for that to be a deal breaker I guess, but I find it funny that people have to project their own insecurities onto entire communities. Saying nobody wants to be there and anyone who does was duped is silly. It’s fine just to say it wouldn’t be for you.

[getbak]

Is it even correct to say it has stalled out? There are still active construction projects going on in the area, and have been pretty much since development started 15 years ago.

[Table 5]

Originally Posted by PepsiFree

And yet people do live there. Businesses do stay there. And there is investment.

The pandemic took a toll on the area from every angle, but there’s a bunch of developments (from primarily local developers) that have already broken ground or will be shortly with all deals signed and in place.

It’s fine to be scared of homeless people and for that to be a deal breaker I guess, but I find it funny that people have to project their own insecurities onto entire communities. Saying nobody wants to be there and anyone who does was duped is silly. It’s fine just to say it wouldn’t be for you.

I didn't say that it was a complete ghost town...I said that compared to other inner-city neighborhoods, it's an inferior option to live and conduct business right now. If you don't see that, then you either don't actually go there much, or are just doing your usual contrarian shtick.

I'm there every week-day and it's clear that it has lost a lot of mojo. You see a couple of smaller developments at the moment, but the exciting momentum that we saw 5+ years ago has stalled, and there are large blocks of land that have been sitting empty for years now. I visit businesses there and it would be hard to describe any of them as hopping. You can't blame everything on Covid, especially when you look at other areas of the cities that are booming with construction. University District or Marda Loop seem to be starting a new project every month. I go to Bridgeland and that place is absolutely hopping on a weekend with a lot of the same demographic I used to see in EV.

I know it's internet edgy to want to brush off open drug use, but most people would rather not be around it, and many with actual skin in the game are choosing to invest elsewhere. But if you think it's great place to live or put your money, go nuts.

[Fuzz]

Originally Posted by getbak

Is it even correct to say it has stalled out? There are still active construction projects going on in the area, and have been pretty much since development started 15 years ago.

I thought the original plan was for a gradual buildout, with the CRL paying for infrastructure needs over time. I think the CRL got extended from 20 to 40 years though, so perhaps it is going a lot slower than planned?

[Sainters7]

I live in the Beltline, there's homelessness there too (you'll find that in any community when you live that central). I find the EV area to be more of the "spider-web facial tattoo" brand of homelessness, they seem a lot more aggressive there than what I encounter in my area. That EV Superstore can be pretty shady at times. I definitely get why that could be a factor for some, even from the perspective of someone who lives downtown'ish.

[PepsiFree]

Originally Posted by Table 5

I didn't say that it was a complete ghost town...I said that compared to other inner-city neighborhoods, it's an inferior option to live and conduct business right now. If you don't see that, then you either don't actually go there much, or are just doing your usual contrarian shtick.

I'm there every week-day and it's clear that it has lost a lot of mojo. You see a couple of smaller developments at the moment, but the exciting momentum that we saw 5+ years ago has stalled, and there are large blocks of land that have been sitting empty for years now. I visit businesses there and it would be hard to describe any of them as hopping. You can't blame everything on Covid, especially when you look at other areas of the cities that are booming with construction. University District or Marda Loop seem to be starting a new project every month. I go to Bridgeland and that place is absolutely hopping on a weekend with a lot of the same demographic I used to see in EV.

I know it's internet edgy to want to brush off open drug use, but most people would rather not be around it, and many with actual skin in the game are choosing to invest elsewhere. But if you think it's great place to live or put your money, go nuts.

EV isn’t exactly bumping on a weekday while Bridgeland is hopping on the weekend?

Great comparison.

It’s almost like when you’re doing your commute past it and I’m grabbing coffee at P&S most people are… you know… at work… or commuting… like us.

Inglewood is quiet during the work week, too. But have you ever been there on a Saturday? It’s wildly different.

I’m not going to argue with your perception that development has stalled when reality (the actual construction going on and deals that are signed) says different. You use your eyes, I’ll use my brain. If you just want to believe whatever you want because you bike the Riverwalk home and pass by the Drop-In and that’s “East Village” to you, by all means, you must be right.

I brought up the pandemic because that’s the reality. The impact on construction and new builds made it hard, and the impact on homelessness and drug use did impact EV, how could it not? But they’ve done a good job in getting the area back in control. And on the East side of the tracks it’s significantly less likely that you’re going to encounter any of that stuff.

With the development around the new arena and the upcoming development scheduled for EV, it’s going to be just fine, even if you have to bike past a homeless person on your commute, which apparently only internet edgelords can handle.

[Table 5]

Originally Posted by Fuzz

I thought the original plan was for a gradual buildout, with the CRL paying for infrastructure needs over time. I think the CRL got extended from 20 to 40 years though, so perhaps it is going a lot slower than planned?

There's currently a 5 story rental being built next to the Simmons block. It's a nice little project...but that's kind of about it at the moment. I would love for things to get back on track with more/bigger projects, I just don't see too much private investment happening there unless the obvious problem gets solved... or at least mitigated back to what it was.

[Fuzz]

Originally Posted by Table 5

There's currently a 5 story rental being built next to the Simmons block. It's a nice little project...but that's kind of about it at the moment. I would love for things to get back on track with more/bigger projects, I just don't see too much private investment happening there unless the obvious problem gets solved... or at least mitigated back to what it was.

Do you think that is what is holding back, or not wanting to cannibalize sales from existing buildings? I have no idea, I just thought the original plan was a slow build out so their weren't too many units all at once.

[topfiverecords]

Originally Posted by Table 5

I didn't say that it was a complete ghost town...I said that compared to other inner-city neighborhoods, it's an inferior option to live and conduct business right now. If you don't see that, then you either don't actually go there much, or are just doing your usual contrarian shtick.

I'm there every week-day and it's clear that it has lost a lot of mojo. You see a couple of smaller developments at the moment, but the exciting momentum that we saw 5+ years ago has stalled, and there are large blocks of land that have been sitting empty for years now. I visit businesses there and it would be hard to describe any of them as hopping. You can't blame everything on Covid, especially when you look at other areas of the cities that are booming with construction. University District or Marda Loop seem to be starting a new project every month. I go to Bridgeland and that place is absolutely hopping on a weekend with a lot of the same demographic I used to see in EV.

I know it's internet edgy to want to brush off open drug use, but most people would rather not be around it, and many with actual skin in the game are choosing to invest elsewhere. But if you think it's great place to live or put your money, go nuts.

You have to wait until the pickleball courts are done being built though. That'll change everything.

[Table 5]

Originally Posted by PepsiFree

EV isn’t exactly bumping on a weekday while Bridgeland is hopping on the weekend?

Great comparison.

It’s almost like when you’re doing your commute past it and I’m grabbing coffee at P&S most people are… you know… at work… or commuting… like us.

Inglewood is quiet during the work week, too. But have you ever been there on a Saturday? It’s wildly different.

I lived in Bridgeland and still go there every weekday and often on weekends. I own property and run a business in Inglewood and am there and in EV both weekdays and weekends. So generally I think I have a pretty descent grasp on the area at all days of the week. Where do you live and work may I ask?

I’m not going to argue with your perception that development has stalled when reality (the actual construction going on and deals that are signed) says different.

Can you list some of these big deals that are being signed? Need citation please.

[Table 5]

Originally Posted by Fuzz

Do you think that is what is holding back, or not wanting to cannibalize sales from existing buildings? I have no idea, I just thought the original plan was a slow build out so their weren't too many units all at once.

The City has already built the infrastructure, so Im sure would be happy to see it filled up ASAP so they can start collecting tax revenue. And shouldn't the national housing crisis mean they would be open for more? As for developers, there is always a concern about oversupply, but that comes down to demand. I just don't think there is much demand for EV living at the moment...but developers seem to have no problem with going nuts in other parts of the city though. Have you visited UD lately? That place is going gangbusters with construction and turning into a mini Beltline. It's pretty awesome.

[Fuzz]

So according to this map:


https://majorprojects.alberta.ca/#/


There are currently 3 projects in the EV.

[topfiverecords]

Originally Posted by Table 5

I lived in Bridgeland and still go there every weekday and often on weekends. I own property and run a business in Inglewood and am there and in EV both weekdays and weekends. So generally I think I have a pretty descent grasp on the area at all days of the week. Where do you live and work may I ask?



Can you list some of these big deals that are being signed? Need citation please.

There are big deals being signed..many deals...huge deals...

[Fuzz]

Originally Posted by Table 5

The City has already built the infrastructure, so Im sure would be happy to see it filled up ASAP so they can start collecting tax revenue. As for developers, there is always a concern about oversupply, but that comes down to demand. I just don't think there is much demand for EV living at the moment...but developers seem to have no problem with going nuts in other parts of the city though. Have you visited UD lately? That place is going gangbusters with construction and turning into a mini Beltline. It's pretty awesome.

Ya, UD didn't waste any time rolling out. I think that area had pent up demand(and employment centres with hospital/University) and not a huge amount of choice, where as the EV is not really that. Plenty of condo options all over and near the core already.

[PepsiFree]

Originally Posted by Table 5

Can you list some of these big deals that are being signed? Need citation please.

- Fram + Slokker’s “Vibe” is in development for the orval at 7th and 5th.
- ONE Properties is developing mixed use towers for the rest of the Q block between 6th and 7th along 6th street.
- Minto is developing “Vita” where the parking lot on the corner of 6th and 6th currently is.
- Copez is developing the block between 6th/7th ave, 4th/5th street.
- EV606 will be ready next year.

CMLC is working with developers to finishing the remaining blocks and interest has picked up in the last year. I’m sure there are more buildings that start with a “V” to come. Vitality? Viva? The world is their oyster.

[Fuzz]

The Vivatower.

[curves2000]

Originally Posted by Table 5

I didn't say that it was a complete ghost town...I said that compared to other inner-city neighborhoods, it's an inferior option to live and conduct business right now. If you don't see that, then you either don't actually go there much, or are just doing your usual contrarian shtick.

I'm there every week-day and it's clear that it has lost a lot of mojo. You see a couple of smaller developments at the moment, but the exciting momentum that we saw 5+ years ago has stalled, and there are large blocks of land that have been sitting empty for years now. I visit businesses there and it would be hard to describe any of them as hopping. You can't blame everything on Covid, especially when you look at other areas of the cities that are booming with construction. University District or Marda Loop seem to be starting a new project every month. I go to Bridgeland and that place is absolutely hopping on a weekend with a lot of the same demographic I used to see in EV.

I know it's internet edgy to want to brush off open drug use, but most people would rather not be around it, and many with actual skin in the game are choosing to invest elsewhere. But if you think it's great place to live or put your money, go nuts.

Your thoughts on this matter are more inline with mine and what is actually happening on the ground. Other posters may say otherwise but the level of construction and building that is happening everywhere except East Village is apparent. Maybe EV has 1 development, maybe 3, maybe 4. Drive, walk, cycle other areas and you seen dozens of new builds and a level of construction that is unparallel.

I initially was excited for this development but knew it was facing an uphill battle because of the 15 energy crash. Overpriced condos, more retail space and more in a downtown area that was being hollowed out by a lack of oil and gas workers and new growth in people moving to Calgary.

Anybody remember the Calgary Flames and their West Village idea around the same time? More condos, office towers, hotels and an arena, meanwhile EV was just starting!

Fast forward to 2025 soon and we will probably have a few condo buildings, some parking lots, some of the other aspects of the area that have been mentioned and not much else. This isn't the place to be in Calgary, which is why I brought up this topic. It is apparent. Excitement, business, people coming from different parts of the city to visit, shop, eat, drink, party and more. Where is the investment? Is it hard to find a retail spot there to open up a new spot?

Yaletown in Vancouver this is not and you and I both know it. It's deader than Swiss Chalet at 8:30 on a Tuesday

[topfiverecords]

Originally Posted by PepsiFree

- Fram + Slokker’s “Vibe” is in development for the orval at 7th and 5th.
- ONE Properties is developing mixed use towers for the rest of the Q block between 6th and 7th along 6th street.
- Minto is developing “Vita” where the parking lot on the corner of 6th and 6th currently is.
- Copez is developing the block between 6th/7th ave, 4th/5th street.
- EV606 will be ready next year.

CMLC is working with developers to finishing the remaining blocks and interest has picked up in the last year. I’m sure there are more buildings that start with a “V” to come. Vitality? Viva? The world is their oyster.

There are gaps between land holds … schematics … legit proposals … in development …. imminent construction.

The majority of the known East Village projects sit in limbo between schematics and legit proposals.

Costs and the economics of high rise construction has shifted a vast amount of developers to mid-rise opportunities they can do in wood frame.

The only predicted imminent high rise beyond what’s currently under construction is Yellowstone by Amble Ventures in Beltline. That’s also still only 20 storeys and an easy duplicate of their previous project.

[CorsiHockeyLeague]

Originally Posted by topfiverecords

Costs and the economics of high rise construction has shifted a vast amount of developers to mid-rise opportunities they can do in wood frame.

This is easily observed in a lot of areas outside the core right now - i.e. the communities that aren't out in suburbia but are a bit removed from downtown. This seems to be where the market is at.

[PepsiFree]

Originally Posted by topfiverecords

There are gaps between land holds … schematics … legit proposals … in development …. imminent construction.

The majority of the known East Village projects sit in limbo between schematics and legit proposals.

Costs and the economics of high rise construction has shifted a vast amount of developers to mid-rise opportunities they can do in wood frame.

The only predicted imminent high rise beyond what’s currently under construction is Yellowstone by Amble Ventures in Beltline. That’s also still only 20 storeys and an easy duplicate of their previous project.

I think the ONE Properties development are the only ones planned as high rises out of the list.