Top Five Reasons People Prefer Purpose-Built Rental
Amenity-rich, high rise purpose-built rentals are an evolving breed of properties popularized in the US and only now starting to emerge in Calgary. With a handful ready to call home or, like JEMM Properties’ The Bridge in Bridgeland nearing the end of construction, they are set to bring innovation and refreshing creativity to Calgary’s rental market.
What’s to love about purpose-built rental properties? Let’s count the ways:
- Long Term Stability
Many renters have been burned by fickle landlords, making rental life feel risky, chaotic or transient. Who wants to get a mid-vacation text from a landlord saying he wants you out so he can move back in? Or what happens when the rental you’re in decides to flip to condos or worse, reverses a longstanding pet policy? In purpose-built rentals, the long-term stability is baked in and lets people settle in and live life – no gut punches.
Market research supports Canadian’s growing interest in PBRs, with PWC issuing a report signaling that demographic and economic trends are “moving the dial in favour of purpose-built rental housing in Canada”. The model is continuing to gain ground in major Canadian markets and it’s no surprise that heads are turning in Calgary, where condos have traditionally dominated the field.
- Less Conflict
Trying to get a drippy tap dealt with by an absentee landlord or self-managed condo-board can be full of friction and wasted time. In PBRs, a philosophy of tenant care is part of the operating model which creates happy tenants and an additional upside of longer-term tenancies. With that in mind, PBRs are typically run by highly responsive management teams. Often, maintenance requests are received through digital portals, dedicated tenant-only Apps or by on-site managers who can quickly resolve maintenance issues by mobilizing a team of professional on-call service providers.
- (Way) More Fun
With lifestyle being king for young professionals and downsizers alike, renting in a purpose-built building is a gateway to fun and freedom. PBRs, like The Bridge in Bridgeland, are well located in vibrant urban communities and weave in an engaging amenity plan within the design concept. Tenants, and often their pets, have indoor and outdoor space to meet and socialize. Many PBRs go a step farther with curated monthly calendars of on-site social events that bring in the best of the surrounding neighborhood with events like drop-in fitness classes, tasting parties or bike repair clinics.
PWC’s report further confirms that renters are looking for robust lifestyle as part of the rental experience, stating that “Amenities and services are also increasingly important in the rental market. While people may be willing to sacrifice size and home ownership, many want units that meet their lifestyle needs and preferences, such as more community-focused rental housing that offer opportunities for tenants to meet and interact with each other.”
- Quality Finishes Make It Home
Professional property managers Mayfield Management Group Ltd provides on-site management for purpose-built rental properties and says that quality finishes are table stakes for today’s renters. “Look and feel matter,” says President AJ Silvinski. “Young renters want the same stainless steel and stone finishes they grew up with and downsizers want to keep up the quality they’ve earned and enjoyed over time.” Understanding these expectations means that purpose-built rentals are designed and finished with high quality materials that put the emphasis on durability and successfully hold their appeal over the long term.
Unlike condo developments, in purpose-built rentals the developer has an ownership mentality and that means they are thinking about owning this building for the long-haul. This motivates careful decisions during the design process to ensure the best quality construction, systems, efficiency, security, and overall quality for the life-cycle of the building to make people who live in these buildings happy for decades to come.
- Innovation
Because PBR’s are human-centred, experiential living environments the opportunity for innovation is huge. Property developers work closely with designers, technology providers and property managers from the concept stage to ensure that the dedicated spaces and systems required to deliver forward-thinking amenities are in place.
When crafting an experience plan for The Bridge, JEMM and the project team looked for innovative solutions for day-to-day tenant needs like bike storage. The result was the design of totally custom secure storage system that conveniently accommodates two bikes per unit . They doubled-down on innovation by creating secure parcel delivery with refrigerated spaces for boxed food deliveries, wired every living space with smart-building technology and ensured tenants can link to security and control temperature remotely by using their smart phones. Tenants can take their pooch to the dog run on the 8th floor roof-top when nature calls, without having to leave their secured building.
With these stable, hassle-free and fun rental options becoming available, purpose-built rentals are setting a brisk pace toward a more diverse and exciting rental landscape for Calgarians.
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JEMM Properties’ newest development, The Bridge, is purpose-built rental development under construction in the heart of Bridgeland. The Bridge will offer residents cutting edge convenience that keeps the fun going, with electronic parcel delivery and smart building technology. Sign up to receive FACET, our bi-monthly newsletter and get more info sent right to your inbox.
Moving on up at Bridge
How is construction progressing?
After a short break over Christmas and New Year’s, our crew is back to work. Warm temperatures have enabled us to stay on target with concrete pour cycles so we have now completed the 4th level and will be moving up to level 5 over the next two weeks. Our crew is busy preparing for the expected upcoming cold weather.
What are the working hours?
A typical workday during this phase will be from 7AM to 5:30PM, though some days work could extend to 8:00PM.
Is there going to be a lot of noise and dust?
As with any construction project, there will be some loud banging and some noise associated with our equipment, the delivery of concrete and other heavy materials.
Who is the contact person for questions or concerns about construction at The Bridge?
We understand that the construction process can feel disruptive for people living nearby the site. Anyone with questions or concerns about how work is progressing at The Bridge is encouraged to reach out to Ron Jordan, ITC Senior Project Manager via email at RJordan@itc-group.com.
Excavation Is Wrapping Up at The Bridge
How is construction progressing?
Construction is moving faster now that we have progressed out of the ground water. The ITC team has done a great job delivering on their plan to manage water from the moody Bow River!
Most of the excavation will be finishing up in October, and we are targeting completion of first floor concrete slab by November. After that we can expect to see great progress moving up the tower.
What are the working hours?
A typical workday during this phase will be from 7AM to 5:30PM, though some days work could extend to 8:00PM.
Is there going to be a lot of noise and dust?
As with any construction project, there will be some loud banging and some noise associated with our equipment, the delivery of concrete and other heavy materials. As excavation work wraps up in the coming weeks, the amount of dust involved in daily work will be noticeably reduced.
Who is the contact person for questions or concerns about construction at The Bridge?
We understand that the construction process can feel disruptive for people living nearby the site. Anyone with questions or concerns about how work is progressing at The Bridge is encouraged to reach out to Ron Jordan, ITC Senior Project Manager via email at RJordan@itc-group.com.
Construction Begins at Bridge
JEMM, together with our general contractor team at ITC Construction, is excited to announce the start of construction at Bridge.
How is construction progressing?
Construction is off to a smooth start! We will begin with Shoring and Piling, followed by Excavation and then Lagging. This initial phase of site preparation work will last about two months.
What are the working hours?
A typical workday during this phase will be from 7AM to 5:30PM, though some days work could extend to 8:00PM.
Is there going to be a lot of noise and dust?
As with any construction project, there will be some loud banging and some noise associated with our equipment and the delivery of concrete and other heavy materials. On windy days, our General Contractors will try to modify work whenever possible to minimize blowing dust. We will also install a green net around the site to help keep debris contained on windy days.
Who is the contact person for questions or concerns about construction at Bridge?
We understand that the construction process can feel disruptive for people living nearby the site. Anyone with questions or concerns about how work is progressing at Bridge is encouraged to reach out to Ron Jordan, ITC Senior Project Manager via email at RJordan@itc-group.com
COVID-19 Update
The impact of COVID-19 continues to be felt in our community and around the world.
Even amid these challenging times, the Government of Alberta currently recognizes construction as an essential service. In keeping with this directive, JEMM Properties may allow its staff members or contractors to visit our sites in order to perform work.
JEMM has taken steps to minimize people’s risk of exposure to the COVID-19 virus while they are on the job. This includes requiring all JEMM personnel to follow the directives and guidelines issued by the Government of Alberta to help reduce the risk of spread. Our general contractors have also provided us with their specific plans to reduce risks while on site, including mandatory practices such as social distancing and increased sanitation.
Because the situation is evolving quickly, we may need to change our practices. Please check our website regularly for updates.
If you have questions about any health or safety practice on a JEMM Properties worksite, please contact us at info@jemm.ca.
JEMM welcomes new Principal, Lesleigh Russell, P.Eng
So Lesleigh, where are you from?
I’m originally from Newfoundland, but I’ve lived in downtown Calgary long enough to call it home.
Does it bother you when people call you a Newfie?
No, I think it’s a term of affection.
When did you join JEMM Properties?
My first day on the job was in late August 2019, but I’ve known the other JEMMs – Joe, Edan, Martin and Michael – for a while.
Now that you’re a JEMM Principal, are they going to add an “L” to the name?
Hmmm...maybe Le JEMM?
What motivated you to become part of the team?
I’d say it was a shared appreciation of bourbon, but honestly it’s just good professional chemistry. It’s exciting to be part of a team with such a great balance of skills and a willingness to challenge each other in very productive ways.
What exactly is your role?
As Principal, Projects and Construction my role is to take our real estate development projects successfully through the construction process. It’s as much a project leadership position as a people leadership position, which keeps it challenging. There is also a lot of strategy, communication and collaboration involved as well, because JEMM looks for construction insights right from the earliest stages of contemplating a project.
Do you think you’ll draw on your background as a professional engineer?
I’m a Civil Engineer by training, and of course, technical insights always help during land development projects. But I was drawn to study engineering as a way to learn problem-solving. I think that’s the biggest legacy of an engineering background and one that I definitely make good use of every day.
Did you know many female engineers growing up?
No, I didn’t know many engineers at all. My dad is an economist and a painter and my mother is a teacher. Engineering was suggested to me later in life as a way to get a meaningful education and to see development issues from several different angles. My hope is that young people are open to studying engineering as a way to become problem-solvers for the world around us.
Looking ahead, what do you think are the biggest challenges for you and JEMM?
Seeing the future! We are always trying to anticipate what’s next for the development industry in Calgary and working hard to be ready to meet the opportunities ahead.
JEMM and BRCA team up on tactical urbanism project
What the heck is tactical urbanism and what’s it doing in Bridgeland?
Sometimes called DIY Urbanism, Urban Acupuncture or Pop-Up Urbanism, Tactical Urbanism uses everyday materials to make interesting experiments within a community street experience. The outcomes of these short-term pilot projects are used to help make choices about more permanent neighbourhood improvements.
https://youtu.be/ueMTJ0Si6aY
This summer, project partners JEMM Properties and the Bridgeland-Riverside Community Association are bringing tactical urbanism to a wedge of vacant land along Bridgeland’s southern edge. The triangular grassy spot is located at a highly visible junction where 9th Avenue NE joins with Memorial Drive. It sits adjacent to 950 MacPherson Square, where JEMM has plans to develop a new 285-unit mixed-use rental property called The Bridge.
“As people walk from the C-train station and step into Bridgeland, they all pass through this natural gateway area,” explains Ali McMillan, Planning Director for the Bridgeland-Riverside Community Association. “Until now it’s been a blank spot on the landscape and we wanted to start the conversation with residents about animating this entry point into our community with something welcoming and funky.”
JEMM has kick-started the project by funding the design and fabrication of 3-D Hollywood-style letters that spell out the word B-R-I-D-G-E-L-A-N-D. Currently being crafted from wood by local makers FUSE33 MakerSpace. The letters will be ready for installation in late August.
Residents are encouraged to participate in the broader conversation about potentially replacing this temporary installation with a more permanent feature in the future.
“The process of activating under-used urban spaces depends on collaboration and getting neighbours to come out and talk about what’s best for the community,” said Edan Lindenbach, Director of Development for JEMM. “This project has just the right mix of practicality and fun to spark a great conversation about what’s next for Bridgeland.”
Bridgeland residents who would like more information about the project can contact Ali McMillan, Planning Director at planning@brcacalgary.org or go to brcacalgary.org. You can also find the BCRA on Facebook or @BRCAssociation on Twitter.
Public Engagement Process for Bridge is Now Underway
JEMM Properties, through its design consultant Zeidler Architecture, has applied to the City of Calgary for Development Permit (DP2019-3729) approval related to 950 Mcpherson Square NE. The application reflects a mixed-use development called The Bridge, designed to include 285 units of rental apartments above retail and restaurant uses.
Why Engage
As part of the Development Permit review process, community members are invited to share their input and comments about the proposed development with JEMM and the City of Calgary’s planning team. The input received during this public consultation period supports a thoughtful review process that encourages open dialogue between the community, the developer and the City.
Ways to Engage
Community members are encouraged to:
- Visit the Featured Community page to learn more about the design concept for The Bridge and view architectural renderings
- Visit the City of Calgary’s development map for more information about the status of the application or to contact the City Planner associated with the application.
- Send questions or comments directly to JEMM Properties
- Attend the Public Information Session at the BRCA community hall 6:30-9pm Oct 2nd.
NOTE: JEMM Properties, together with the Bridgeland-Riverside Community Association, previously hosted a community open house related to the Land Use re-designation of 950 Mcpherson Square NE. Read more about that event in JEMM hosts Community Open House in Bridgeland (Nov 2018).
JEMM Hosts Community Open House in Bridgeland
In November 2018, JEMM Properties invited Bridgeland-Riverside residents to join in an open discussion about a new development planned for the community. The event, coordinated with the support of the Bridgeland-Riverside Community Association, provided interested neighbours with an opportunity to hear more about JEMM’s vision for land located at 950 Mcpherson Square NE. The property is bordered by 9th Street NE, McDougall Road and McPherson Road within The Bridges district of Bridgeland.
JEMM is currently applying for a Land Use amendment that would enable development of a mixed-use building on the site. The preliminary vision for the site includes commercial uses at street level topped by leasable living spaces, which together would animate this currently vacant section of the community.
Building in The Bridges
“One of the most exciting things about this site is its location within the context of The Bridges,” explained Martin Langlois, Director of Operations and Business Development for JEMM Properties. “The vision for a downtown community that emphasizes walkability, diversity and sustainability is exactly aligned with JEMM’s values as a creative urban builder.”
Planning for The Bridges was completed in 1999 as part of a direction set by the City of Calgary to strategically densify and enliven the underused 37-acre area parcel adjacent to the Bridgeland-Memorial LRT station. Over the last two decades, numerous mid and higher density projects have been developed and now give form to the principles of Transit-Oriented Design (TOD) that were key to the initial master plan.
JEMM Properties, in developing 950 Mcpherson Square, will bring residents to one of the final vacant sites in The Bridges and contribute to the evolution of this award-winning community.
First Steps
Participants in the open house event heard that JEMM has initiated re-zoning of the site through an application to the City for Land Use re-designation. By updating the Land Use, JEMM’s goal is to gain flexibility in design that fosters innovation and brings value to the community.
JEMM’s project team from Zeidler Architecture and O2 Planning + Design provided information to community members about the Land Use change that would see the site changed from Direct Control (DC 41z2002) to a Direct Control based on the Mixed Use General District (MU-1 f5.5h50). This would allow development of a building up to 50m in height, introduce retail and restaurants at street level and minimize vehicle parking in favour of promoting alternate modes of transportation.
Starting a Community Conversation
“Bridgeland is a wonderfully diverse community with some residents having lived here for decades while others are part of a new wave of urbanites attracted to the energy of The Bridges,” says Edan Lindenbach, Director of Development for JEMM. “We want our project to earn a warm welcome here, and through this open house and our ongoing community engagement process we are working to ensure our plans for this site reflect an authentic connection to community.”
During the open house, some community members expressed concerns about the potential for increased parking congestion in areas surrounding the future building. JEMM, in response to those concerns and in keeping with TOD principles, committed to include a variety of transportation strategies that would foster the use of dedicated car shares, bike use and transit as part of future design. Short-term angled parking will be added on 9th Street for retail shoppers and a new flashing crossing beacon will make it safer for pedestrians crossing 9th to and from the LRT.
Ways to Engage
Community members are invited to learn more about JEMM’s proposed Land Use Amendment at jemm.ca/ and click on the “Ask a Question” link to ask questions or share comments with JEMM and their project team.
Following the Land Use Amendment process, a Development Permit application process will begin in the spring of 2019 and JEMM will continue to create new community engagement events and opportunities.