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The area south of the HLB is due for renewal in 15-20 years, but I don't know about the north half.
 
Agreed. Right now, most people I know heading downtown come down the cycle way on 120st (The old Rail Line and south to 102ave and cross over. I use that route but turn east at 105ave and then south by the arena. There is no nice route south between there.
 

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