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17 Ave SW

Main Streets

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Land use zoning changes

    17 Avenue SW

    The 17 Avenue SW main street stretches from Macleod Trail to 37 Street SW, surrounded by the communities of Beltline, Lower Mount Royal, Mission, Cliff Bungalow, Bankview, Sunalta, Rosscarrock, Scarboro, Killarney/Glengarry, Shaganappi and Richmond.

    By analysing local input, economic information and infrastructure investments, the Main Streets team indentified which main streets are good candidates for development and growth in the near future.  Through the Main Streets process, 17 Avenue SW (from Crowchild Trail to 37 Street SW) has been identified as ready for growth and development in the near future. 

    The solutions outlined below have been created for 17 Avenue SW to enable growth and development along the west section of this main street from Crowchild Trail to 37 Street SW. Once these successes have been tested, they will then be applied to other sections of 17 Avenue SW and main streets across Calgary. The timing for growth will be influenced by the unique needs of each neighbourhood.

    About


    In the early 1900s, the street served as a boundary to the city, and has always been an important east-west transportation route. Currently, 17 Avenue is defined by its variety of uses, but mostly ground-floor restaurants, bars, boutique retailers and more, with residences and offices above. Much of the area is undergoing revitalization, as 17 Avenue has become one of the trendier main streets in Calgary. The eastern portion of 17 Avenue S is known as the 17th Avenue Retail & Entertainment District.

    17 Avenue SW from Crowchild Trail to 37 Street SW: Land use (zoning) and policy changes

    Through the Main Streets initiative, several main streets have been identified as areas ready for new development and growth. By encouraging new development and increasing the population in main street areas through great housing choice, the vitality of local businesses, amenities and services can grow and be maintained.

    By analysing local input, economic information and infrastructure investments, the Main Streets team determined which main streets are good candidates for development and growth in the near future. This main street will have land use redesignations (rezonings) and Area Redevelopment Plan amendments which will be presented to Calgary Planning Commission and City Council for approval.

    Land use


    View detailed map

    The new zoning provided more options for residential and commercial development along this main street. ​

    View detailed information about the updated Land Use along 17 Avenue SW (from Crowchild Trail to 37 Street SW)​.

    Area Redevelopment Plan

    The updated Killarney-Glengarry Area Redevelopment Plan (which includes the areas around the 17 Avenue SW (west of Crowchild Trail) and 37 Street SW main streets) provides support for mixed-use development, low-rise apartments, row houses, as well as single- and semi-detached homes in the blocks nearby.

    The updates to the Richmond Area Redevelopment Plan include:

    1. Deletions of out-of-date language (for example, references to city-initiated rezonings that were already completed);
    2. Changes to the map of land uses to introduce land use districts from the proposed Developed Areas Guidebook that align with and support the new zoning
    3. The introduction of a new Main Streets section with updated objectives, context, and neighbourhood-specific policies informed by public input and analysis undertaken through the Main Streets initiative.
    4. Identification of large sites (such as the Barbara Mitchell Centre and the Glendale Shopping Centre) as future comprehensive development plan areas with specific requirements for application submissions.

    What's next

    Now that new land use districts and policy changes have been put into place, land owners will be able to build the new building types and uses allowed by the updated bylaw. In main street areas, this will increase the population and sustain a greater variety of local businesses and services as new developments are introduced into these areas. Considering this future growth, The City will calculate the infrastructure investments and local improvements that will compliment the needs of these areas. Programs related to streetscape master planning, heritage and character home retention and parking solutions are already underway and will continue to be looked at for these areas.

    Local improvements

    Experts from across The City are working together to consider the input provided by Calgarians to identify main street improvements or alignment with existing programs and services. As projects related to main streets reach their design and construction phases, there will be additional opportunities to share input. 

    17 Avenue SW road construction and mobility improvements

     

    17 Avenue SW road construction and mobility improvements  

    Attend an information sessions to talk with us about the construction schedule

    The City is hosting an information session to showcase the 2017 construction schedule, as well as an update on the construction for the following years:

    Where: ATB Financial, 1110 17 Avenue S.W.
    When: Wednesday, April 8, to Friday, April 10, from 9:30 a.m. to 5 p.m. & Saturday, April 11, 9:30 a.m.-4:30 p.m. 

    Members of the project team will be there to talk with you about what to expect when a block is under construction, detours for people walking and driving, access to businesses (customers and deliveries), and the final look and feel of 17 Avenue S, once the work is completed. 

    More information can be found at calgary.ca/17Avenue

    Public input

    Listening and ​learning

    Main street users provided their input at workshops, through an online mapping activity, online surveys, and at information sessions. Through the input shared by Calgarians, City staff learned what’s working or needs improvement for each of Calgary’s main streets. Learn more

    Upper 17 Avenue SW from Crowchild Trail to 37 Street SW (Killarney/Glengarry, Shaganappi) Middle 17 Avenue from 14 Street to Crowchild Trail SW (Bankview, Sunalta, Scarboro) Lower 17 Avenue from MacLeod Trail to 14 Street SW (Cliff Bungalow, Upper/Lower Mount Royal, Beltline)

    Comments were compiled from the Main Streets public engagement activities which took place from November 2014 through May 2015. The top issues, opportunities and outcomes were ranked in order of consensus and ratings from citizens. This input will be analyzed to inform the planning strategy for each main street.

    Discussing ​options and reviewing solutions

    17 Avenue SW (west of Crowchild Trail) and 37 Street SW had additional public input opportunities to review and discuss planning concepts informed by previous public input sessions. Main street users and residents shared input on the tools and techniques that will be used to prepare these main street areas for growth and change.

    Calgarians shared input related to:

    • Development types transitioning from main street to surrounding streets
    • Land use requirements for retail development.
    • Considered factors when planning future large redevelopment sites

    View a summary of what we heard at these input sessions, summary of what we heard.

    What we've learned

    To start developing solutions which ensure the future success of Calgary’s main street neighbourhoods, City planners listened and learned from main street users, neighbourhood residents, industry experts and economic specialists to understand the unique challenges and opportunities for growth and development in these areas.

    View 37 Street SW key findings

    View full report of what we've learned​

    Local statistics and growth targets

    Growth potential

    37 Street to Crowchild Trail

    Growth for this main street area is significantly less than the Municipal Development Plan target. The most relevant factors contributing to this are market desire and consumer preference, which haven’t driven redevelopment. Land use districts (zoning) must be in place to enable redevelopment potential to increase to desired population and employment levels, but strong market interest is a key for fueling new construction. Support from City services and infrastructure can have a positive impact on market demand and will contribute to the evolution of this main street.

    Crowchild Trail to 14 Street SW

    Growth for this main street area is significantly less than the Municipal Development Plan target. The most relevant factors contributing to this are market desire and consumer preference, which haven’t driven redevelopment. Land use districts (zoning) must be in place to enable redevelopment potential to increase to desired population and employment levels, but strong market interest is a key for fueling new construction. Support from City services and infrastructure can have a positive impact on market demand and will contribute to the evolution of this main street.

    4 Street SW to Macleod Trail

    Growth for this main street area is above the Municipal Development Plan desired target. The most relevant factors that create this growth are market desire and consumer preferences; there is strong market desire to accommodate development at a level similar to Municipal Development Plan goals. Land use districts (zoning) are in place to enable redevelopment to reach desired population and employment levels. Support from City services and infrastructure can have a positive impact on market demand and contribute to a high quality residential and commercial area.

    Market outlook

    Along the east-west part of this main street, various neighbourhoods have experienced considerable development in the past decade.

    Based on recent redevelopment success and popular marketing demand, 17 Avenue SW continues to show short-term potential for new development and growth. Three other main street areas intersect or feed into 17 Avenue SW (37 Street SW, 14 Street SW and 4 Street SW). Approximately 3,340 homes are expected to be built over the next 25 years, starting gradually between 2016 and 2020. There is potential for further retail and commercial development opportunities and population growth along this main street.

    Heritage



    17 Avenue SW circa 1968, Glenbow Archives

    The 17 Avenue SW main street runs from Macleod Trail to 37 Street SW and traverses 10 communities: six on the south side including Mission, Cliff Bungalow, Lower Mount Royal, Bankview, Richmond, and Killarney/Glengarry and four on the north side including the Beltline, Sunalta, Scarboro, and Shaganappi.

    Evidence of a First Nations bison kill site dating back 8000 years ago suggests that 8 Street SW at Tompkins Park, was once an important hunting ground, landmark, trade route and camp site for indigenous peoples.

    Today 17 Avenue SW retains a diverse mix of commercial, retail, single family and multi-family residential complexes and institutional buildings. The side streets and avenues also contain a wide range of single-family and multi-family residences.

    When Calgary was incorporated as a town in 1884, 17 Avenue SW formed the southern town limits west to 14 Street SW. As the town grew into a city, subdivisions along the main street encouraged the expansion of city limits. In 1905, the neighbourhoods of Connaught, Mount Royal and Bankview were subdivided followed by Cliff Bungalow, Sunalta, Scarboro, Glengarry and Killarney.

    17 Avenue SW was also home to a streetcar route, which contributed to its development as a commercial high street. Many examples of one to three storey, brick-clad historic buildings, mostly dating from the 1910s and 1920s can be found, like houses which have been converted for commercial use, and various landmark buildings such as Devenish Apartments (1911), Western Canada High School (1929) and the St. Mary’s Cathedral (1956).

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