The 37 Street SW main street extends from Bow Trail to 26 Avenue SW, adjacent to the communities of Rosscarrock, Glendale and Killarney.
This main street area is primarily a residential neighbourhood, close to the Westbrook shopping centre and LRT station. The communities of Rosscarrock and Glendale were founded in the 1950s, while Killarney developed earlier in 1906. Populations in the area have stayed relatively stable over the past 10 years.
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.
37 Street SW is a key north-south connection in SW Calgary. While the northern half of the main street is adjacent to Westbrook Mall and has considerable zoning potential as part of that site’s redevelopment, the portion south of 17 Avenue SW (to 26 Avenue SW) is primarily zoned for single- or semi-detached homes. Current zoning limits investment potential in new forms of housing and commercial space that provide housing options and benefit businesses in the neighbourhood. If development were to maximize the current zoning, the street would not be able to reach the population and employment targets outlined in the Municipal Development Plan.
Rezoning could allow for more mixed use and apartment development along 37 Street SW and new housing options such as row- or townhouses, in addition to existing single and semi-detached homes in Killarney and Glendale.
View detailed information about the proposed changes to Land Use along 37 Street SW.
The proposed land use changes include new land use districts, visit new mixed use districts to learn more.
Area Redevelopment Plan amendments
The proposed amendments update the Killarney-Glengarry Area Redevelopment Plan. This includes the areas around the 17 Avenue SW (west of Crowchild Trail) and 37 Street SW main streets. These changes provide support for mixed-use development, low-rise apartments, row houses, as well as single- and semi-detached homes in the blocks nearby.
Most of the proposed changes to the Richmond Area Redevelopment Plan fall into these categories:
- Deletions of out-of-date language (for example, references to city-initiated rezonings that were already completed);
- Changes to the map of land uses to introduce land use districts from the proposed Developed Areas Guidebook that align with and support the proposed rezoning
- 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.
- 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.
The map changes outlined in the amended Killarney-Glengarry Area Redevelopment Plan and Richmond Area Redevelopment Plan include new land use areas identified as Mixed Use Urban, Mixed Use Neighbourhood, Residential Low Rise, and Residential Ground Oriented development types. The policies attached to these development types support mixed-use and multi-residential redevelopment of parcels fronting on to the 17 Avenue SW (west of Crowchild Trail) and 37 Street SW main streets. The map changes also support rezoning intended to encourage the sensitive transition of new development into the residential areas off the main street.
Informed by the public input that started in the fall of 2014 and was completed in the fall of 2016, these refined land use options and policy changes (proposed land use redesignations (rezonings) and Killarney-Glengarry and Richmond Area Redevelopment Plan amendments) will be presented to Calgary Planning Commission, Standing Policy Committee on Planning and Urban Development and City Council for approval.
Review and approval
Calgary Planning Commission
Calgary Planning Commission is an advisory body that reviews all rezonings and Area Redevelopment Plan amendment recommendations. They will review and make comments on the proposed solutions and provide to City Council for them to consider when making their decisions. Main Street land use and policy changes will be presented to Calgary Planning Commission in early 2017.
While members of the public are welcome to attend Calgary Planning Commission meetings, it is not a public hearing and there is no opportunity for speaking. Calgary Planning Commission meetings can be viewed in person or on Council and Committee webcasts.
Standing Policy Committee on Planning and Urban Development
This Council committee will further review the proposed rezonings and Area Redevelopment Plan amendment recommendations.
While members of the public are welcome to attend the Planning and Urban Development committee meeting, it is not a public hearing and there is no opportunity for speaking. Standing Policy Committee on Planning and Urban Development meetings can be viewed in person or on Council and Committee webcasts.
Once the proposed solutions for Main Streets have been review by Calgary Planning Commission, the Main Streets team will present their recommended land use solutions and policy changes to City Council for review and approval. City Council members will have an opportunity to ask questions of clarification on the proposed changes and then open a Public Hearing. During the Public Hearing portion of the meeting Calgarians can share their views.
After the Public Hearing and discussion with citizens, City Council members will vote on the recommended rezonings and Area Redevelopment Plan amendments. Main Street land use and policy changes will be presented to City Council in spring of 2017.
For more information on speaking at a Public Hearing, viewing a City Council meeting online or in person, or to learn how to get in touch with your Ward Councillor, visit ca/citycouncil.
Subscribe for email updates about upcoming meetings and public hearings related to the Main Streets initiative.
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
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.
View full size map
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 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.
The LRT station located northeast of this main street provides an opportunity for potential development and redevelopment in the area. This main street area has a high demand for redevelopment in the short-term, with significant market interest in residential units. Approximately 3,208 homes are expected to be built over the next 25 years, starting gradually between 2016 and 2020. The Westbrook Mall site has potential for office and general commercial retail development at a larger scale than most main street sites.
Existing local planning
The northern half of 37 Street SW is guided by the recent Westbrook Village Station Area Redevelopment Plan, approved in 2009. Public engagement, policy creation and internal City of Calgary review was directed by the goals and objectives of the Municipal Development Plan. Much of the northern half of this main street had City-initiated land use districts (zoning) put into place soon after the Area Redevelopment Plan, but not all areas. South of 17 Avenue SW on 37 Street SW, the Killarney/Glengarry Area Redevelopment Plan, approved in 1986, contains policies to guide land use planning. The community of Glendale, east of 37 Street SW, has land use policy within the non-statutory West LRT Land Use Study. Both of these plans do not provide land use policies that support the Municipal Development Plan goals of a mixed use street along 37 Street SW.
37 Street SW is a key north-south connection in SW Calgary. While the northern half of the main street is adjacent to Westbrook Mall and has considerable zoning potential as part of that site’s redevelopment, the portion south of 17 Avenue SW (to 26 Avenue SW) is primarily zoned for single- or semi-detached homes. The current zoning does not allow the street to grow over time to meet the targets set in the Municipal Development Plan. This limits investment potential in new forms of housing and commercial space that provide housing options and benefit businesses in the neighbourhood.
Rezoning could allow for more mixed use and apartment development along 37 Street and new housing options such as row- or townhouses, in addition to existing single- and semi-detached homes in Killarney and Glendale.