Hello Neighbour
A change is proposed for 537 20 Avenue SW (formerly 531, 535, 541 20 Avenue SW & 2004 5 Street SW) that will enable a new five-storey, multi-residential building with ±71 new homes and a rooftop amenity space for residents.
To support this development vision, a Land Use Redesignation application (LOC2024-0041) to the Multi-Residential – High Density Low Rise (M-H1f3.3h21) District was submitted to permit a maximum building height of 21 metres and a maximum Floor Area Ratio (FAR) of 3.3. A supporting Development Permit application (DP2024-03179) was also submitted to demonstrate a transparent and well considered development vision. Both applications have been reviewed by The City of Calgary and approved.
Project Details
Address
537 20 AV SW
(formerly 531, 535, 541 20 AV SW & 2004 5 ST SW)
Owner
unitii
Team
CivicWorks
S2 Architecture
Bunt & Associates
Arquiecos Group
Community
Cliff Bungalow
Conceptual Visualization — Looking Southeast
The above visualization is conceptual and for illustrative purposes only. Building and site design details to be determined through the Development Permit application review process.
Davis Block is situated on a large corner land assembly in the amenity-rich community of Cliff Bungalow, and is named in memory and recognition of the recent, long-time owner of these unique properties. The approved Land Use Redesignation (LOC2024-0041) will enable the development of a 5-storey multi-residential building with ±71 units and a rooftop amenity space for residents. A diverse mix of 2-bedroom, 1-bedroom and studio rental homes will help meet an acute need for housing in our city and cater to a broad range of lifestyles. On-site underground vehicle parking accessed via the rear lane will meet and exceed current Bylaw parking requirements (±60 vehicle stalls proposed).
As part of the broader project team, S2 Architecture led a staggered-concurrent Development Permit application (DP2024-03179) alongside the Land Use Redesignation application to ensure a high quality ‘bricks-and-mortar’ outcome that aligns with the land use change.
For full information on the Davis Block planning rationale, development vision, Applicant-led outreach, project revisions since submission, and our What We Heard Report, please see the comprehensive Application Brief 2.1 & What We Heard Report in the ‘Supporting Documents’ section below.
Development Rationale
The Davis Block development proposal aims to provide a wider range of housing options in close proximity to transit, open spaces, community amenities and services. The proposed development vision is well-suited to the site given its lot characteristics, strategic location, and the character and scale of the surrounding area development.
Project Context Map — Looking Northeast
The above visualization is conceptual in nature and includes recently approved Development Permit applications for illustrative purposes only.
The Davis Block site benefits from the following characteristics:
Located on a corner parcel, allowing the proposed development to contribute to the neighbourhood streetscape by addressing both 20 AV SW and 5 ST SW with grade-oriented residential unit entrances.
Close proximity to the Primary Transit Network, with Routes 3, 6, 7 and 17 within easy walking distance, supporting the choice to use public transit.
Adjacent to a higher order road, 5 ST SW, classified as a Neighbourhood Boulevard and designed to accommodate higher vehicle volumes, lowering traffic impacts on adjacent residential streets.
Adjacent to other multi-residential developments along 20 AV SW and 5 ST SW to ensure an appropriate transition between higher and lower density types of development.
Proximity to parks, open space, and amenities like Western Canada High School, the Cliff Bungalow / Mission Community Association, Montessori School of Calgary, Evamy Ridge, Lindsay Park and the MNP Sports Centre.
Proximity to two Main Street corridors, 4 ST SW and 17 AV SW, providing future residents with easy access to everyday needs, services, commercial-retail, and employment opportunities within walking distance of the site.
Direct lane access off of 5 ST SW to minimize the impact of motor vehicles on adjacent streets and sidewalks.
Proposed Change
Land Use Redesignation
To support the Davis Block development vision, a Land Use Redesignation from the existing Multi-Residential – Contextual Grade-Oriented (M-CGd111) District / Multi-Residential – Contextual Medium Profile (M-C2) District to the Multi-Residential – High Density Low Rise (M-H1f3.3h21) District was required.
The M-H1 District supports higher density low-rise multi-residential development and is intended to be located in developed areas, generally near community nodes and transit corridors. The project team intentionally limited the proposed M-H1 District maximum density and height through reduced modifiers to a maximum Floor Area Ratio (FAR) of 3.3 (from 4.0) and a maximum building height of 21m (from 26m). This will accommodate the proposed building design, while providing greater clarity and certainty of outcome.
Land Use Redesignation application illustration based on Land Use Bylaw 1P2007
Policy Amendment
The site falls within both the ‘Medium Density’ and ‘Medium Low Density Infill’ land use policy areas of the statutory Cliff Bungalow Area Redevelopment Plan (ARP). Given the recent consolidation into a single parcel, a minor map-based amendment to the ARP was required to bring the entirety of the site into the ‘Medium Density’ policy area. This amendment was approved in December 2024.
While subject to change and refinement, the proposal also recognizes the ongoing work to establish the West Elbow Communities Local Area Plan, which is being actively created and currently anticipated to go forward to Committee and Council for decision in 2025. Once prepared and approved, the West Elbow Communities Local Area Plan will replace the Cliff Bungalow ARP.
Cliff Bungalow Area Redevelopment Plan (1993) Figure 3 – Land Use Policy Area
Legend
Supporting Documents
For more detailed information about the proposed change and development vision, please see the supporting project documents available for download below:
About unitii
Founded in Calgary, unitii distinguishes itself as a private real estate holding, investment, and development entity. The inception of unitii is rooted in a visionary concept where the term ‘unity’ represents the strength of a community coming together, while ‘unit’ encapsulates the essence of multi-family real estate.
Demonstrating a strong commitment to excellence, the unitii team is dedicated to providing leadership and expertise at every stage of our projects. This commitment underscores our role as industry leaders and showcases our determination to deliver exceptional results in the dynamic real estate landscape. From the initial stages of acquisition to the final development, unitii doesn’t merely build structures; we cultivate spaces where communities can thrive.
Find Out More & Get in Touch
Unitii is committed to being a good neighbour and working with community members throughout the application process. With both the Land Use Redesignation and Development Permit applications now approved, formal outreach for this application has closed. However, you can find out more about this proposal and share your thoughts, questions and feedback directly using the contact details below.
Project Team
Email
Phone
The City of Calgary
City Website
Land Use Redesignation
Development Permit
: dmap.calgary.ca
: LOC2024-0041 (approved)
: DP2024-03179 (approved)
Digital Information Session
Thank you to everyone who took the time to participate in the project team’s Digital Information Session held on June 10, 2024 to discuss the proposed change at 537 20 AV SW.
We received a lot of thoughtful feedback and had the opportunity to address many of the questions posed to the project team during the Q&A portion. Please view our publicly downloadable Application Brief 2.1 & What We Heard Report, which has been posted to the “Supporting Documents” section above.
The presentation slide deck and transportation study have also been made available for public download in the “Supporting Documents” section above.
We’re committed to working with community members to ensure a clear and transparent process for all interested parties. The unitii project team thanks everyone for their continued interest and feedback.
