First on Seventeenth
A new landmark mixed-use development at the corner of 17 Avenue SW and 1 Street SW.
Information Session
Wednesday, April 1, 2026 | 6:00pm - 8:00pm
First Street Market (1327 1 St SW #6, Calgary, AB)
Drop-in Style: Members of the project team will be present to answer questions and receive feedback. There will not be a formal presentation.
On behalf of Western Securities and Boardwalk Communities, O2 Planning & Design has submitted a land use amendment for the site at the northwest corner of 17 Avenue SW and 1 Street SW. The project team is hosting an Information Session to share details about the application. We invite you to attend the Information Session on April 1, 2026. You may also provide feedback directly through this website.
Application Overview
On behalf of Western Securities and Boardwalk Communities, O2 Planning & Design has submitted a land use amendment application to the City of Calgary for the northwest corner of 17 Avenue SW and 1 Street SW. This application supports the vision for First on Seventeenth, a landmark mixed-use development designed to anchor one of the City’s most prominent intersections.
The proposal introduces two distinct towers situated above ground-level podiums, structured to frame the surrounding streets. Central to this project is the creation of a series of new, interconnected open spaces designed to invite movement and social interaction. By prioritizing the street-level experience, the development aims to transform this pivotal corner into a functional hub and a vibrant gathering place in the heart of the Beltline.
Urban Context
A Connected Location
The project site is situated at the northwest corner of 17 Avenue SW and 1 Street SW, covering approximately 0.71 hectares. This location serves as a critical link between two of Calgary’s most active high street corridors. By extending the energy of 17 Avenue eastward and 1 Street southward, the development creates a strategic urban destination between 4 Street SW and Stampede Park.
First on Seventeenth is positioned to take advantage of Calgary’s most established transit and active-transportation networks. The site offers exceptional walkability and is located within a short distance of several key amenities:
Transit and Trails: Direct access to the Stampede LRT Station and the Elbow River Pathway system.
Active Travel: Proximity to the nearly completed wheeling facility on 15 Avenue SW, making cycling a viable daily option.
Recreation and Culture: Walking distance to Stampede Park, the MNP Community & Sport Centre, and a variety of local commercial and cultural hubs.
Development Concept Vision
A strategic composition of two distinct towers centred on creating a vibrant public realm.
The development vision for First on Seventeenth balances a prominent skyline presence with an inviting, accessible street-level experience. The concept prioritizes a high degree of permeability, ensuring the site functions as a natural extension of the surrounding neighbourhood through active edges and well-scaled public spaces.
Masterplan
The development is a dynamic urban destination defined by a network of well-designed open spaces and a thoughtful site layout that prioritizes the pedestrian experience.
Interconnected Spaces: Activated public areas framed by retail and dining to create a vibrant street life.
Pedestrian Links: A mid-block connection, sun-oriented patios, and tree-lined sidewalks that enhance local connectivity.
Civic Gateway: A prominent central plaza at the corner of 17 Avenue and 1 Street that defines the entrance to the district and serves as a primary urban focal point.
Strategic Orientation: A staggered tower configuration that preserves view corridors and daylight access.
Human Scale: Sculpted podiums that create a comfortable, approachable street-level environment.
Integrated Amenities: Designated spaces atop podium levels, providing residents with private, sunlit outdoor spaces and views that enhance livability.
Interconnected Public Spaces
The development introduces a series of high-quality, actively fronted urban spaces designed to enhance the pedestrian experience.
Central Plaza
Urban Enclosure: Situated mid-block, the Central Plaza provides a sense of sanctuary. The surrounding architecture creates a comfortable and sheltered environment.
Optimal Solar Orientation: The south-facing layout maximizes sunlight exposure. This ensures the plaza remains a bright and usable destination throughout the year.
Active Frontages: The perimeter is designed to be framed by active ground-floor uses, such as retail or dining. This creates a consistent interface between the building’s interior and the public space.
1 Street Forecourt
Public Realm Expansion: The forecourt enhances the 1 Street SW corridor. It provides a generous setback that expands the pedestrian realm and offers potential for outdoor seating.
Supporting Connectivity: This space facilitates fluid movement along the site's eastern edge. It provides a relief point for the 1 Street sidewalk and creates a natural transition toward the Central Plaza.
Public Realm Design
The design prioritizes a balance between urban activity and a comfortable landscape. The intention is to create an inviting environment that is easy to navigate and integrated into the surrounding neighbourhood.
Varied Open Spaces: The layout features a mix of wide-open plazas and more intimate walkways. This variety creates a more interesting pedestrian experience and offers dedicated areas for both movement and rest.
Landscape Framework: A diverse selection of canopy trees and seasonal plantings provides shade and visual interest. These green elements help define the walking paths and enhance the overall comfort of the streetscape.
Natural Landmarks: A signature tree within the Central Plaza serves as a primary focal point. It acts as a natural anchor for the site and a living connection to the site's past.
Intuitive Movement: The site uses a consistent strategy of materials and textures to guide pedestrians. This ensures that the transitions between the street, the plazas, and the building entries are clear and safe.
Setbacks & Tower Separation
The building setbacks and tower separation are intended to maximize sunlight, preserve views, and create a comfortable street-level experience.
Offset Tower Configuration: The towers are positioned in a "checkerboard" layout to avoid a continuous building wall. This staggered placement maximizes views for residents and ensures the central plaza receives optimal sunlight.
Architectural Landmark: The tallest tower is located at the corner of 17 Avenue and 1 Street SW. This serves as a visual beacon for the district while allowing for varied building heights across the site.
Pedestrian-First Setbacks: Ground-floor setbacks along all three street frontages provide wider sidewalks and more public space. Above the streetwall, additional setbacks reduce the building's perceived scale at the pedestrian level.
Tower Floorplate: To preserve light and air for the surrounding area, tower floorplates are limited to 850 square metres. This ensures a tower profile that minimizes shadowing on nearby public spaces.
Building Program & Composition
The development is designed as a collection of distinct architectural forms rather than a single, uniform "mega-structure." By varying the height, texture, and scale of the buildings, the project reflects the diverse character of the surrounding neighbourhood.
A Street-Level Focus: The base of the towers is designed to feel welcoming and active. Ground-floor spaces are tailored to engage with the sidewalks and plazas, creating a vibrant environment for both residents and neighbours.
Thoughtfully Scaled Podiums: The podium levels are sized to create a comfortable sense of enclosure at the street level without blocking out the sun. These levels feature rich textures and depth to provide visual interest for pedestrians.
Connecting with the Neighbourhood: The mid-sections of the towers are designed to harmonize with the existing residential buildings from the 1970s and 80s in the area. This helps the project transition smoothly into the established local context.
An Iconic Skyline: The upper portions of the towers contribute new, distinct forms to the Calgary skyline. These heights are designed to complement the city’s high-rise district and mark the significant intersection of 17 Avenue and 1 Street SW.
Haultain Park Shadow Policy
The project is designed to integrate responsibly with the surrounding neighbourhood. By carefully managing tower heights, widths, and placement, the development ensures that public spaces remain bright and open.
The development’s urban design has been strategically considered to prioritize sunlight for Haultain Park. The development fully complies with the City’s sunlight protection policies, ensuring the park remains a sunlit amenity during peak hours.
Northwest Tower: Approximately 37 storeys (125m).
Southeast Tower: Approximately 47 storeys (140m).
Project in Context
The surrounding district is currently undergoing a significant period of redevelopment, with a high concentration of residential projects proposed or under construction. This transition is reshaping the density and activity patterns of the Beltline, placing First on Seventeenth at the center of a rapidly growing urban hub.
A Catalyst for Corridor Growth
As the neighbourhood intensifies, the development serves a critical role in strengthening Calgary’s primary high streets. By introducing high-quality retail and active frontages, the project reinforces 17 Avenue and 1 Street SW as resilient cultural and economic corridors capable of supporting a growing population
A Neighbourhood Anchor
The project functions as a strategic anchor for the district, providing the public infrastructure and social spaces necessary to sustain long-term growth. Through the integration of new plazas and accessible streetscapes, the development enhances the overall connectivity and vibrancy of the surrounding blocks.
The development provides a high-quality pedestrian experience by integrating activated street frontages with a large, sun-lit central plaza and forecourt. This configuration establishes a comfortable and intuitive link between two major corridors while marking the intersection with an iconic vertical presence.
17 Avenue mid-block
View within the Central Plaza
Entering the Central Plaza from the north
17 Avenue near 1 Street
Entering the Central Plaza from the southwest
View within the Central Plaza
Entering the 1 Street forecourt from the north
1 Street active frontages
City of Calgary Applications
Land use and ARP amendments are required to establish a unified development framework.
Land Use Redesignation
A land use redesignation application has been submitted to transition the parcels to a site-specific Direct Control (DC) District.
Existing Land Uses
Commercial – Corridor 1 District (C-COR1)
Centre City Multi-Residential High Rise District (CC-MH)
Proposed Land Use
Direct Control (DC) District based on the Centre City Multi-Residential High Rise Support Commercial (CC-MHX) District.
Key Direct Control Regulations
A DC District allows for custom regulations that ensure the project’s density is balanced with specific commitments to design quality and public space.
Density : Establishes a base FAR of 5.0, with a maximum allowable FAR of 12.0 through a custom density bonusing program dedicated to local public realm improvements.
Building Setbacks: Defines specific ground-level setbacks - including an 8.0m interface along 17 Avenue - to prioritize pedestrian movement and active street-level frontage.
Tower Scale: Implements a 2.0m upper-level step-back and a maximum tower floorplate of 850 square metres to ensure a non-obtrusive skyline presence.
ARP Amendment
An amendment to the Beltline Area Redevelopment Plan (ARP) is proposed to unify the site’s planning policy and establish a clear framework for high-density growth at this strategic location.
Policy Realignment
The current site is split between Density Areas D and A, creating inconsistent development regulations. The amendment proposes to:
Unify the Site: Extend Density Area D across the entire parcel to create a consistent planning boundary.
Update Density: Increase the base density to 5.0 FAR and the maximum density to 12.0 FAR.
Strategic Objectives
The new Special Policy Area 4 introduces requirements that ensure the project delivers significant public value, including:
Visual Prominence: Architectural massing that establishes a landmark presence in the district.
Enhanced Connectivity: Creating a seamless pedestrian link between 1 Street and 17 Avenue.
Gateway Identity: Acting as a formal "east entrance" to the neighbourhood and the 17 Avenue main street from the nearby LRT station.
Public Realm Leadership: Delivering high-quality placemaking and streetscape enhancements that exceed standard development requirements.