This project was a collaboration between the Cliff Bungalow - Mission Community Association and the Urban Lab, Faculty of Environmental Design. It was intended to provide an approach to neighourhood-based planning that would augment the City’s traditional, policy and zoning based Area Redevelopment Plan process and provide a new approach and a more comprehensive three-dimensional look at the neighbourhood’s urban structure. It was intended to provide tools for residents, planners, developers, architects and others involved in the community planning process to test development proposals and make better decisions regarding the community’s urban structure (the streets, blocks, and public spaces). Alternatives to current planning practice are offered, including alternatives to current zoning.

C L I F F B U N G A L O W - M I S S I O Nt o w n s c a p e a n d p r o c e s s

City contextInstitutional/GovernmentMixed Use Pedestrian Areas

Central Business District

Regional DestinationsPublic Open Space

Cliff Bungalow - Mission

Residential Neighbourhoods

Low Density ResidentialMedium Density ResidentialHigh Density ResidentialCommercialOfficeInstitutionalSurface Parking

Cliff Bungalow - Mission is considered one of the most desirable urban areas of Calgary. It has a fairly high residential density and variety, a vibrant pedestrian culture, a lively commercial and retail core and is rich in history and culture. The neighbourhood’s location between the downtown and less dense residential districts makes it desirable for residential and commercial use, but also vulnerable to speculative development pressures. How any redevelopment takes place is an issue that needs to be considered.

APPROACH

This project assumed that the neighbourhood is the product of the inter-relationship of natural form and process with built form and community, over time. It is essential to understand the historical as well as the current forces responsible for the development of the built environment, together with the social processes and cultural expressions that give the community its life and soul. The project documented and analysed various aspects of the community form and process, and outlined recommendations for a better environment.

CONTEXT

Cliff Bungalow - Mission was analysed withing the context of the city and also within a more local context.

The neighbourhood is centrally located, and is geographically defined by the Elbow River and its escarpments.

CITY CONTEXT

LOCAL CONTEXT

Low Density ResidentialMedium Density ResidentialHigh Density ResidentialCommercialOfficeInstitutionalSurface Parking Car Traffic Intensity Pedestrian Traffic Intensity

Land Uses

Land Uses

Land Uses

Low Density ResidentialMedium Density Residential

High Density ResidentialCommercial

OfficeInstitutional

Neighbourhood Map

LAND USES AND DENSITY

Land uses and densities were mapped using a variety of drawing types and graphic techniques.The neighbourhood was originally a primarily residential neighbourhood, with institutional land uses clustered around the Cathedral, hospital and schools, and commercial uses concentrated along 4th Street and 17th Avenue. The neighbourhood is now undergoing a transition to a mix of densities and uses.

c1924

c1961

c2001

Neighbourhood Existing Density MapF.A.R. is a generic measure of density calculated by dividing the total floor area by the lot area. With the exception of the high density towers along the Elbow River, most of the neighbourhood consists of low and medium density development.

Low Density Residential

Medium Density Residential

High Density Residential

Commercial

Office

Institutional

Surface Parking

Car Traffic Intensity

Pedestrian Traffic Intensity

F.A.R. 1.0 - 2.5

F.A.R. 2.5 - 14.0

F.A.R. 0.4 - 1.0

HERITAGE RESOURCES

SINGLE FAMILY HOUSE 3 1914-5A Street SWCOMMERCIAL BUILDING 1 2120-4th Street SW

CRAFTSMANAlso known as the Western Stick Style, it was based on the Arts and Crafts movement led by William Morris.

LATE VICTORIAN PLAINCharacterized by their simplicity, with occasional decorative brick panels.

HERITAGE RESOURCES

Heritage and character are formed by a combination of buildings, streetscapes and landscape. These elements, and their inter relationships, were mapped and graphically analysed.

This includes a partial inventory of landmark buildings, drawings of many character streetscapes, and analysis of building types. Each building type corresponds to a typical lot size and placement on the lot. These combinations of building type + lot size contribute to the overall character of the neighbourhood. The drawings analyze each building in terms of its structural components.

These drawings provide a record and a resource, and can be useful as a tool in defining the heritage value and character of the neighbourhood and in evaluating infill proposals.

d North side 19th Avenue between 2nd and 4th Streets

i North side 23rd Avenue between 4th and 5th Streets

TRANSITIONS

The transition between different building types, densities and land uses should be considered when evaluating proposed developments. The drawings right and below show an example of existing development illustrating good transition between building types, densities and land uses.

Example of development proposal to address orientation and surroundings, and provide better transition.

Public space is provided on the north east corner of the intersection in order to take advantage of solar exposure, and building heights are adjusted accordingly.

Example of development proposal showing appropriate transition between commercial and high-mid-low residential.

SINGLE FAMILY HOUSE 3 1914-5A Street SW

Example of possible RM-3* development.

Cross-section of a proposed RM-3* development (RM-3 shown behind).

Example of possible RM-5* development

Cross-section of existing RM-5 development.

Cross-section of proposed RM-5* development (RM-6 shown behind).

Cross-section of existing RM-3 development.

Alternative to existing RM-3 (RM-3*), with a maximum four stories and a height of 8 metres to the eaves, plus an extra 3 metres above within a 60 degree angle. The FAR (floor area ratio) is 2.3, 30% more than the existing RM-3 and RM-4, both at 1.8.

Example of the proposed new RM-5*, with a maximum five stories and a height of 11 metres to the eaves, plus an extra 3 metres above within a 60 degree angle. The FAR is 2.84, 20% more than the original RM-5.

ALTERNATIVE TO CURRENT ZONING

Several possible alternatives to current zoning were developed for discussion purposes. These alternatives are more responsive to the community character, with lower perceived height of buildings while allowing for comparable densities in a more flexible form.

Northside 19 Avenue, between 4th & 2nd Streets, showing an RM-5* infill development.

Southside 21 Avenue, between 4th & 5th Streets, showing an RM-3* infill development.

CLIFF BUNGALOW - MISSIONtownscape and process

Date: 2002

Project Team:

Bev Sandalack and Andrei Nicolai Gian-Carlo Carra, Julio Marce-Santa, Jinwei Zhang

Client:

Cliff Bungalow-Mission Community Association, with funding from the Calgary Foundation Neighbourhood Grants Program

Awards:

National Merit Award, Regional Honour Award, Canadian Society of Landscape Architects Professional Awards Program

Graphic Presentation:

ink on vellum, colour pencil, scanned graphics andcomputer generated models.8 4' x 4' presentation panels and 50 page report document

Example of possible RM-5* development

Cross-section of existing RM-5 development.

Cross-section of proposed RM-5* development (RM-6 shown behind).