by Rob Jobst
New Duplex Development – 1925 5A St SW
Earlier this year we reported that the Cliff Bungalow-Mission Community Association (CBMCA) opposed this application due to the loss of a ‘century home’ on a largely intact heritage streetscape as well as a design for the new building that did not “respect the historic style of homes in Cliff Bungalow or incorporate elements of the original building styles common to the community.” The City, nonetheless, approved the development application and the CBMCA responded by filing a notice to appeal that approval.
CBMCA’s Zaak Karim put together a very detailed and compelling presentation that, in a nutshell, argued that the new building should look more like the existing Edwardian-era homes on the street. The Appeal Board also heard submissions from two neighbours who supported our appeal. In April we learned that we had won our appeal – the decision of the Development Authority was overturned, and a development permit would not be issued for that application.
The developer has now submitted a new application to the City and the architecture has certainly been improved. We have concerns, however, about the front setback not being in alignment with the ‘contextual setback’ of the majority of homes on that block – i.e. it’s too close to the street – as well as a considerably deficient amount of landscaped area. So, a big win for the community (despite the loss of another heritage home) but we’d still like to see some changes before this new project fully respects and complements the character of what is arguably Cliff Bungalow’s loveliest street.
The initial proposal for 1925 5A St SW, which the CBMCA opposed, and the latest submission, which is more in alignment with the existing Edwardian houses on that block.
Repositioning of Existing House and Construction of an Adjoining Home – 601 22 Ave SW
This proposal would have seen the existing house on the southwest corner of 5 Street and 22 Avenue lifted up and turned 90 degrees clockwise (so it would then be facing 5th) and the construction of a new addition onto the north side of the existing house. The CBMCA opposed this strange development, citing its negative impact on neighbouring properties and concerns about contextual setbacks, excess height, and failing to respect the scale and architecture of the existing heritage homes on this block within Cliff Bungalow’s historical conservation area. The City approved the development application and the CBMCA appealed that decision.
We hired a lawyer to lead our appeal, believing that the matter was of such importance to the community that the considerable expense was justified. In addition to the CBMCA, four community residents made oral submissions to the appeal board in opposition to the project.
This was a complicated case, with arguments about zoning, setbacks, building form and mass, context, and compliance with a number of City of Calgary policy documents.
In the end the Appeal Board found that “the Appellant provided compelling evidence to convince the Board that the proposed development is not compatible with the adjacent dwellings or the neighbourhood… It is obtrusive and does not blend into the scale and form of the existing adjacent dwellings.” So, as with that other case, the earlier decision to grant the project a development permit was overturned.
These were two very significant victories for preserving the integrity of our heritage streetscapes at a time when we have recently lost so many of our older buildings to new developments. We would like to thank those residents who supported our appeals and whose efforts were instrumental in achieving those important outcomes.
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