Edmonton city councillors voted 9-3 on Tuesday to approve the rezoning of a property in Wîhkwêntôwin despite city staff flagging that it might not fit into the historical context of the street.
The owners of Stopgap, a central Edmonton coffee shop that has outgrown its space, are looking to build a three-storey building only a couple of blocks away on 99th Avenue and 112th Street.
The site was previously home to the historic Armstrong Residence. The building was built in 1907 but was demolished in September.
Ryan Eidick with Eins Development Consulting spoke for the owners at a public hearing for the rezoning at city hall on Tuesday.
He said the plan was originally to build the new coffee shop inside the Armstrong Residence, but problems were discovered in the foundation and it had to be demolished.
“We agree that the area’s historic nature should be considered,” Eidick said. “We’ve proposed a zone with a reduced scale and intensity that respects that context.”
The new zone would limit the height allowed on the lot, but allow for wider commercial uses and remove the requirement for minimum setbacks from the street.
Lots on this block are unique because they don’t start until four metres back from the sidewalk. The new zone means the developer can build to that line.
Administration said houses sitting far back on lots is part of the historic character of the area. The lot is flanked by multiple historic homes — rare examples of what’s been preserved in one of Edmonton’s densest neighbourhoods.
The new zone allows for a building with no setback (blue box). The previous zone required a three-metre set back (orange box). However, these lots don’t start until four metres back from the sidewalk. (CREDIT: City of Edmonton)
David Howatt with the Wîhkwêntôwin Community League’s civics committee said he’s not opposed to development on the site, but feels the setbacks need to be in line with the surroundings.
“I think it’s important that we provide some guardrails to whatever gets proposed there,” he said.
“This corner location is a keystone. It kind of demarks the over century-old homes on either side.”
City staff advocated for a different zone that would bring in requirements for an additional three-metre setback, a south-facing entrance and design elements.
The Armstrong Residence site is surrounded by other historic homes. It’s a rare pocket of preserved single family homes in one of Edmonton’s most dense neighbourhoods. (CREDIT: City of Edmonton)
Eidick said that would drive up risk for the owner by adding delays and costs.
“We are not interested in spending a ton of money on design up front before we know that the concept is done,” he said.
Eidick also said Stopgap’s owners would be willing to look at greater setbacks under the new zone.
Coun. Michael Janz said it’s unfortunate the Armstrong Residence couldn’t be preserved. But he was concerned about the applicant walking away if council went with administration’s proposal.
“I think we have to adjust expectations to: what is the status quo? And the status quo is a dirt pile.”
Councillors discussed how either the city is taking on risk by trusting the applicant will build something historically sensitive, or the developer is taking on risk by potentially facing more red tape.
Anne Stevenson, the councillor for the ward that the Armstrong Residence site is in, said that the Edmonton Design Committee will still have an opportunity to weigh in and that’s enough for her.
“Having spent a lot of time talking about risk, I also want to talk about the opportunity,” she said.
“Neighbours get to know neighbours in these spaces. And I’ve seen firsthand how they have become such valued hubs of the community.”
Councillors Jon Morgan, Karen Principe and Keren Tang voted against rezoning the space.