In a significant decision that overruled city administration recommendations, Edmonton City Council has approved the rezoning of a heritage lot in the historic Wîhkwêntôwin district. The move clears the path for mixed-use development at the former Armstrong Residence site, specifically enabling Stopgap Coffee to expand into a larger corner cafe location.
Council Votes 9-3 to Override Administration
Following an extensive two-hour public hearing, councillors voted 9-3 to rezone the property located at 99 Avenue and 112 Street from Medium Scale Residential Zone to mixed-use (MU). This decision directly contradicted administration recommendations that would have placed the development under direct control (DC) by the city, which would have imposed additional fees and design requirements on the developer.
Heritage Protection Through New Zoning
Mayor Andrew Knack emphasized that the new mixed-use zoning actually provides stronger heritage protections than the previous designation. "The standard zone that was there in place prior to today had fewer protections and guarantees around those heritage considerations," Knack explained. "We have a lot more guarantees in place with the mixed-use zone in place now."
The mayor noted that administration correctly identified the site's historical significance but that the mixed-use zoning offers better safeguards. The new zoning includes:
- Lower height restrictions compared to previous allowances
- Greater consideration for aligning with neighborhood heritage character
- Specific requirements for building facade materials and design
Developer Requirements and Concerns
EINS Development Consulting Ltd applied for the zoning change on behalf of Stopgap Coffee's owner, who seeks to build a larger cafe space on the corner lot. The developer argued that direct control zoning would have added approximately $3,000 in additional fees plus the cost of creating a design plan meeting city specifications.
Ryan Eidick, founder of EINS, told council that while the development requirements were manageable, the concern centered on excessive fees and bureaucratic hurdles. The approved development must adhere to several specific conditions:
- The entrance must face 99 Avenue
- The property must be set back an additional three metres from the property line
- The exterior facade must reflect the brick masonry prevalent throughout the neighborhood
Neighborhood Context and Oversight
Wîhkwêntôwin represents one of Edmonton's densest neighborhoods, with many homes dating back to 1905. The area falls under the jurisdiction of the Edmonton Design Committee (EDC), which can impose additional architectural requirements to ensure high quality and heritage reflection.
Ward O-day'min Councillor Anne Stevenson noted that the EDC review process provides another layer of oversight. "They can review the building, ensure it has high architectural quality that is reflecting the heritage elements and put conditions on the development permit," Stevenson stated.
The approval specifically prohibits any four-storey cube-like construction on the site, ensuring future development maintains appropriate scale and character for the historic neighborhood.
