Iqaluit council defers decision on HBC site re-zoning

Sheila McPherson, speaking on behalf of resident Susan Cooper, said Iqaluit City Council should “think carefully” before rezoning the HBC beach area in Apex. (PHOTO BY STEVE DUCHARME)

Ken Spencer of Red Boat Properties Inc. says his firm intends to preserve the historical character of the area but needs the zoning change to expand the business. (PHOTO BY STEVE DUCHARME)

The land underneath the old HBC buildings in Apex was supposed to have been zoned in 1998 for commercial use, but in 2003, it was mistakenly rezoned as “open space.” (PHOTO BY STEVE DUCHARME)

Iqaluit City Council has voted to defer a zoning bylaw amendment that would create a commercial use designation for the area in Apex that contains historic Hudson’s Bay Co. buildings.

The unanimous decision came after councilors heard from members of the public during an hour-long hearing held Dec. 8, prior to a regularly-scheduled council meeting.

“Iqaluit is developing very, very quickly. There are very few areas like Apex beach. It is important to think carefully before this property is rezoned,” said Yellowknife lawyer Sheila MacPherson, who attended the meeting on behalf of a resident.

MacPherson said she was not acting in a professional capacity, but speaking there as a favour to a family friend, Susan Cooper.

Right now, the old HBC buildings sit on land designated by the city as “open space.”

But that designation is an error, said Mélodie Simard, the city’s director of planning and development.

In 1998, the land had actually been rezoned for commercial use.

But when the city passed its updated zoning bylaw in 2003, it reverted, by mistake, to open space.

“The purpose of the amendment is to correct a zoning error that occurred between different versions of the zoning bylaw,” Simard said.

The zoning also doesn’t take into account that a business, Red Boat Properties Inc., whose CEO is Iqaluit resident Kirt Ejesiak, already operates on the lot.

“It would recognize the land’s existing use, which is mostly offices, and there’s a residential use also on that parcel,” Simard said.

Under the proposed amendment, the land would be changed to a “B2” district commercial zone.

But MacPherson said a commercial rezoning is dangerously broad if the city plans to preserve the historic landmarks.

“It’s remarkable that this area of Apex has been preserved so well… It highlights for residents of this city the important cultural and historical part of Apex, which the Apex beach area represents,” she said.

Gas bars, hotels, daycares and shopping plazas are among the businesses allowed to operate in “B2” zones, according to the city’s by-law.

Red Boat Properties, which has operated on the Apex site since 1999, wants the lot rezoned so it can expand its business.

The company approached the city after it discovered the lot had mistakenly reverted back to open space zoning.

“We had to address that when we found out, because we run our businesses out of there… we want to continue to be able to use it. If it stays open, we can’t,” Ken Spencer, Red Boat’s property manager, told councillors.

“Our plans respect the heritage of the building… Our intent is honorable,” Spencer said.

And Spencer said the company is prepared to support a more limited by-law amendment tailored to their existing business plan.

One building is already used as an office but Red Boat Properties wants to refurbish the other HBC buildings to allow for an artist studio and craft store.

Spencer said the company is also considering the operation of a small bed-and-breakfast out of a cottage located on the lot.

Red Boat Properties does not own the buildings. It currently leases the HBC buildings from North West Co., which in turn, leases the land from the city.

And according to Spencer, the North West Co. supports the company’s project.

“They won’t sell the buildings to us, but they will work with us to do what we want to do,” Spencer said.

Because the amendment is deferred, Iqaluit’s department of Planning and Development will redraft that proposal and approach council later.

But the episode had councilors wondering why Iqaluit doesn’t designate zones for historic and cultural landmarks.

“Shouldn’t we amend the bylaw to have a new zone that actually encompasses the types of business we see are possible in historic zones?” deputy mayor Romeyn Stevenson asked.

“That is one option. If you want more of a heritage type zoning, that can be done as well,” Simard said.

The HBC buildings on Apex Beach date to 1949, when the company moved its Frobisher Bay operations from Ward Inlet to Apex.

In 1955, the federal government build the satellite community of Apex near the already existing HBC buildings.

In 1984, the HBC warehouse on the Apex Beach site was moved across the sea ice to Iqaluit, where it was renovated and used to house today’s Nunatta Sunakkutaangit Museum.