Exchange District development moves ahead with height exception, gets Heritage Winnipeg OK

A development project in Winnipeg’s historic Exchange District is set to proceed after the city’s property and development committee rejected an appeal from nearby residents Wednesday.

The project, led by Veritas Development Group Ltd., includes a four-storey addition to the existing building at 128 James Ave., adding 16 residential units. A separate 10-storey building at 120 James Ave. will contribute another 71 units to the area.

“We can move forward now,” said Kurtis Sawatzky, property owner and operations manager with Veritas.

The proposal had drawn pushback from residents concerned about parking shortages, the scale of the buildings and potential impacts on nearby heritage properties. They also worried the development could compromise the area’s historic character and worsen the already poor condition of surrounding streets.

The project’s four appellants, each of whom wrote similar letters to the city, did not attend Wednesday’s committee meeting.

Approved by the city’s heritage review and urban design boards, the project has also received critical backing from Heritage Winnipeg executive director Cindy Tugwell, whose organization promotes the restoration, rehabilitation and preservation of Winnipeg’s built environment.

“It checks so many boxes for what we look for in good conservation, because you cannot save a building, designated or not, if it is not occupied and fully being used,” Tugwell said during her delegation to the committee. “So we argue that we have to compromise, and we think that these compromises are so minimal to the absolute positive benefits we get from this.”

The proposed development required several zoning variances under Winnipeg’s downtown bylaw, including exceptions for reduced rear yard setbacks, increased building height, and smaller parking stall dimensions.

The developer sought approval to exceed the area’s bulk regulation limit of 100 feet, proposing a 109-foot structure. The height restriction is intended to help preserve the architectural character in the Exchange.

Tugwell said early engagement between her organization and the developer ensured the building design incorporated elements that were consistent with the adjacent buildings.

“Had that conversation with us and them months in advance not happened, would that have gone forward?” Tugwell said.

In requesting the increase, the developer argued the added height would allow the main floor of the new 10-storey building to align with neighbouring structures.

The proposed main floor would stand just under 16 feet — taller than average, but in keeping with the proportions of surrounding heritage buildings. The second and third floors would also follow suit, with ceiling heights of 11 feet to maintain visual continuity.

“That was my point that I tried to make today, that yes, height is important to some degree, the massing of materials and the design of the building is critical because that’s what we see,” Tugwell said.

Residents of 132 James Ave. voiced concerns about privacy, noting that the proposed addition at 128 James would overlook their rooftop terrace.

The developers said they listened.

Sawatzky told the committee the original five-storey addition was trimmed to four. To address privacy concerns, the addition will feature no balconies or windows facing 132 James.

Sawatzky also told the committee that to ensure they’re able to use the grant from the city’s housing accelerator fund, they’re required to build all 87 residential units.

The project has also received a grant under the city’s tax increment financing program under the Heritage and Economic Development Incentive.

Coun. Jason Schreyer, who sits on the committee, said he was grateful to see the consultation done by Veritas with residents and Heritage Winnipeg.

Schreyer echoed Tugwell’s comments about continuity, specifically as it pertains to the movie industry, as films are shot in the Exchange District on a regular basis. The industry rakes in nearly half a billion dollars for the city.

“It’s fragile for us to be able to maintain such an industry,” Schreyer said. “But we do have it for very specific reasons, which have been addressed… and that’s important to me.”

Construction is set to begin in November with the project expected to be completed in the fall of 2027, Sawatzky said.

scott.billeck@freepress.mb.ca