At the recent Humboldt City Council meeting on June 23, a discretionary use application for a multi-unit dwelling on 14th Street was approved, but not without significant discussion.
Prior to Council’s deliberations, a public hearing was held to address concerns raised by several 14th Street residents regarding the proposed development.
Donna Germaine spoke on behalf of the neighbourhood residents, acknowledging the need for more housing options in Humboldt but said that the project felt out of place in an area dominated by single-family homes.
She expressed concern that a large, dark-coloured fourplex would disrupt the existing character and density of the neighbourhood, and could negatively impact surrounding property values.
Germaine also raised concerns about parking, noting that the development could bring an additional four to six vehicles to a street already dealing with limited parking availability.
Additional issues brought forward included potential changes in ground elevation and challenges with snow removal in the back alley. Germaine urged the City Council to explore alternative locations where infrastructure and zoning are better suited for higher-density housing.
Later in the meeting when the members of the city council were debating the matter, a number of issues were presented.
Councillor Dave Rowe asked about snow removal in the back alley. Public Works Director Peter Bergquist explained that the city typically only clears alleys behind large multifamily buildings.
“It falls on the property owner to ensure tenants have access to the alley. Otherwise, they'll need to rely on street parking,” he said.
Bergquist added that the portion of 14th Street near the proposed development was recently repaved and is capable of supporting the expected increase in traffic from the new multi-unit residence.
Councillor Karen Siermachesky raised several concerns about the proposed building, beginning with whether it would blend in with the surrounding homes.
Planning Coordinator Tanner Zimmerman explained the design would resemble a single-family dwelling, with two above-ground units and two additional suites in the basement.
Siermachesky also questioned potential parking issues. Zimmerman assured that the development includes five parking spaces, meeting city requirements.
She further inquired about green space on the property. Zimmerman noted that while existing trees will remain, there is no obligation for the developer to plant new ones. The structure will occupy no more than 50% of the lot, leaving a green space area similar to that of a typical single-family home.
Siermachesky also brought up concerns about the building’s height. Zimmerman confirmed it would align with nearby houses.
“It’s expected to reach a maximum height of eight meters, which is consistent with single-family homes,” he said, emphasizing again that the building will maintain the appearance of a two-unit residence due to the basement layout.
Mayor Rob Muench expressed his concerns regarding the appearance of the proposed multi-unit dwelling.
“Theoretically, looking at it from the front should look like a single-family home. Unfortunately, when I first looked at it, it didn't really look like that to me.”
He noted that the developer has previously constructed several homes in the community and questioned whether they could be asked to adjust the design to better align with the character of nearby houses.
Zimmerman explained that under discretionary use, council has the authority to impose architectural controls or additional conditions. However, he cautioned that any such requirements must be carefully considered, as they could be subject to appeal if deemed excessive by the developer.
Muench also emphasized the city’s pressing need for more housing.
“We are in dire need of housing, and we all know that. Ask anybody that's tried to rent an apartment in the city here they're few and far between.”
Siermachesky inquired about whether similar-priced lots were available elsewhere in Humboldt. City Manager Joe Day responded that there were none.
“They're in R1 areas where it's not even discretionary, and we don't have any multifamily lots or extremely larger than this and wouldn't be comparable to this. It would be other infill lots throughout town.”
Councillor Larry Jorgenson acknowledged the difficult decision facing council as they weigh the city’s housing needs. He expressed hope that residents’ concerns could be shared with the developer but recognized the limited options available.
“In the end, it's private property and as long as it meets our zoning bylaw. There isn't a lot of, conditions we can place on him without expecting him to either pull out or take us to appeal.”
After the discussion concluded, the motion received approval from the city council.