The Garneau Community League’s Position on Development in Garneau
The Issue
The City has identified most of Garneau as part of the “University-Garneau Major Node” (through the City Plan and the Scona District Plan). They have also identified Garneau as a Priority Growth Area and are proactively up-zoning parts of the neighborhood - this work is underway (see our response).
City administration has indicated they would also continue to support private applications for up-zoning, since Garneau is part of a major node.
These actions would deepen the following problems:
One-dimensional development: new development consists largely of micro-suites and lodging houses aimed at students, which reduces diversity, adaptability and long-term resilience.
Land speculation: investors buy and hold onto properties, resulting in derelict properties and loss of heritage buildings, as well as a loss of affordability.
Our Solution
We want an amendment to the Scona District Plan to create a policy sub-area for small-scale, ground-oriented housing that is adaptable for multi-person households. The proposed sub-area would only apply to the sites that are currently zoned RS (small-scale residential) and DC1 (heritage area), which together make up about 33% of the Garneau land area. The proposed sub-area would need to be supported by additional zoning regulation (such as a Special Area Zone to replace the RS areas and additional regulations to the DC1 area).
What this would mean:
New development in these areas would have the following characteristics:
Buildings of 3 storeys or less
Main floor units would have individual ground floor entrances
Include units that are suitable for families with children (in addition to other household types) - could be requirements related to number of bedrooms, bathrooms, access to outdoor space
Potential for design requirements to ensure new development is sensitive to heritage context (Note the DC1 zone already has design requirements that are more stringent)
Garneau Context
Densest residential neighbourhood in Edmonton: Almost 70% of land is currently zoned for mid- and high-rise development. More than 90% of dwelling units are in buildings with four storeys or more.
Diverse: Home to students, families and seniors.
Local Economy: Home to many small businesses.
Historic: One of the city’s oldest neighbourhoods.
A model 15-minute district: People can meet their daily needs in the community.
We Support
Development that provides adaptable housing for multi-person households, and increases the diversity, liveability and vibrancy of our neighbourhood.
Prioritizing redevelopment of low-density, car-oriented sites along 109 Street.
The proposed sub-policy area would apply to Areas A1, A2 and A3 and would be supported by customized zones. (Note A2 is already part of a sub-policy area for “Special Character Residential Area”)
A1 and A3
Current Zone: RS (Small Scale Residential)
Proposed Zone: Special Area Zone based on RS
A2
Current Zone: DC1 (Heritage)
Proposed Zone: DC1 with modifications
