Planning

Our Proposed Scona District Plan Amendment

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 have proactively up-zoned parts of the neighborhood. 

The City has also indicated they will support all 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). Potential requirements could include some combination of the following: 

• Minimum number of bedrooms, maximum number of bathrooms, 

• Minimum floor area 

• Density cap

• Access to outdoor space

• Removing lodging houses as a permitted use

• 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: 67% 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.