There are no businesses in North Glenora you say? Well technically only one piece of property is zoned for business and commercial and that is the vacant lot on the Northwest corner of Groat Road and 107 Avenue where the Groat Road Esso was once located.
When and if that property is redeveloped, it will need the approval of the residents of North Glenora.
In August 1998, City Council approved a North Glenora community Plan developed by North Glenora Residents over prior years. This made the community of North Glenora unique, because very few areas in Edmonton have Community Plans and North Glenora's was the first to be developed as a sole initiative of the Community.
Yes, there are a couple of hundred businesses operating in North Glenora. We don't see them because they are home based businesses. Some of the art you have seen, a novel you have read, music you have heard, or sports equipment seen in the Grey cup and the Super Bowl were produced here in North Glenora. There are computer specialists, crafters, plumbers, electricians, consultants, transportation providers, horticulturists, and designers, just to name a few other businesses operating in our community.
The Planning committee was amazed, when they undertook a survey of community opinion early on I the Community Plan planning process to find so many earning their living from their home. On some blocks it was almost every second house.
The residents of North Glenora foresee a Community that accommodates non-intrusive business enterprises without compromising the integrity of the Community.
While there are no shops or warehouses, commerce is welcome in North Glenora as long as it does not pose any problems such as noise, eyesore, traffic, or any disruption to our peaceful residential community, and as long as it meets the City of Edmonton bylaw for Home-based Business. We will not be seeing any kind of shops or warehouses because no land, with exception of the small triangle of land at Groat Road and 107 Avenue, is zoned for that type of commercial use. The apartment buildings and the town houses plus some rental houses are also business but they are, of course, also residences.
The 1st guiding principle of the section is:
The Community Plan will: "Deny support to intrusive business and commercial activities that require changes to existing zones."
It is recommended that:
The current commercial zoning be retained unless it can be demonstrated to the Community that a rezoning would provide some exceptional benefit to the Community. This may be better explained by saying no other rezoning to Commercial will be approved!
The Community has said that any new commercial development is amongst residential portions of North Glenora is not wanted. The Community is well served by surrounding commercial development in other areas that is more than adequate. Any change to zoning to allow for new commercial development or change of use would require the overwhelming support of the whole Community.
The 2nd Guiding Principle pertains to Home Based Business.
The Plan would:
Support non-intrusive home based businesses that are consistent with the residential character of North Glenora and do not impose inconvenience, risk to safety, or detract from the peaceful use and enjoyment of property by neighbouring residents.
If you can see it, smell it, hear it or there is a log of traffic or safety risk, then it probably doesn't belong and should not be permitted.
It is recommended:
That the Community League assists residents, both home-based applicants and neighbours, in resolving concerns or disputes over home based businesses by performing an informational and facilitative role.
The acceptance rate for home-based business in the Community Survey was 96%. Many people observed it was an asset in the Community because more people were home; coming and going during the day - additional "eyes" making the neighbourhood safer. Just knowing people are nearby is always a comfort. Home-based business encourages a stable adult presence and young people in the home. So all in all it is seen as a positive asset to the Community.
Community residents also opposed any business that caused interference to their peace or security, including opposition to any buildings for home bases business. If a conflict were to arise, the Community would try to work with all persons to help resolve the matter. This, in fact, has happened and has been successful.
The Community Plan also emphasizes the importance of surrounding businesses' awareness of North Glenora and both the community and individual residents should be acting to raise awareness.
The Community Plan states we should:
Encourage community and local business and commercial enterprises to support and participate in the activities of North Glenora
It further states:
That the Community League develop and maintain a relationship with Owners and Operators of local businesses and commercial enterprises within the vicinity of North Glenora for mutual benefit.
Building strong Communities requires awareness and knowledge, tolerance and effort and requires participation from all segments of society. The relationship between business and residents should go beyond simple supplier and consumer interaction. Residents, hopefully, will respect the support of businesses and return the favour not only by supporting the businesses, but also by frequently thanking owners and managers for their support.
Section 6 of the Community Plan deals with:
At first thought, it may seem that North Glenora has very little open space or landscape, but a closer inspection shows we are blessed with quite a lot of open space and landscape. The whole Community is surrounded by a green buffer strip to use and enjoy. All streets have boulevards, there are several mini pocket parks, and there is a large Community Campus in the centre of North Glenora. Most of all there re the trees! We have some of the finest trees in the City, nearly fifty years old and very mature. Isn't that canopy of trees over 135 Street each summer truly majestic?
When the Community Survey was done, residents said the trees and landscape was one of North Glenora's best assets.
Maintaining the trees and the landscape is a big task and the responsibility will be principally upon residents.
Therefore, the Vision states:
The residents of North Glenora foresee a Community with landscape and open spaces that support recreational and social purposes, and serve to enhance the overall aesthetic quality of our urban environment.
The redesign of the Central Campus is a very positive step in maintaining the landscape and open spaces, making it more attractive and more accessible. Hundreds of new trees, new pathways, active play areas, landscaping around Coronation School, all combined to make the Centre of North Glenora a very special place to visit.
Preserve and maintain tree-lined boulevards to retain the pedestrian character and visual attractiveness of streets in the Community.
This is a guiding principle that goes without saying, therefore, it is stated as a major focus in the Plan. Because any number of events could wipe out our trees, diligence is a key operational factor. The dreaded Dutch Elm Disease is a very real possibility.
Therefore, it is recommended:
That an organized Community program be prepared to combat Dutch Elm Disease by developing an awareness of the disease, by disseminating information, by conducting a tree inventory and therefore enabling residents to identify problems on public and private property throughout the Community.
This would be like a Neighbourhood "Tree" Watch: annual Spring and Fall inspections to look for disease and damage in our trees.
Further to residents doing a twice a year inspection it is recommended:
That a survey of tree lined boulevards and public spaces be conducted by (trained) Community Volunteers every two years to identify boulevard sections and individual trees that may exhibit (or be prone to) Dutch Elm Disease symptoms or other problems requiring City attention.
The City prunes and maintains trees on public lands on a periodic basis, but that is minimal, and Community-based vigilance is a better bet to prevent an outbreak of disease or to alert the City to maintenance problems.
If there is ever a situation where the old and very wise saying; "An ounce of prevention is worth a pound of cure", this is it. When a mature tree is lost, it is quite expensive to replace and takes another fifty years for it to reach the same lofty beauty.
The Community must be the guard of the first order:
Ensure that property improvement and redevelopment does not disrupt and detract form the streetscape amenity created by tree-lined boulevards and open spaces.
That during the redevelopment of properties, boulevard trees be retained in order to maintain the pleasant character of North Glenora's tree-lined boulevards and pedestrian-oriented streetscape.
That front access driveways be discouraged in order to maintain the pleasant character of North Glenora's tree-lined boulevards and pedestrian-oriented streetscape.
The Community survey showed 97% of the residents wanted existing boulevards retained and maintained. Since large trees have massive food gathering roots, which also anchor them into the ground, disruption of these root systems can be dangerous both to the life of the tree and security of adjacent property.
For instance, a front driveway could require putting through major roots of a mature tree. A curb cut permit is required from the City Planning and Development before this can occur. The Community hopes such a permit would not be given, but has asked the City to give the Community League notice when development plans are submitted applying for a front drive access.
From these guiding principles and recommendations we see that a Neighbourhood Watch is needed to alert the Community before problems arise. This is not "minding someone else's business". It is looking after our own business.
A Plan is something for the benefit of all, set out in written and diagram form - but the heart of the Plan, the breath that gives it life and the force that makes it work is YOU each and very INDIVIDUAL RESIDENT OF NORTH GLENORA.
CIRCULATION: THE MOVEMENT OF PEOPLE
North Glenora is one of the few Communities in Edmonton that has a Community Plan. The North Glenora Community Plan was developed by the Residents of North Glenora and was accepted and approved by City Council August, 1998.
Traffic in North Glenora has never been a major problem essentially since the community was a designed Community and only one street actually goes through the Community unintercepted; that being 135 Street which is essentially the Community’s main artery. All other avenues and streets are either crescents or end in "T" intersections. Most internal traffic concerns in North Glenora have been resolved by virtue of the design. The advent of bus service, increased traffic, speeding, and concern for pedestrian safety resulted in 4-way stop signs being installed at each corner of the Community League/Coronation School Central Campus; a solution designed in North Glenora, now used in other Communities as well.
The growth of the City has increased some vehicle related inconveniences. Because Groat Road, 107 Avenue, 142 Street and 111 Avenue are all main thorough-fares. Traffic around North Glenora has increased and traffic noise pollution has risen, including the sirens of emergency vehicles. However, access to these roads makes North Glenora one of the easiest Communities to get to and provides easy flow from here to all areas of the City.
The Residents of North Glenora are very satisfied with their roadway system, despite signs of wear and tear after nearly fifty years of use.
The residents of North Glenora do not want their traffic flow changed ...
They foresee a circulation system that facilitates the safe travel and ease of movement for all forms of travel (cycling, walking, transit and vehicular) while minimizing hazardous conditions and traffic nuisances in the Community.
The first guiding principle of this vision is to:
Promote and enforce "rules of the road" for all forms of travel to lessen unsafe travel behaviour and traffic nuisances in the Community.
Such undertaking as Student Patrols at Crosswalks, Parent Patrols; Safe Bicycling programs are examples of Community Projects that empower the Plan. Reporting unsafe conditions: pot holes, broken sidewalks, trees obscuring signs, or reporting drivers consistently breaking the rules are other examples.
Special signage when a problem develops, for example, "give our kids a brake," can draw attention both to a problem and provide a solution. The Community’s request for regular enforcement on the main arterial roads surrounding the Community will make it safer to enter or exit the Community. Reporting violations to Police and Traffic Planners produces attention and enforcement.
The Community is responsible for review and monitoring of the traffic signs in the Community: to alert authorities if problems develop or if there is a need for new, additional or different signs. This again, is accomplished in part by Community residents reporting problems or concern to the Community League.
The Community League is responsible to ensure regular contact is maintained with City Authorities and Law Enforcement.
Many repairs have been made within the Community in recent years. Some Streets have been paved, and pot holes are regularly repaired as they are reported, uneven sidewalks leveled or portions replaced, curbs repaired, Senior and Handicap curb cuts at corners, or dilapidated wooden barriers in the alleyways around North Glenora, (which were unsightly and becoming dangerous) being removed are some examples.
Presently the Community is pressing for a sidewalk on the west side of 135 Street between 109 and 109A Avenues. Discussion also have been held about a paved sidewalk on the west side of Groat Road between 107 Avenue and 111 Avenue.
Short cutting and increased traffic received attention in the Community Plan. The Community must be vigilant to ensure that nothing outside the Community Traffic System creates the opportunity or suggests short cutting through North Glenora.
Roadway Improvement in and around North Glenora should not increase short cutting traffic but should reduce short cutting traffic wherever possible.
(Also) No new bus routes (will) be added to the current service (through the Community) unless it can be clearly demonstrated that the route will meet a need within the Community.
Noise and vibration of buses on 135 Street and 109A/109B (West) Avenue are a present inconvenience but the use of smaller buses during non-peek hours, evenings and weekends would reduce the inconvenience and would be greatly appreciated.
Traffic facilities can be improved in North Glenora.
Develop and improve circulation facilities through traffic and engineering design to create a safe circulation environment.
There are problems that can be resolved through roadway improvement. Congestion around Coronation School, especially on 109A Avenue is such an instance.
It is recommended:
That detailed planning be conducted to resolve the traffic concerns along 109A Avenue between 135 Street and 139 by addressing bus traffic, parking, (school) drop-off and pick up activity, the narrow width of the roadway and the configuration of the 139 Street/109A Avenue intersection.
This area of 109 Avenue has the second largest volume of traffic in North Glenora, is too narrow and its proximity to school and playground intensifies the potential for accidents. The pickup/drop off activity at the school creates "bottlenecks" and creates a dangerous situation for pedestrians, children, parked vehicles and moving traffic. The large offset and nearly blind intersection is obviously a dangerous situation.
ALTERNATE TRAVEL MODES
70% of North Glenora Residents were satisfied with the transit service in the Community. Many of our older residents prefer to use it; many depend on it. They observed that evening and non peak service within the Community is poor. The proximity of the Westmount Transit Centre is somewhat a convenience, but for the older people, it is a long walk. At least the present level of Transit Service should be retained, and other modifications of through passing buses to get North Glenora to major connections would be encouraged but not to the extent of adding more busses or routes through North Glenora.
North Glenora is well connected to existing bicycle routes in all directions, but designation of a bicycle route along 135 Street should increase awareness and safety for bicycle traffic. Consideration of an east-west bicycle route would improve access to the River Valley, especially now that the New Sidewalk Bicycle Way on the West Side of Groat Road South of 107 Avenue has been completed.
Recently a Class 3 bike route has been established connecting east - west along 110, 109A and 109 Avenues and North-south along 135 Street. Signs have been erected to designate the Class 3 Route, but it is still not well known. A Class 3 bike route means both bicycle and motor vehicles share the route.
PEDESTRIAN TRAFFIC
Promote safe pedestrian and in-line skating and bicycle movement within the Community and for connections with neighbouring Communities.
More and more people are getting out of their cars and moving by alternative methods. People are walking more, for good health and for economy. As they walk they find they enjoy it, they walk even more often. Young people find they can move faster from point-to-point on in-line skates, skateboards or scooters. The Community Plan has tried to recognize these options. As stated before, improvements have been made to existing sidewalks.
The new pathways in the Community Campus are being well used, and it is expected the pathways being completed this month will be attractive and also well used..
It is recommended:
That the signal timing at 135 Street at 111 Avenue intersection be reviewed with the intention of providing safer conditions for pedestrian crossing.
Also:
That the Community League in co-operation with the Westmount Community League approach the City to install a pedestrian activated signal at the existing Crosswalk on Groat Road and 109A Avenue.
Both these recommendations pertain to busy thoroughfares and compete with the complexity of managing heavy traffic flows, where a few seconds of stopped traffic can create a long line of "backed up" vehicles.
Also the "its not in the budget" syndrome prevails. However, it is learned that relief or realization of the end result only comes from continued effort.
The Community must continue to monitor and press for these changes, or suggest other solutions. Individual requests from citizens to the City, directly to the Transportation and Street Department and through the Councillors add weight to the request.
It is recommended:
That the Community League Promote bicycle and in-line skating safety (and courtesy) by identifying or offering programs to educate residents, children in particular, about cycling and skating skills, bicycle and skate maintenance and safety equipment.
Some people resent the skate boards, BMX Bicycles and in-line skating, more so because of the perceived difference in culture, but the reality is that these are things people do, they are popular and will continue to be enjoyed. They are as much the recreation of young people today as baseball, hockey, lacrosse and figure skating were in previous generations.
The new developments in the park with pathways and special use areas for these new endeavors hopefully will create a focal point for providing education and programs, and will reduce conflict with other forms of traffic.
PLANNING:
The Community must be vigilant with regard to traffic. It must:
Maintain an awareness of transportation issues at the City-wide level that may have an impact on Community.
It is recommended that:
the Community League ensure that it is represented in City-wide and local transportation planning discussions to Safeguard the Community interests.
North Glenora must stay alert! Think about the even increasing volumes of traffic on Groat Road, 107 and 111 Avenues and 142 Street. More traffic, more noise, more short cutting, more risk. Would you like to compete with 18 wheel transport trucks on these roadways?
The Community in the past has been very active and vocal about the effects of traffic on our Community. That means being involved in City Wide long term planning.
As the Community Membership changes and new people move in and become involved, they must continue to carry the torch. Our stable, enjoyable Community didn't just happen. It was planned and the plan maintained. Our Community Plan is for the maintenance of North Glenora for the future. "The Price of Freedom, Safety, Security and Enjoyment is constant Vigilance
Next issue we will review "Business In North Glenora" and "Landscape and Open Spaces".