HomeMy WebLinkAboutHARMONY NEIGHBORHOOD CENTRE P.U.D. - PRELIMINARY - 33-94 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPlanning Objectives
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LU-2 Encourage and support "clean" industries and businesses in the Harmony Corridor
that produce little negative impact on their neighbors, and offer opportunities for
providing local employment and income.
LU-3 Provide for the advance planning of large, undeveloped properties in the corridor
area.
LU-4 Locate retail and commercial development in compact shopping centers.
LU-5 Focus the location of high intensity land uses ... retail, service, automotive, etc. at
major street intersections and decrease intensity as the distance from the major
intersections increases.
LU-6 Recognize the importance of the continued liveability and stability of existing
residential neighborhoods as a means to expanding future economic opportunities
in the corridor.
LU-7 Preserve a transition or cushion of lower intensity uses or open space between
existing residential neighborhoods and the more intense industrial/commercial
areas.
We recognize that a major concern and goal of the Plan is to. promote the vitality and
liveability of existing residential neighborhoods and provide a harmonious relationship
between land uses. We feel that by providing high quality design and construction of
buildings,. open spaces, pedestrian and bicycle facilities and streetscapes that we can
take all of these diverse elements and shape them so, that the resulting sense of place
enhances the quality of life for the surrounding neighborhood.
There are many elements that contribute to a successful neighborhood center, one that
is economically viable and one that complements its surroundings. We hope that through
the review process we can address concerns, explore ideas, and work together with staff
and the neighborhood to develop a center that meets the objectives of all parties.
Planning Objectives
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The proposal is consistent with the LDGS definition of a Neighborhood Center:
A shopping and service center, approximately 15 acres in size, designed
to meet consumer demands from an adjacent neighborhood. The primary
functional offering is usually a supermarket grocery store with an
approximately equivalent amount of associated mixed retail and service -
oriented gross square footage. Other functional offerings may include
employment uses, such as offices, and/or commercial development
traditionally located along major arterial streets.
The Urban. Land Institute further defines a neighborhood center as providing the daily
shopping needs of an immediate neighborhood trade area. It has a tenant mix that
emphasizes the sale of convenience goods (food, drugs, and sundries) and personal
services, and has a supermarket as its principal tenant. The definition of a neighborhood
center is based on the characteristics of the center's trade area and its tenants; the size
of the center does not determine its type.
The proposal is consistent with the following locational policies of the Land Use Policies
Plan:
62. Neighborhood service centers may locate in less hazardous flood plain
classifications provided proper mitigation of the flood hazard is provided and the
flood plain is protected consistent with the City's Open Space Plan and the entire
project is approved by the City.
63. Neighborhood service centers should located within walking distance of existing
or planned residential areas.
64. Alternative transportation modes such as pedestrian and bike access shall be
planned for as primary modes of transportation to neighborhood service centers
from adjoining residential areas.
65. Neighborhood service centers shall locate in areas serviced by existing water or
sewer facilities or consistent with the phasing plan for the urban growth area.
66. Neighborhood service centers should locate at the intersection of a collector and
an arterial.
67. Only neighborhood scale service centers will be allowed in residential
neighborhoods.
The proposal is also consistent with the land use planning policies established by the
City in the Harmony Corridor Plan. The goal statement of the plan is to encourage and
support mixed land use development and:
LU-1 Strive for excellence and high quality in the design and construction of buildings,
open spaces, pedestrian and bicycle facilities, and streetscapes by establishing
and enforcing design guidelines specific to the corridor area.
HARMONY NEIGHBORHOOD CENTRE P.U.D.
PLANNING OBJECTIVES
Originally master planned in the 70's Golden Meadows was one of the first
neighborhoods in the City to propose mixed use development. The objective was to
create a neighborhood with housing, shopping, employment and recreational
opportunities. Although not anticipated, an elementary school was later incorporated into
the area adjacent to a planned park site.
The Medema Homes single family lots developed first along the northern boundary
adjacent to Collindale Golf Course and later other residential builders completed homes
on the remaining lots. In 1984 an apartment project was proposed on the corner of
Lemay and Harmony, and it met strong opposition from the neighborhood. Even though
master planned for multi -family, there was much concern for this type of housing
especially. considering the rental aspect of the project. Differences were resolved and
after much debate the project was approved and built. Today Courtney Park is an
attractive asset to the neighborhood.
Given the demand for more single family lots in the area and the highly contested request
for apartments, additional single family lots were developed along Monte Carlo and only
recently were the Stonebridge Apartments approved adjacent to Courtney Park.
Prior to this however, in 1984 the partnership owning the land attempted to attract a food
store to the designated neighborhood center site by proceeding through the planning
process. In the fall of 1984 a plan for a neighborhood center was approved containing
188,475 s.f. of total floor area. This plan featured a food store, retail shops, bank,
restaurants, auto service center and offices. The total floor area was less than the
209,000 s.f. approved with the master plan and had primary access on McMurray and
Wheaton with three additional curb cuts along Monte Carlo.
Today the same parcel of ground is being proposed as a neighborhood center,
consistent with the original master plan of the 70's and consistent with the approved
preliminary plan of the 80's except that it now has been reduced in size to 154,342 s.f..
This parcel of ground completes the Golden Meadows development. The neighborhood
has single family, multi -family, an elementary school and park, industrial park and with this
proposal a shopping component. Although planned in the 70's, it is consistent with the
City's land use strategies for mixed use development. It also follows the City's most
current Congestion Management philosophies that support concentrating growth in
designated transportation corridors and encouraging infill development in support of
more compact, less sprawling urban form. Mixed patterns of land use avoid continued
proliferation of single purpose land use and promote a higher mode share for transit and
non -vehicular modes.
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