Presentation from the final open house for the Town of High River's Growth Managment Strategy.

1. Purpose
Following previous background
research, targeted consultation
meetings and 3 public open
houses, this 4th open house will
provide an opportunity for the
general public to review the
draft Growth Management
Strategy.
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

2. We are here
Project Timeline
4 Phase 5
Phase 3 Phase
Formal
Phase 2 Review of Review of
Draft Plan
Approval &
Adoption
Identification draft
policies by council
of Key
4th Open
Phase 1 Growth
Issues
rd
3 Open
House
House
30 May 2012
June ‐ August
2012
Pre‐consultation 2nd Open 15 March 2012
House
1st Open House 26 January 2012
7 December 2011
2 0 1 1 2012
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

3. General Policies
 Over the time that applies to the Growth Management Strategy a
minimum of 25% of new residential development shall be encouraged to
take place within the area contained within the town boundary that
existed prior to 1st January 2012.
 The Town shall participate in a joint study of the country residential area
adjacent to the eastern boundary of the town in accordance with the
provisions of the Intermunicipal Development Plan. In consultation with
the MD of Foothills, the land within the “triangle” formed by Highway
543/498 Avenue, 112th Street and the 112th Street “connector” should
be included in this joint study.
 The 2012 annexation area should be divided into four sub areas as
indicated on Map 1.
 Each of the sub areas, North West, North and North East, shall be the
subject of one or more Area Structure Plans and the future land uses
shall be “primarily residential with support commercial, institutional and
mixed uses”.
 Prior to any rezoning taking place within the 2012 annexation area, an
Area Structure Plan and a Neighbourhood Outline Plan must be in place
and the content of such plans must follow the guidelines set out in
Appendix x.
 An Area Structure Plan shall demonstrate how future development will
transition to adjacent areas both outside and inside the town.
 All new development should attempt to achieve “LEED ND” status.
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

4. DRAFT GMS POLICIES
1. General Policies
Planning cells
 Annexation area is to be divided into 4 cells
 Area structure plans are to be required for each cell
 Neighbourhood outline plans are to follow for smaller areas
Example of neighborhood outline plan
Example of area
structure plan
8

5. Policies for Areas within Former Town Boundary
 Over the time that applies to the Growth Management
Strategy a minimum of 25% of new residential
development shall be encouraged to take place within
the area contained within the town boundary that
existed prior to 1st January 2012.
 The average density of new residential development
should be a minimum of 8 units per gross acre and
higher wherever possible.
 All existing statutory plans should be reviewed to
assess opportunities to incorporate policies contained
in the Growth Management Strategy.
 A study should be undertaken to determine possible
tools that could be used to make intensification more
attractive.
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

6. GMS Plan Area
2A
543 498 AVE
2
5 ST
112 ST
64 ST
5 ST
2 AVE
ST
CENT RE
12 AVE
town boundary
transmission line
annexed land
major developable
land within former
town boundary
Hwy 2A industrial 0 500 1,000 Meters
corridor 2

7. Plan Area Map
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

8. GMS Land Use
2A
543 498 AVE
primarily residential with supporting
commercial, institutional & mixed uses
existing industrial
building
5 ST
adaptive reuse
primarily residential with supporting
commercial, institutional & mixed uses
residential &
existing industrial
commercial
building
adaptive reuse
river primarily residential with
flood plain supporting commercial,
112 ST
commercial, institutional & mixed uses
2
primarily residential with supporting
institutional & mixed uses
64 ST
residential
5 ST
2 AVE
residential &
commercial
ST
CE NTRE
12 AVE
town boundary
residential
potential road light industrial
residential
annexed land
major developable
land within former
town boundary
Hwy 2A industrial 50 0 25 0 0 50 0 1,00 0 Mete rs
corridor 16

9. Environment Policies
 That part of the Highwood river valley contained within the
2012 annexation area as indicated on Map 1 shall be the
subject of a joint study with the MD of Foothills in accordance
with the provisions of the Intermunicipal Development Plan.
 The results of the Highwood River Flood Management Master
Plan, as approved by Council, shall be incorporated into the
GMS and the Land Use Bylaw.
 The Highway 543/498 Avenue corridor is considered to be a
“scenic corridor.” The character of this corridor and views of the
mountains should be criteria used to judge the merit of all
future development adjacent to the corridor.
 Allow the former airfield hanger in the North East area to be
retained for use as a mixed use building.
 Future storm water ponds should provide for passive public
recreation and adopt best management practices in methods of
construction, including “bio retention”.
 New development including infrastructure should examine
opportunities to comply with dark skies initiatives.
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

10. Potential Happy Trail Extension
543 498 AVE
5 ST
112 ST
64 ST
5 ST
2 AVE
ST
CE NTRE
12 AVE
500 250 0 500 Meters
Proposed future extension of Happy Trail

11. 543 498 AVE
5 ST
Hi gh
112 ST
Cou
ntry
D r.
64 ST
CE
N
TR
5 ST
E
ST
2 AVE
3 AVE
Macleod Trail
12 AVE
Potential future transit route 500 250 0 500 Meters

12. Infrastructure Policies
 The “Town of High River Infrastructure Master Plan” (August 2011) should
be used to guide the provision of future road and utility services.
 Area Structure Plans and Neighbourhood Outline Plans shall indicate the
provisions to be made to accommodate future transit infrastructure.
 All new development must contribute to off-site infrastructure through “off
site levies”.
 A modified form of the old town grid/lane pattern shall be the basis for the
road infrastructure in all new residential areas.
 A modified version of existing roadway standards with reduced asphalt
and rights-of-way should be encouraged in new residential areas.
 Area Structure Plans shall indicate how new development areas will
connect to existing developed areas.
 Neighbourhood Outline Plans shall indicate the methods of traffic calming
to be used to reduce pedestrian/vehicle conflicts.
 The Area Structure Plan for the North West area should consider the
location of a future pedestrian bridge over the Highwood River and
pedestrian connections to it.
 Neighbourhood Outline Plans should indicate how alternative
transportation could be integrated into new development areas.
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

13. Land Use Policies
 All new residential areas should be designed to be compact and walkable.
 A mix of housing choices is to be provided in all new residential areas.
 The average residential density within a Neighbourhood Outline Plan area should be a minimum of 8 units per gross acre.
 Two general residential land uses are to be considered in new areas: low/medium density and high density.
 Secondary suites should be allowed in all new residential areas as a discretionary use.
 No commercial development shall take place adjacent to Highway 543/498 Avenue or any new access created until the study referred to in Policy
2.5 has been finalized.
 New commercial development shall primarily be “neighbourhood commercial” (i.e. servicing the adjoining residential area).
 Neigbourhood centres should provide for future transit infrastructure.
 The NW sub area should contain two or three neighbourhood centres, one of which may be large enough to serve the whole area.
 The North ASP sub-area should contain one neighbourhood centre.
 Land for future industrial development in High River will be focused on the south east area. New industrial development in the annexation area will
be discouraged.
 All existing rural industrial zoning in the annexation area should be phased out.
 The two existing industrial buildings (“Anna’s Cookies” building in the NW area and the former aircraft hanger in the NE area) can be retained and
used for mixed uses.
 The 2012 annexation area is to accommodate a future site for new Town shops and a detailed study will determine an appropriate location.
 The 2012 annexation area is to accommodate a site for a future two-bay emergency and protective services facility in the vicinity of Highway 2A and
a detailed study will determine an appropriate location.
 Wherever possible future community services should be located in new neighbourhood centres.
 Area Structure Plans and Neighbourhood Outline Plans should provide for extensions of the Happy Trails pathway system as indicated on Map x.
 Neighbourhood parks should generally be located within 400 metres of residential development.
 Provision shall be made, preferably in the North West area, for one new catholic high school.
 Provision shall be made for one catholic elementary/junior high school preferably in the North East area.
 Provision shall be made for one public high school and four elementary/junior high schools at locations to be decided within the annexation area.
 The construction of future schools should take into account the potential to share indoor and outdoor space with other community facilities.
 Provision should be incorporated in Area Structure Plans for urban agriculture (e.g. community gardens).
 A minimum of 10% of developable land within an area covered by an Area Structure Plan shall be dedicated as Municipal Reserve.
 Any Environmental Reserve or Public Utility Lots will be requirements over and above any Municipal Reserve requirement.
 The location of Municipal Reserve dedication is to be determined on an Area Structure Plan basis and shall take into account the need for schools,
parks, appropriate community facilities and extension of the Happy Trails pathway system.
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012

14. Feedback
What do you think? Contact Us
Khalid Mohammed
Your feedback is an essential component for
Policy Planner
developing the Growth Management Strategy.
403.603.3421
It is easy to express your ideas: kmohammed@highriver.ca
 Fill out a survey
 Speak up at this open house
A link to the survey is also available on the
town’s website:
http://highriver.ca/public-forum/growth-management-strategy
If you have any questions or comments
please talk to one of our meeting facilitators.
Thank you for participating !
GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012