GMS PROJECT TEAMProject is being done in-houseTeam Members: Khalid Mohammed Fazeel Elahi Yuli Siao Ian Fawcett
TOWN PLAN Adopted August 2009 Sets out a vision for the future of the town Two components: 1. Policies 2. Growth strategy Growth Management Strategy
ANNEXATION Town Plan - annexation for future growth Town and MD – joint annexation proposal Approved 1st January 2012 1769 acres N. and N.W. of boundary Sufficient for 30 years growth GMS is a plan for that area Also addresses areas of undeveloped land
GMS CONTENTPolicies for: - land use and development - roads and utility services - community services - protecting the environmentDiagrams indicating how and whereProgressively more detailed plans will follow
HIERARCHY OF PLANS Town Plan GMS Area Structure Plans Neighbourhood Plans Zoning Subdivision & Development
GMS PROGRESS Preliminary work started last fall Aim is to complete project by July 2012 3rd Open House Focus of this Open House – draft policies Next phase is drafting the PlanPre-consultation 2nd Open House 3rd Open House 4th Open House1st Open House Key issues Draft policies Draft Plan
REGIONAL CONTEXTCalgary Metropolitan Plan High River identified as a growth area in region High River pop. = 31,000 in 30 years Current pop.= 13,000. Growth = 18,000 Min. 25% of future growth within urban area (8,000 +/- = 10,000) CMP - residential density = 8 - 10 upa - higher wherever possible Protect environment (river valley), scenic corridors (Highway 543), views (mountains) Must participate in regional utilities and transit
HIGH RIVER & FOOTHILLSInter-municipal Development Plan To be adopted in 2012 Joint planning around town boundary Protect all land in river valley – joint study Plan for Highway 543/498 Avenue corridor Plan for CR area Plan for east of Highway 2
TOWN PLAN Greater mix of housing types Neighbourhoods to be more walkable and to have local services Roads to reflect more of a grid pattern Review existing road standards Ensure future transit is taken into account
GMS STUDIES Environmental Roads and Utilities study MetroQuest Talked to service providers Talked to interest groups: - general public - landowners - youth - developers
PUBLIC RESPONSES – OPEN HOUSE #2Question 1:People often say they like the “small town feel” of High River.What in your opinion are the defining characteristics of the “smalltown feel” and how should we try to preserve and enhance thosecharacteristics in a plan for growth over the next 30 years?Answer:High River’s “small town feel” is comprised of both the tangible(unique boutique shops of the downtown, Happy Trails and theample green space) and the intangible elements (such as goodsocial and servicing groups, respect and tolerance in the community,and knowing your neighbours and community members).
PUBLIC RESPONSES – OPEN HOUSE #2Question 2:Some of the feedback we have received suggests that people wouldlike to see “more walkable” communities in the future.What does this mean to you and what sort of features should we try toprovide in new communities to achieve this objective?Answer:Future communities of High River will feature multi-use and mixeduse developments that are walkable and integrated into active greenspace with conscious continuation and expansion of the HappyTrails pathways.
PUBLIC RESPONSES – OPEN HOUSE #2Question 3:Municipalities are being urged to reduce the footprint of new urbangrowth and to grow more sustainably. This implies consuming lessland for major land uses (residential, recreation, commercial,industrial, institutional) and infrastructure (roads and utilities).How should we achieve this?Answer:Through the planning process, future developments within HighRiver will strive towards: mixing appropriate land uses, increasingdensity and variety of housing options, creating more neighbourhoodcommercial options, and where appropriate, making use of existingbuildings for new uses (adaptive reuse).
PUBLIC RESPONSES – OPEN HOUSE #2Question 4:We know that the population in Canada is aging and also that HighRiver is a valued location for retirees.What sort of housing and community facilities do you think we shouldpromote over the next 30 years for this sector of the population?Answer:Over the next 30 years, High River will offer housing developmentthat is suited to various income levels, close to recreation and futuretransit facilities, and flexible to accommodate “aging in place”.
GMS DRAFT POLICIES Policies are preliminary for discussion For annexation area 4 groups: - General - Environment - Infrastructure - Land use
DRAFT POLICIES - GENERAL Incorporate CMP and IDP policies Annexation area divided into 4 “cells” ASP’S for each cell NOP’s for smaller areas
DRAFT POLICIESENVIRONMENT All river “lands” to be a joint study No development within 30 metres of river Protect access to river Protect views – scenic corridor Energy efficiency/water conservation/LID Arts and culture to be integrated
DRAFT POLICIESINFRASTRUCTUREROADS Grid-based network Location of key access points Provide for future transit Traffic calming Link to adjacent areas Extend Happy Trails Reduce standards
DRAFT POLICIESINFRASTRUCTUREUTILITIES Integrate consultant recommendations for water, storm and sanitary Storm ponds to also be used for recreation and bio-retention Protect/remove existing transmission line
DRAFT POLICIESLAND USERESIDENTIAL New areas to be compact and walkable Density: minimum 8 – 10 upga Range of housing types in all areas 2 main zones: low/medium density & high density Housing preferred to be within 400m of neighbourhood centre Higher densities nearer centre
DRAFT POLICIESLAND USE (cont) neighbourhood centreCOMMERCIAL Neighbourhood commercial only No commercial fronting Highway 543 NC’s to provide day-to-day retail/personal service needs NC’s can also include: health, recreation, day care, post office, library, school, offices, emergency services, parks, community services Encourage mixed use, e.g. live/work
DRAFT POLICIESLAND USE (cont)INDUSTRIAL No new industrial zoning Existing industrial zoning to be phased out Existing industrial buildings (2) can remain Adaptive re-use to be encouraged
DRAFT POLICIESLAND USE (cont)OTHER New leisure centre New fire/police/ambulance facility New Town shop/yard Allow for Urban Agriculture 112th Street “triangle” to be included in IDP joint study Municipal reserve land to be distributed on ASP basis 498 A ve The “triangle” . 112 St. Urban agriculture
GMS DRAFT POLICIESEXISTING URBAN AREA Min. 25% of new development Minimum residential density 10 upga Higher wherever possible Revisit existing approved plans