Growth management-strategy open-house-4-presentation

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

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Growth management-strategy open-house-4-presentation

  1. 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. 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      2012GROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012
  3. 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. 4. DRAFT GMS POLICIES1. 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. 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. 6. GMS Plan Area 2A 543 498 AVE 2 5 ST 112 ST 64 ST 5 ST 2 AVE ST CENT RE 12 AVEtown boundarytransmission lineannexed landmajor developableland within formertown boundaryHwy 2A industrial 0 500 1,000 Meterscorridor 2
  7. 7. Plan Area MapGROWTH MANAGEMENT STRATEGY ▪ PUBLIC OPEN HOUSE ▪ 30 MAY 2012
  8. 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 2primarily 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. 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. 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. 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 AVEPotential future transit route 500 250 0 500 Meters
  12. 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. 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. 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

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