Growth management-strategy open-house-4-presentation

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

We are here

Project Timeline

Phase 3Review of

draft policies

Phase 4Review of Draft Plan

3rd Open House

15 March 2012

4th Open House

30 May 2012

June ‐ August2012

Phase 5Formal

Approval & Adoption by council

2nd Open House 26 January 2012

Phase 2Identification

of Key Growth Issues

1st Open House 7 December 2011

Phase 1 Pre‐consultation

2 0 1 1 2012


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.


General Policies

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

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.


12 AVE

5 S

T

2

2A

CEN

TRE

ST

112

ST

64 S

T

2 AVE

GMS Plan Area

5 S

T

543 498 AVE

2Hwy 2A industrialcorridor

major developable land within formertown boundary

annexed land

town boundarytransmission line

0 1,000500 Meters

Plan Area Map


12 AVE

5 S

T

2

2A

CE

NTR

E S

T

112

ST

64 S

T

2 AVE

GMS Land Use

5 S

T

543 498 AVE

primarily residential withsupporting commercial,

institutional & mixed uses

primarily residential with supporting

commercial, institutional & mixed uses

light industrialresidential

residential

residential

riverflood plain

16Hwy 2A industrialcorridor

major developableland within formertown boundary

annexed land

town boundarypotential road

resi

dent

ial &

com

mer

cial

residential &commercial

existing industrialbuilding

adaptive reuse

existing industrialbuilding

adaptive reuse

prim

arily

resi

dent

ial w

ith s

uppo

rting

com

mer

cial

, ins

titut

iona

l & m

ixed

use

s

primarily residential with supportingcommercial, institutional & mixed uses

500 0 500 1,000250 Meters

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.


12 AVE

5 S

T

CE

NTR

E S

T

112

ST

64 S

T

2 AVE

Potential Happy Trail Extension

5 S

T

543 498 AVE

500 0 500250 MetersProposed future extension of Happy Trail

12 AVE

5 S

T

CENTR

E ST

112

ST

64 S

T

2 AVE

5 S

T

543 498 AVE

500 0 500250 MetersPotential future transit route

3 AVE

Macleod Trail

High Country Dr.

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.


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.


Feedback

Contact Us Khalid Mohammed Policy Planner 403.603.3421 [email protected]

Your feedback is an essential component for developing the Growth Management Strategy. It is easy to express your ideas: 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.

What do you think?

Thank you for participating !


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Growth management-strategy open-house-4-presentation