1. TOWN OF HIGH RIVER
GROWTH
MANAGEMENT
STRATEGY
PUBLIC OPEN HOUSE
15 MARCH 2012

2. WHAT IS GROWTH MANAGEMENT?

3. GMS PROJECT TEAM
Project is being done in-house
Team Members:
 Khalid Mohammed
 Fazeel Elahi
 Yuli Siao
 Ian Fawcett

4. 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

5. 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

6. MAP OF GMS AREA

7. GMS CONTENT
Policies for:
- land use and development
- roads and utility services
- community services
- protecting the environment
Diagrams indicating how and where
Progressively more detailed plans will follow

8. HIERARCHY OF PLANS
Town Plan
GMS
Area Structure Plans
Neighbourhood Plans
Zoning
Subdivision & Development

9. 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 Plan
Pre-consultation 2nd Open House 3rd Open House 4th Open House
1st Open House Key issues Draft policies Draft Plan

10. REGIONAL CONTEXT
Calgary 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

11. HIGH RIVER & FOOTHILLS
Inter-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

12. IDP LAND USE MAP

13. ANNEXATION
 Annexation Application
- need for 30 years growth
- annexed area primarily residential
 Annexation Agreement
- assumed that approx. 1400 acres
developable
- 350 acres undevelopable

14. ANNEXATION AREA

15. 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

16. GMS STUDIES
 Environmental
 Roads and Utilities study
 MetroQuest
 Talked to service providers
 Talked to interest groups:
- general public
- landowners
- youth
- developers

17. PUBLIC RESPONSES – OPEN HOUSE #2
Question 1:
People often say they like the “small town feel” of High River.
What in your opinion are the defining characteristics of the “small
town feel” and how should we try to preserve and enhance those
characteristics 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 the
ample green space) and the intangible elements (such as good
social and servicing groups, respect and tolerance in the community,
and knowing your neighbours and community members).

18. PUBLIC RESPONSES – OPEN HOUSE #2
Question 2:
Some of the feedback we have received suggests that people would
like to see “more walkable” communities in the future.
What does this mean to you and what sort of features should we try to
provide in new communities to achieve this objective?
Answer:
Future communities of High River will feature multi-use and mixed
use developments that are walkable and integrated into active green
space with conscious continuation and expansion of the Happy
Trails pathways.

19. PUBLIC RESPONSES – OPEN HOUSE #2
Question 3:
Municipalities are being urged to reduce the footprint of new urban
growth and to grow more sustainably. This implies consuming less
land 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 High
River will strive towards: mixing appropriate land uses, increasing
density and variety of housing options, creating more neighbourhood
commercial options, and where appropriate, making use of existing
buildings for new uses (adaptive reuse).

20. PUBLIC RESPONSES – OPEN HOUSE #2
Question 4:
We know that the population in Canada is aging and also that High
River is a valued location for retirees.
What sort of housing and community facilities do you think we should
promote over the next 30 years for this sector of the population?
Answer:
Over the next 30 years, High River will offer housing development
that is suited to various income levels, close to recreation and future
transit facilities, and flexible to accommodate “aging in place”.

21. GMS DRAFT POLICIES
 Policies are preliminary for discussion
 For annexation area
 4 groups:
- General
- Environment
- Infrastructure
- Land use

22. DRAFT POLICIES - GENERAL
 Incorporate CMP and IDP policies
 Annexation area divided into 4 “cells”
 ASP’S for each cell
 NOP’s for smaller areas

23. MAP OF ASP AREAS

24. DRAFT POLICIES
ENVIRONMENT
 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

25. DRAFT POLICIES
INFRASTRUCTURE
ROADS
 Grid-based network
 Location of key access points
 Provide for future transit
 Traffic calming
 Link to adjacent areas
 Extend Happy Trails
 Reduce standards

26. DRAFT POLICIES
INFRASTRUCTURE
UTILITIES
 Integrate consultant recommendations for
water, storm and sanitary
 Storm ponds to also be used for recreation
and bio-retention
 Protect/remove existing transmission line

27. DRAFT POLICIES
LAND USE
RESIDENTIAL
 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

28. DRAFT POLICIES
LAND USE (cont) neighbourhood
centre
COMMERCIAL
 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

29. DRAFT POLICIES
LAND 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

30. DRAFT POLICIES
LAND 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

31. GMS DRAFT POLICIES
EXISTING URBAN AREA
 Min. 25% of new development
 Minimum residential density 10 upga
 Higher wherever possible
 Revisit existing approved plans

32. LAND USE MAP

33. WHAT’S NEXT?
 GMS project to be completed July 2012
 Open House draft plan 16th May 2012
 Town Plan to incorporate GMS policies –
early fall

34. SUMMARY
 GMS policies are DRAFT
 Need to know if we have missed any
 Need to know if any create issues
 Questionnaire: today, on-line
 Deadline 3 weeks - April 5th

35. Thank you

36. TOWN OF HIGH RIVER
GROWTH
MANAGEMENT
STRATEGY
PUBLIC OPEN HOUSE
15 MARCH 2012