Town Plan Bylaw
High River, Alberta
· adopted 2024-01-01
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WHEREAS
WHEREAS
WHEREAS
NOW THEREFORE
TOWN OF HIGH RIVER
BYLAW 4629/2024
A BYLAW OF THE TOWN OF HIGH RIVER TO REPEAL BYLAWS 4236/2009,
4347 /2012, AND 4337 /2012 AND REPLACE WITH THIS BYLAW 4629/2024.
A Bylaw of the Town of High River in the Province of Alberta for the purpose of
adopting a new Town Plan (Municipal Development Plan) in accordance with
Section 632 of the Municipal Government Act, Chapter M26.1, Revised
Statutes of Alberta 2000, as amended.
pursuant to Section 632(1) of the Municipal Government Act, R.S.A. 2000,
c.M-26, every Council of a municipality must by bylaw adopt a municipal
development plan; and
The Town of High River has made the determination that it is expedient to
replace the Town's existing Municipal Development Plan with a new
Municipal Development Plan; and
The Town of High River chooses to refer to its Municipal Development Plan as
its Town Plan;
Be it resolved that the Council of the Town of High River in the Province of
Alberta adopt the attached Town Plan (Municipal Development Plan).
eputy Mayor
Chief Administrative Officer
DATE oF FIRST PuBuc HEARING= _
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READ A THIRD AND FINAL TIME thi
Chief Administrative Officer
Chief Administrative Officer
Bylaw No. 4629/2024
Page 1 of 1
Project Acknowledgment
The Town Plan was prepared by High River's
residents, Town Administration, and the
Town Plan Task Force Members.
Town Plan Task Force Members
Craig Snodgrass, Mayor
Jamie Barton, Town Councillor
Jenny Jones, Town Councillor
Kelly Killick-Smit, Town Councillor
Blair McNaughton, Member at Large
David Moretta, Member at Large
Ed Cameron, Member at Large and Chairperson
Kevin Generoux, Member at Large
Lorraine Watson, Member at Large
Alexander Constantin, Youth Representative
Kendah Elwan, Youth Representative
Town Administration
Chris Prosser, CAO
Reiley McKerracher, Director of Municipal Services
Khalid Mohammed, Manager of Planning &
Development (Project Manager)
Sarah Peck, Planner II
Jody Hipkin, Manager of Legislative & Advisory
Services
Marta Willcott, GIS Developer
Donna Brinkworth, Communications Supervisor
Michelle Geminiano, Communications Advisor
Justin Parkin, Communications Assistant
Contents
Executive Summary ........................................................................................................................................ 1
Part A: Introduction ....................................................................................................................................... 3
1.1 Purpose ..................................................................................................................................................................... 4
Map 1: Town Plan Boundary ..................................................................................................................................... 5
1.2 Navigating the Plan .............................................................................................................................................. 6
1.3 Legislative and Policy Context .......................................................................................................................... 7
Map 3: CMRB Growth Plan Placetypes ................................................................................................................ 12
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Map 2: Joint Planning Area 4 Boundary .............................................................................................................. 10
Map 4: Land Use Concept Map .............................................................................................................................. 17
Part B: Vision and Guiding Principle .......................................................................................................... 18
2.1 Vision ....................................................................................................................................................................... 19
2.2 Guiding Principle ................................................................................................................................................. 21
2.3 Goals ....................................................................................................................................................................... 22
Part C: Growth Management Strategy .................................................................................................... 23
3.1 Town of High River's Growth Philosophy ..................................................................................................... 24
3.2 Growth Values of High River Residents ........................................................................................................ 25
3.3 Smart Growth Principles (SGP) ........................................................................................................................ 26
Part D: Goals, Objectives, and Policies ....................................................................................................... 27
Goal 1: Protecting the "Small-Town Feel" Through Responsible
Growth Management .............................................................................................................................................. 28
Goal 2: High River's Parks and Open Spaces are Year-Round Facilities
Actively Used by Individuals and Groups of All Ages ...................................................................................... 33
Goal 3: High River is Committed to Being a Healthcare Centre of
Excellence in Improving Community Healthcare and Well-being for All .................................................. 38
Goal 4: High River is a Vibrant, Interdependent Community
Accessible to all Ages and Abilities for Sharing Social and Cultural Connections .................................... 42
Goal 5: High River Protects its Natural Environment Now and For Future Generations ....................... 45
Goal 6: High River is a Regional Hub for Health Care, Agricultural Support,
Q
and Innovative Small Business ............................................................................................................................. so
Goal 7: High River Community Growth is Purpose-Driven, Balanced, and Pays for Itself .................... 53
Goal 8: High River Existing Infrastructure Use is Optimized to its Full Extent.. ...................................... 55
Goal 9: High River is a Compact and Walkable Community ......................................................................... 58
Map 5: Priority Growth Areas (PGA) ..................................................................................................................... 59
Plans; ~no Develo m
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5.1 Special Study Areas ............................................................................................................................................. 61
5.2 Infill Redevelopment Opportunities .............................................................................................................. 61
5.3 Brownfield Sites with Redevelopment Opportunity ................................................................................ 62
5.4 Downtown Area Redevelopment Plan .......................................................................................................... 62
5.5 Parks, Trails, and Open Space Master Plan Action Plan ............................................................................ 62
0
5.6 CP Land .................................................................................................................................................................. 63
5.7 Climate Change .................................................................................................................................................... 63
5.8 Active Transportation Plan ............................................................................................................................... 63
5.9 Indigenous Peoples Engagement and Reconciliation Process ............................................................... 64
Part F: Plan Implementation ...................................................................................................................... 65
6.1 Plan Review and Amendments ....................................................................................................................... 66
6.2 Monitoring and Progress Program ................................................................................................................. 67
6.3 Implementation Metrics ................................................................................................................................... 67
Appendices .................................................................................................................................................... 69
Appendix I: Glossary of Terms ............................................................................................................................... 70
Appendix II: Maps ..................................................................................................................................................... 77
Map 1: Town Boundary ............................................................................................................................................................. 78
Map 2: Joint Planning Area 4 Boundary ............................................................................................................................... 79
Map 3: CMRB Growth Plan Placetypes ................................................................................................................................ 80
Map 4: Land Use Concept. ....................................................................................................................................................... 81
Map 5: Priority Growth Areas (PGA) .................................................................................................................................... 82
Map 6: Developable Land ....................................................................................................................................................... 83
Map 7: Regional Context Map ............................................................................................................................................... 84
Map 8: High River Regional Map .......................................................................................................................................... 85
Map 9: Regional Transportation and Transit Corridors .................................................................................................... 86
Map 10: Parks, Trails and Open Spaces ................................................................................................................................. 87
Map 11: Active Transportation Network .............................................................................................................................. 88
Map 12: Film, Murals and Culture ......................................................................................................................................... 89
Map 13: Joint Study Areas with Foothills County .............................................................................................................. 90
Map 14: Environmentally Sensitive Areas ........................................................................................................................... 91
Map 15: Natural Area Systems ............................................................................................................................................... 92
Map 16: Wildfire Areas & Wildlife Corridors ........................................................................................................................ 93
Map 17: Existing and Future Statutory Plans and Non-Statutory Plans .................................................................... 94
Appendix Ill: Parks, Trails, and Open Space Action Plan ................................................................................. 95
Appendix IV: Concept Design for the Former CP Railway Lands .................................................................. 118
Appendix V: Valid Policies from the Downtown Area Redevelopment Plan ........................................... 140
Appendix VI: Climate Change Adaptation Action Plan Executive Summary ............................................. 161
Appendix VII: Active Transportation Plan - Executive Summary ................................................................. 164
Appendix VIII: Foundation Report ........................................................................................................................ 170
j
~ id Executive Summary
For High River, the 2024 Town Plan (The Plan) is more than just a statutory document
required by the Province of Alberta as specified by the Municipal Government Act.
The Plan is a living document that reflects the community's vision and will include a
process to remain current as Town priorities and local issues change. The Plan commits
to regular reviews of key objectives. Council, in conjunction with public consultation,
will amend the Plan to ensure the community's needs are met.
The Plan includes a long-term vision of what life in High River will look like in 20
years. Daring to be different, the path towards achieving this vision was intentionally
kept simple. A Guiding Principle and nine (9) goals, each with associated objectives
and policies were developed. The goals relate to fostering a small-town feel,
responsible growth, interconnected community, health and well-being, parks,
recreation, and the environment. Other facets of Town operations such as economic
diversification, safety and security, and partnerships add further detail about the
elements and actions required to achieve the vision. The goals, objectives, and
policies, influence how High River will grow and evolve as a community over the
next two decades. They provide Council, Town Administration, and the development
community with direction on land use and community development matters.
To further facilitate High River's continued evolution to a highly sustainable, resilient,
and livable community, The Plan takes a focused, practical approach to the guidelines
for growth and development over the next 20 years. A comprehensive land use
policy framework outlines where and how development and growth may take place
throughout the community. In this regard, The Plan identifies priority growth areas for
future development and growth. These growth areas, presented as the Town's growth
concept, provide a planning framework that balances sustainable development with a
high quality of life and a diverse range of residential and economic opportunities. This
High River Town Plan I 1
approach was taken with full awareness of the need for
fiscal responsibility in both public and private sectors
will have a profound influence on the outcomes of this
plan.
The Plan also endorses the implementation of a
"High River Standard" of sustainable development
practices appropriate to the High River context as
a key element of future growth. This standard will
be achieved through the strategic use of population
density, promoting alternative modes of transportation
to the automobile, and the incorporation of natural
features into the design of the community. The Plan
emphasizes the integration of land use, transportation,
infrastructure, and environment, and the importance
of optimizing utilization of the Town's existing
infrastructure and available land development
opportunities.
The Plan was developed over 5 phases, spanning 17
months. The process was extensively community-
driven, and each successive phase informed the
following phases. Public input was collected from
a wide range of interest groups and stakeholders,
including input from residents, the Task Force, the
development community, schools, the Town Council,
the Administration, and provincial and regional
agencies at a variety of community-oriented events.
The community directly contributed to shaping the
key elements of The Plan, particularly the vision, goals,
objectives, and policy framework, which determined
High River's growth direction over the next 20 years.
Guided by The Plan, High River will achieve our vision
in a manner that is well-considered, collaborative,
realistic and focuses on collective community
efforts. Ultimately, The Plan is about who we are as a
community and what we want our common future to
look like; a place where we can live and enjoy today,
and plan for a better tomorrow.
High River Town Plan I 2
.
.- .
As a member
municipality
of the Calgary
Metropolitan
Region Board
(CMRB), the
Town has the
responsibility of
implementing
the policies of
its Growth Plan
primarily through
statutory planning
documents
. in~li!~t~g: The .Plan
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The Plan includes a vision, guiding principle, goals,
objectives, and policies. These components collectively
provide direction for the development and growth of
the Town over the next 20 years.
The Town has a leadership role in the growth and
development of land in a balanced and responsible
manner. The Town's commitment towards creating
a resilient and sustainable community is visible
throughout The Plan, through a vision and policies that
encourage contiguous and compact development, the
integration of infrastructure with land use, and the
conservation of natural areas, and ensure citizens have
access to natural areas and community services.
The Plan also reflects alignment with the regional
growth framework as established in the Calgary
Metropolitan Region Growth Plan. As a member
municipality of the Calgary Metropolitan Region
Board (CMRB), the Town has the responsibility of
implementing the policies of its Growth Plan, primarily
through statutory planning documents including The
Plan and subsequent Area Structure Plans.
The Plan also recognizes High River's role in the
CMRB structure as an urban centre, providing for land
use policies to meet population and employment
projections and density targets for built-up and
greenfield areas as established by the CMRB Growth
Plan.
1.1 Purpose
The Town is required by the Municipal Government
Act (MGA) to have a Municipal Development Plan
(The Plan). The Plan is the Town's senior strategic
planning document and is intended to guide the future
development of the Town. It is a policy document and
a point of reference for all strategic planning decisions.
It presents the long-term vision (20 years) for the
community and sets out the required policy framework
that guides decision-making on planning, land use, and
the provision of municipal services. In doing so, it helps
us determine how and where we live, work, play and
move.
High River Town Plan I 4
Map 1: Town Plan Boundary
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High River Town Plan I 5
1.2 Navigating the Plan
The Plan is intended to be used by the Council, Town Administration, residents,
developers, property owners, business owners, service providers, community groups,
non-governmental organizations, and school boards as well as any other groups
interested in the growth and development of our community. These stakeholders
should use this Plan to understand the long-term vision for our community and
to gain an understanding of how the community is expected to develop over the
lifetime of this Plan.
Town Council will use The Plan to inform and guide strategic decisions about the
Town's growth and development, including the review and adoption of Area Structure
Plans (ASPs), Area Redevelopment Plans (ARPs), and any other municipal studies.
Town Administration will view The Plan through the lens of each division's role and
responsibilities, with an understanding of their detailed programs and projects,
including the review and approval of planning and development proposals. In
addition, the development community will use The Plan to understand the Town's
expectations for development, including the vision for growth and requirements
associated with the planning and development processes.
The Plan contains a vision, a guiding principle, nine (9) goals, 21 objectives, and 236
specific policies. These components of the Plan describe the context for how land in
all areas of the Town can be developed to support our community's growth.
The implementation section of The Plan provides information regarding the essential
tools, strategies and implementation metrics that will be used to implement and
measure the progress and success of The Plan. Some of the implementation tools
are the Town's Land Use Bylaw (LUB), statutory plans such as ASPs and ARPs, non-
statutory plans such as Neighbourhood Outline Plans, guidelines for development,
and strategic decisions by Council.
The Glossary of terms used throughout The Plan is provided for the convenience of
the reader and appended to this Plan.
Maps and figures are included in The
Plan and will help clarify where the
priority growth areas are, open spaces
amenities, Happy Trail network, and
where certain policies apply.
High River Town Plan I 6
1.3 Legislative and Policy Context
The Plan must be in alignment with the MGA, Alberta Land Stewardship Act, Alberta
Land Use Framework, and the Calgary Metropolitan Region Growth Plan (CMRB).
Should inconsistencies arise between The Plan and any federal, provincial, or CMRB
Growth Plan, the higher-order policy, plan, or regulation will prevail.
Other statutory plans, such as ASPs and ARPs, as defined by the MGA, for lands within
the Town must be consistent with The Plan. In addition, all non-statutory municipal
plans and guidelines should also be aligned with the vision and policies of The Plan.
Where there is any inconsistency between municipal statutory plans, the provisions of
The Plan will prevail.
Government of Alberta
The Government of Alberta has a variety of planning documents and legislation that
provide direction and requirements to municipalities regarding land use planning.
Municipal Government Act
The Act empowers municipalities to shape their communities. It regulates how
municipalities are funded and how, as local governments they should govern and
plan for growth. The Act enables the Town of High River to plan and implement
developments within the municipal boundary.
The MGA is the provincial legislation that sets out the roles and responsibilities of
municipalities and elected officials. The Act requires that the Town adopt a Municipal
Development Plan (MDP) to guide long-range planning and land use. It also identifies
the required and optional contents of an MDP. The MDP may be amended from time
t_o time, through a process defined by the Act.
Alberta Land Stewardship Act
The Act enables the government to provide direction and leadership in identifying
current and future land use objectives of the province, including economic,
environmental, and social objectives while respecting private property rights.
Alberta Land Use Framework (LUF)
This framework sets out a new approach for managing land and natural resources
to achieve Alberta's long-term economic, environmental, and social goals. The LUF
establishes seven new land-use regions and calls for the development of a regional
plan for each.
South Saskatchewan Region Plan (SSRP)
The Town of High River falls under the area subject to the SSRP. It establishes a long-
term vision for the South Saskatchewan Region and aligns provincial policies at the
regional level to balance Alberta's economic, environmental, and social goals. The
regional plan also includes strategies for responsible energy development, sustainable
farming and ranching, recreation, forest management, and nature-based tourism.
High River Town Plan I 7
Alberta Water Act and Alberta Wetland Policy
The Water Act supports and promotes water conservation and the management of
water, through the use and allocation of water in Alberta. Approval processes for
water-related activities and diversions, such as those that might occur through urban
development, are governed by the Water Act. The Water Act also provides the primary
legislative basis for implementing the Alberta Wetland Policy. The goal of the Alberta
Wetland Policy is to conserve, restore, protect, and manage Alberta's wetlands to
sustain the benefits they provide to the environment, society, and economy.
Calgary Metropolitan Region Board (CMRB)
The CMRB is a board comprised of eight (8) municipalities that is established
by the Government of Alberta to plan for and manage the growth of the region
in a strategic, coordinated, and integrated manner that preserves the unique
characteristics of each municipality while ensuring the long-term sustainability and
prosperity of the region.
The Plan is required to comply with the policies of the Regional Growth Plan. The
Growth Plan recognizes the distinct roles, opportunities, and constraints for the
growth of its member municipalities. Therefore, the Town will continue to respect and
live by the values of the CMRB including collaboration, respect, innovation, diversity,
and good governance.
The Town is responsible for its growth which must be in alignment with the Regional
Growth Plan policies as they apply to sub-regional and urban centres. It must also be
consistent with the following seven themes to guide future growth of the region:
Blueprint for Growth;
Economic Wellbeing;
Protect and Enjoy Environment;
Water Stewardship;
Shared Services Optimization;
An Amazing Quilt of Rural and Urban; and
Vibrant Inclusive Communities.
In addition, the Town will continue to maintain effective collaborative working
relationships with the federal and provincial governments, CMRB, and neighboring
municipalities.
Joint Planning Area 4 (JPA4)
The CMRB Growth Plan identifies several Preferred Growth Areas throughout the
region where most of the future population and employment growth is to be
directed. High River has been identified as one of the preferred growth areas within
the region. JPA4 is an area that includes land from municipalities, including the Town
of High River, and Foothills County (Map 2). As a result, the Town and Foothills County
are required to undertake a Joint Context Study to address the coordination of land
High River Town Plan I 8
use and servicing for a large area. The JPA4 Context Study will identify opportunities
for municipal collaboration in areas where growth may impact both the Town and the
County and where a high level of municipally provided services will be necessary to
support the full potential of the area.
JPA4 provides opportunities to collaborate in areas where growth may impact
both municipalities and where a high level of municipally provided services will be
necessary to support the full potential of the area.
Currently, the Town and Foothills County are working on the Context Study which is
expected to be complete in the year 2025.
The requirements for the Context Study are outlined in Section 3.1.9.7 of the CMRB
Growth Plan And include but are not limited to the following:
A vision for the area;
-
A servicing strategy;
A transportation and mobility plan; and
-
Environmental issues.
High River Town Plan I 9
Map 2: Joint Planning Area 4 Boundary
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High River Town Plan I 10
CMRB Growth Plan Alignment
The MGA requires that local municipal development plans align with regional
plans for their respective river basins. The Town lies within the area of the South
Saskatchewan River Regional Plan, and more specifically the CMRB shown in Map 3.
As supporting the growth directions of the CMRB Growth Plan is a key policy
direction in the Plan, it aligns with the aspirations of the CMRB and the policies
provided in the CMRB Growth Plan.
The CMRB's Growth Plan identifies High River as a preferred growth area where
growth is to be expected and encouraged. The CMRB Growth Plan is based upon
scenario planning, public consultation, and planning best practices that indicate
preferable outcomes for the region if growth _is compact and transit-oriented (current
and/or future transit infrastructure). Compact and transit-oriented development
reduces water consumption, vehicle mileage, carbon emissions, land consumption, and
the cost of infrastructure.
The Town will actively participate in CMRB committees and initiatives that support
the sustainable growth of our community. In this regard, the Town will work with the
provincial government and regional partners in a collaborative planning approach
to support development in priority growth areas and to protect existing and future
regional infrastructure, including highways and major utility corridors such as regional
water lines, wastewater lines, and power line corridors.
A general land use pattern for future community development is shown in Map
3, which indicates where growth will be encouraged, and proposes that 75% of
expected growth over the next 20 years occur within serviced areas. This ensures that
new development will be adjacent to existing development facilitating logical and
efficient service extension and provision. It will also help the town in accomplishing
its vision by reducing land consumption, carbon emissions, and the cost of
infrastructure.
In addition, this approach requires redevelopment and contiguous development at
targeted densities that are in alignment with the Regional Growth Plan. The minimum
target density for new residential development in High River is 8 units per acre (upa),
per the CMRB Growth and density targets.
Furthermore, to maintain our community's connectivity, new development shall
be linked to existing active transportation networks within our community, and
when possible, beyond. This physical connectivity fosters social connectedness by
strengthening access to existing services including cultural, recreational, institutional,
commercial services, and civic facilities.
Based on the CMRB population and employment projections for our community, and
the CMRB density targets, the Town has sufficient land available to support growth
for the next 25 - 30 years. This allows our community the opportunity to manage
community growth sustainably. Once The Plan has been finalized, it will be submitted
to the CMRB for a formal review and approval.
High River Town Plan I 11
Placetypes Alignment
Map 3 shows the distribution of the Regional Placetypes identified in the Calgary
Metropolitan Region Board (CMRB) Growth Plan (GP) within the Town of High
River. The Regional Placetypes represent development forms, generally described
by densities, land use mix, and connectivity. The Placetypes speak to a generalized
land use approach at a regional level and do not replace local land use planning or
terminology. The following Regional Placetypes are found within the Town of High
River:
Infill and Redevelopment;
Mixed use Centre/Transit Oriented Development;
Masterplan Community;
Employment Area; and
Residential Community.
Of these Regional Placetypes, all except Residential Community are considered
to be Preferred Placetypes. The GP guides municipalities to increase their use of
Preferred Placetypes to achieve better outcomes in infrastructure efficiency, service
coordination, economic prosperity, and environmental stewardship. The Town
anticipates that all new development in the Town will be in the form of a Preferred
Placetype. For more information, please see the CMRB GP.
Map 3: CMRB Growth Plan Placetypes
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High River Town Plan I 12
lntermunicipal Development Plan (IDP)
The IDP is a statutory plan under the Municipal Government Act that is created and
adopted as a bylaw by more than one municipality. It provides a framework for land
use planning between municipalities, leading to enhanced regional cooperation and
collaboration. The IDP for the Town and Foothills County was jointly prepared and
adopted by both municipal councils in May 2012. It was developed per the MGA and
is designed to identify an area of mutual interest, minimize land use conflicts across
municipal borders, provide opportunities for collaboration and communication,
facilitate environmental management, and outline processes.
Foundation Report
Before establishing the Plan's vision, policy direction, and the process of strategic
sustainability, one must understand what the current situation is so that there is a
clear understanding of both the future goals and the current reality. Establishing the
foundation is a key factor in understanding the current reality.
Background research and assessment were completed based on previous studies
and reports. This includes but is not limited to population growth projections, land
demand and supply, infrastructure and transportation, and growth and development.
This critical information has been used to facilitate conversation at the Task Force
meetings and various public information sessions.
The Town Plan Foundation Report contains the following:
Background information;
Drivers of change;
Historical population growth and projections;
Demographic profile;
Housing profile;
Labour force and employment;
Growth and development;
Proposed growth direction;
Appendices on CP Land Improvement Study;
Open Space Master Plan Action Plan; and
Policies from Downtown ARP.
The information presented in the Foundation Report creates a solid base for
supporting the proposed policy direction. It has been appended to this Plan as the
backbone to this Plan (Appendix VI 11).
High River Town Plan I 13
Municipal
Government Act
Subdivision and
Development Regulation
Alberta Land
Stewardship Act
Alberta Land Use
Framework
South Saskatchewan
Region Plan (SSRP)
Alberta Water Act and
Alberta Wetland Policy
Calgary Metropolitan
Region Board Growth Plan
Joint Planning Area 4
Context Study
lntermunicipal
Development Plan (IDP)
Informs 7
Facilitates J
Council Strategic Plans
Area Structure Plans
Area Redevelopment Plans
Neighbourhood Outline Plans
Local Area Plans
Development Standards
Land Use Bylaw
High River Town Plan I 14
Land Use Concept Map
Managing growth and development through land use and development planning is a
critical component of The Plan.
While The Plan sets out the general vision and patterns for future land use and
development, the Land Use Bylaw determines specific uses and the conditions under
which the land can be developed for each site. The principal mechanism by which
we do this in High River is designating the location and type of use: residential,
commercial, industrial, institutional, recreational, and public utility land use. View the
Land Use Concept Map on page 17 for more details.
The land use concept map is a conceptual, high-level view of the Town's future
physical form and provides a framework for decision making. It will be further
defined through the preparation and adoption of statutory and non-statutory plans
for smaller geographic areas of the Town.
The Land Use Designations reflect the vision, goals and objectives of The Plan will
inform more detailed bylaws related to land use, which may include permitted uses
and discretionary uses, densities, and building form.
The land use designations used in this Plan are outlined on page 16.
High River Town Plan I 15
Land Use Designations
Principle Land Use
Map Label
Intent
Natural Areas
Natural District (ND)
To protect the river corridor from development that
may impede the flow of floodwater and to support
the healthy ecological function of riparian areas.
Land for Future
Urban Reserve
To support rural forms of development and
Growth
District (URD)
temporary uses before transitioning to a more urban
form through an Area Structure Plan, Neighbourhood
Outline Plan, and/or land use redesignation.
Residential and Mixed Traditional
To allow for primarily ground-oriented residential
Use
Neighbourhood
development with the integration of local services
District (TND)
that serve the daily needs of residents, such as
cafes, day care facilities, home occupations, personal
services, and small-scale professional offices in order
to enhance and support a walkable neighbourhood,
and to primarily serve local residents.
Economic Centre
Neighbourhood
An area of focused community activity acts as a social
Centre District (NCD)
and economic centre of a neighbourhood and usually
defines the approximate centre of a walkable service
area. The built form is characterized by buildings
located closer to the street, enhanced public spaces
with wide sidewalks, and street trees. High-quality
pedestrian connectivity to adjacent areas and the
broader community is essential.
Downtown
Central Business
To support a cluster of mixed-use buildings and
District (CBD)
high-quality spaces with wide sidewalks, pedestrian
connectivity, and street-level activity. Businesses
and services should support the entire town, and
residential forms should support the business activity
in the Land Use District. The Central Business District
(CBD) is intended to act as a destination for residents
and visitors where patrons can either walk to or park
once and walk around.
Employment and
Service and
To support a mix of local and regional service and
Mixed Use
Employment District
employment opportunities with integrated industrial,
(SED)
institutional, recreational, and residential uses that
require larger Lots. The public realm within this Land
Use District should include both local and regional
pedestrian connectivity opportunities, as well as
alternative modes of transportation to support
employment and civic uses.
High River Town Plan I 16
Map 4: Land Use Concept Map
"'
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~r
Highf-IRiver
~
Map4
Land Use Concept Map
Scale: 0
1:27,000
0.25
0.5
1kmj
Topo: ESRI Canada, Community Maps of Canada
Y:\HR\Ptojects\For_Plannin J01, n_Plan\Town_Plan_Maps_2023,aprx
N
D
Town Boundary
~
JPA4
Land Use Concept:
r.z:21 Commercial/Light Industrial
&'S]
IZI
~
Primarily Residential with
Support Commercial,
Institutional & Mixed Uses
Residential
Residential & Commercial
Special Study Area
Residential with Some
Mixed Use/Commercial
Land Use Bylaw:
-
Natural District
Urban Reserve
District
Traditional
Neighbourhood
District
Neighbourhood
Centre District
Central Business
District
Service &
Employment
District
High River Town Plan I 17
0
0
2.1 Vision
High River in the early 2040's is a growing town of
nearly 25,000 people dedicated to honouring and
maintaining its historical small-town feel. Commercial
growth throughout the town compliments the
downtown core's classic 1900's architecture; but the
real story of "small-town" in High River is its people,
its values, and its sense of community. With an ever-
strengthening network of community organizations,
not-for-profits, and informal connections, citizens of all
ages, abilities, circumstances, and cultures find a warm
and welcoming home in High River.
Today, High River is the community of choice in
Southern Alberta for people who want a rural lifestyle
and urban amenities in one. From its early days as an
agricultural, professional, and medical services hub,
High River has grown into a centre renowned for its
arts, culture, tourism, and film activity, and for hosting
innovative new business ventures, all while maintaining
the small-town feel its residents cherish. High River's
wide range of local/regional commercial and retail
offerings ensures its citizens' needs are met.
In the 2040's we are the major agricultural and
professional services hub for the region; and with our
quality medical facilities and evolving demographics,
High River is a centre of excellence for rural medical
services.
No matter where you are in High River, you are only
minutes from our expansive trail and pathway network
that connects all areas of the town year-round. Enjoy
the paths, amenities, and local scenery as you walk,
cycle, or ride a mobility scooter - even ski or snowshoe
in winter - across town or around your neighbourhood.
There is convenient year-round access to the many
second-to-none parks, playgrounds, open spaces, sports
fields, and other recreational facilities - indoors and
outdoors - that are located around town and often
serve as the staging area for the many annual festivals,
parades, and events that call High River home.
Residential neighbourhoods have been thoughtfully
developed to ensure a wide range of living and
affordability options. Environmental sustainability has
High River Town Plan I 19
been front and centre in new developments and High
River is recognized for its responsible approach to
growth. Transportation, commercial, and recreational
infrastructure have all grown in alignment with
neighbourhood and population growth as well as
with holistic consideration of the Town's needs. As
new neighbourhoods grow, our vibrant community
organizations continue to be key players supporting
the development and operation of facilities, events,
activities, and services that bring the community
together and make the small-town quality of life in
High River among the best in Canada.
We take care of our people now
and into the future
andi-Bus
High River Town Plan I 21
Protecting the "Small-
Town Feel" Through
Responsible Growth
Management
Goal 1
High River is a Vibrant,
Interdependent
Community Accessible
to all Ages and Abilities
for Sharing Social and
Cultural Connections
Goal 4
High River Community
Growth is Purpose-
Driven, Balanced, and
Pays for Itself
Goal7
High River's Parks and
Open Spaces are Year-
Round Facilities Actively
Used by Individuals and
Groups of All Ages
Goal 2
High River Protects its
Natural Environment
Now and For Future
Generations
Goals
High River Existing
Infrastructure Use is
Optimized to its Full
Extent
Goal 8
High River is Committed
to Being a Healthcare
Centre of Excellence in
Improving Community
Healthcare and
Well-being for All
Goal 3
High River is a Regional
Hub for Health Care,
Agricultural Support, and
Innovative Small Business
Goal 6
High River is a Compact
and Walkable Community
Goal 9
High River Town Plan I 22
The Town's Growth
Philosophy is
that new growth
must be fiscally
responsible so that
it does not impact
our residents with
increased costs. It
must'payfor itself
1
andshpw.evidence-
,
.. -
,'
~
1
- - ithat_if.ifs1
1financially
1
... . ----lf"l'I:~ ····--;- ·:ill ----Ta
-
sustai11abfe· o~ ;~·· ·'
die llfec~cle of.
die infrasttucture
createa.
0
0
3.1 Town of High River's
Growth Philosophy
High River is a growing community, which has
experienced steady growth over the last ten (10) years.
As growth continues in High River it will be shaped and
guided by our community vision and Council strategic
planning and priorities.
Growth can assist in building a complete community by
attracting new businesses and investment, attracting
new residents of all ages, and building innovative
opportunities to be a creative and unique community.
Growth also brings challenges that could force our
community to compromise on its values and the places
High River residents love, including the small-town feel,
our urban-rural natural environment, the trail networks
and open spaces amenities.
As such, growth will challenge the Town financially, as
it may impact taxes and quality of municipal services.
Therefore, new growth must be fiscally responsible so
that it does not impact our residents with increased
costs. It must pay for itself and show evidence that
it is financially sustainable over the lifecycle of the
infrastructure created.
High River Town Plan I 24
3.2 Growth Values of High River Residents
Through the community engagement process, the following values were established:
Protect the small-town feel of a caring, connected community;
Manage balanced growth based on smart growth principles (intensification
versus sprawl);
Ensure growth does not exceed the capacity of our existing water supply;
Protect the natural environment and landscape; and
Attract a variety of businesses and developments that fit our vision.
Although the Town has an opportunity to pursue multiple growth scenarios, the
comprehensive community consultation process used to develop The Plan, resulted in
one chosen growth scenario.
Chosen Growth Scenario
Our Chosen Growth Scenario is managed, guided, balanced, and responsible growth.
The people of High River want growth that respects and protects the community's
values. Therefore, our community will strive to ensure existing infrastructure is
enhanced and maintained properly and new infrastructure is built when needed and is
complete, connected, and multi-functional.
Guided growth has many benefits, including but not limited to:
Achieving the long-term vision described in the Town Plan, Council Strategic Plan,
and other statutory documents.
Supporting complete and vibrant neighbourhoods in the growing and changing
established areas, in support of a sustainable and compact urban growth pattern.
___ 7 L'-:::7 ~
c:::::::i
High River Town Plan I 25
3.3 Smart Growth Principles (SGP)
The Smart Growth Principles (SGP) provide the Town and community with tools
to help guide the future growth within our community. Smart growth supports
sustainability, affordability, and climate change resiliency and ensures that fiscal,
environmental, economic, and social responsibilities are recognized and considered in
the planning and development decision-making process. Being resilient and adaptive
in the way we grow will better prepare us for what's ahead.
Smart Growth Principles
Create a variety of housing opportunities and choices for all residents;
Create Active Transportation friendly communities where healthy options to walk
or cycle are convenient and attractive to residents;
Create compact and complete communities by mixing land uses and using land
more efficiently;
Provide transportation services in a safe, effective, affordable, and efficient
manner;
Preserve open space, agricultural land, natural beauty, and critical environmental
areas;
Foster distinctive, attractive communities with a strong sense of place;
Engage community members to ensure that growth responds to local needs and
makes the community a better place;
Direct development towards existing neighbourhoods and communities; and
Make development decisions predictable, fair, and cost-effective.
Incorporating these principles into the design and development of new communities
will result in a guided growth approach that balances public interests with private
innovation, while promoting long-term fiscal sustainability to meet the needs of
our current residents and future generations. For more information about growth
management, growth scenarios, and priority growth areas, please review the
Foundation Report appended to this Plan in Appendix VIII.
.... ,
I
High River Town Plan I 26
Goal 1,:
Protecting the
'liSma,JJ-lown
feel" Through
Resp,onsible Growth
Management
The community's unique "small-town
feel"reflects the values of caring,
connected, and a people-first community.
Neighbourhoods are complete, inclusive,
and safe. Abundant opportunities for
social interaction are available within
the neighbourhoods, through parks,
recreational areas, and civic spaces.
Individuals have a sense of pride and
belonging. Everyone has a roof over their
head and knows (and interacts with) their
neighbours. Community members enjoy
the safety and security that a small town
brings.
Development and future growth
promote and enhance this sense of
pride and belonging. The community
grows responsibly and slowly, and uses
infrastructure and capacity efficiently.
Services are provided to meet the
needs of the changing community in
a cost-effective manner. In addition,
development will not interfere with the
character of the community which retains
a special focus on maintaining the "small-
town feel."
Objectives
1. Create complete, livable, and
inclusive neighbourhoods.
2. Commit to preserving the unique
character of the community.
3. Provide resilient infrastructure.
4. Create a safe and efficient mobility
network that allows all forms of
transportation.
5. Ensure design enhances safety and
security.
C
High River Town Plan I 28
6) ~
Goal 1: Protecting the "Small-Town Feel" Through
Responsible Growth Management
Objective 1: Create complete, livable
neighbourhoods.
1.1A Policies for Existing
Neighbourhoods
The Town Shall
1.lA.1 Protect, enhance and redesign
established neighbourhoods, to consider
the neighbourhood context, while
integrating additional services, including
retail commercial opportunities.
1.lA.2 Develop Local Area Plans for
existing neighbourhoods, in consultation
with the community, with opportunities
fo~ increased density, by 2028.
1.lA.3 Ensure the form and character
of new developments respect and
complement existing neighbourhood
character.
1.lA.4 Require development of wide
sidewalks (minimum 2 m) on both side
of the roads in new phases of existing
neighbourhoods.
1.lA.5 Reduce the speed limits within
neighbourhoods to 40 km per hour by
2025.
1.18 Policies for New Greenfield
Neighbourhoods
The Town Shall
1.1B.1 Establish exclusive high-quality
design standards.
1.1B.2 Build complete communities
that provide economic, social, and
environmental sustainability for people to
live, work, and play.
---------------
1.1B.3 Require a minimum of 10% of new
residential units be universally accessible
in multi-residential development
applications, or that developers provipe
funds or land-based upon 10% of their
unit yield, to allow for aging in place and
inclusivity.
1.1B.4 Advocate the upper levels of
government to amend the building code
and engrain universal accessibility in all
new dwelling unit construction.
1.1B.5 Ensure that landscaping,
building placement, building form, and
architectural treatment of commercial
development in all districts provide a
high-quality development and visual
appearance.
1.1B.6 Ensure that greenfield
neighbourhoods are developed as
complete communities, with a mix of
housing choices and sizes that promote
higher density, integrated greenspace,
and park spaces that support active
lifestyles, recreation choices, and retail
services.
1.1B.7 Require that greenfield
neighbourhoods offer a range of
mobility choices and are developed in a
manner consistent with transit-oriented
development (TOD) principles.
1.1B.8 Require greenfield neighbourhoods
to be compact and walkable, with wide
sidewalks (minimum 2 m) on both sides of
the road.
1.1B.9 Require new parks be in prominent,
accessible locations, and be connected to
the community trail network.
High River Town Plan I 29
a~
~~Goal 1: Protecting the "Small-Town Feel" Through
15JL.l[El Responsible Growth Management
1.lB.10 Require greenfield neighbourhoods
be designed with featured architectural
and natural elements that contribute to
local identity, community pride, and a
strong sense of place.
1.lB.11 Ensure the planning, design,
and development of greenfield
neighbourhoods incorporates both
pedestrian and cycling connections
to community gathering places, to
destinations within Town, and within and
between neighbourhoods.
1.lB.12 Ensure development of greenfield
neighbourhoods provides the required
infrastructure for future public transit.
This may include but is not limited to
the provision of the required spaces for
bus shelters, looped routing options,
and the ability to serve most of the plan
area with a short walk between different
destinations.
l.lB.13 Require a minimum of two access
routes be established in all greenfield
neighbourhoods.
1.lB.14 Require that greenfield
neighbourhoods are designed with
integrated social interaction components.
1.lB.15 Prepare a Terms of Reference for
preparing new Area Structure Plans by
2026.
Objective 2: Recognize and preserve
the unique character of the
community.
Policies
The Town Shall
1.2.1 Promote Downtown as a centre of
business activity and ensure it continues
to be a place that feels comfortable
for pedestrians through control of
development characteristics such as
building height, scale, intensity, and
quality.
1.2.2 Ensure public open spaces and
facilities are designed with flexibility
and managed to encourage high levels of
activity throughout the year.
1.2.3 Encourage and support a wide
variety of community-led initiatives
and festivals or events that reflect
the diversity, heritage, and cu ltu ra I
traditions of our community, such as
the Little Britches Parade, Santa Claus
Parade, Heritage Inn International Hot Air
Balloon Festival, Show and Shine, and the
Farmers' Market, etc.
1.2.4 Promote opportunities for public
art in and around public buildings and
facilities, and in public outdoor spaces.
1.2.5 Prohibit billboards and other large
signs in our community to avoid visual
clutter, and to protect the views of
attractive landforms and community
features.
1.2.6 Review the creation of a municipal
planning commission tasked with
reviewing some of the subdivision and
development applications including
building design, to investigate impact
on public spaces and ensure high quality
development and the use of climate-
resilient materials by 2027.
1.2.7 Promote the 4th Avenue living
street (woonerf) as a formal gathering
place for community celebrations and
proactively promote and increase the
High River Town Plan I 30
6) 0)
Goal 1: Protecting the "Small-Town Feel" Through
Responsible Growth Management
number of events that draw people into
the downtown core.
1.2.8 Ensure that the Land Use Bylaw
undergoes a review by 2025 and be
brought into alignment with the Plan.
The Town Should
1.2.8 Maintain the green and forested
character of the Town, while allowing for
growth through techniques such as:
Design that minimizes impact on
natural systems;
Integration of nature-based
infrastructure solutions;
Innovation in public projects that
protect and improve natural systems;
and
Preserving key areas of open space.
1.2.9 Encourage landscaping designs that:
Create character and a sense of place;
Enhance existing green character and
help protect natural features;
Preserve and utilize native trees and
plants;
Enhance water and air quality;
Minimize water consumption;
Provide aesthetic value;
Provide buffers for transitions
between uses; and
Softens the impact of roads and
hard surfaces by shading areas
and integrating roadside rainwater
gardens and dedicated snow storage
areas.
---------------
Objective 3: Provide resilient
infrastructure.
Policies
The Town Shall
1.3.1 Create a Subdivision and
Development Standards policy to be
adopted by Council, that reflects our
unique natural environment, considers
climate change impacts, and integrates
nature-based solutions by 2028.
1.3.2 Integrate the Canadian Standards
Association Flood Standard into our
Subdivision and Development Standards
policy by 2026.
1.3.3 Complete a climate-based risk
assessment to the Town's infrastructure
by 2027. Identify priority areas for
adaptation interventions, and factor in
climate change impacts when designing
and locating public infrastructure.
1.3.4 Ensure that high efficiency and
energy efficient improvements be
included in municipal capital upgrades
including, but not limited to water
and sewage pumps, treatment, and
conveyance; streetlights and other
public realm lighting; and solid waste
transportation and treatment.
1.3.5 Integrate green infrastructure
standards into the Town's land use
regulatory tools by 2029.
1.3.6 Complete a review of the Town's
Utility Master Plan by 2026.
1.3.7 Support the generation of more
renewable energy within the Town,
High River Town Plan I 31
6)~
~A,Goal 1: Protecting the "Small-Town Feel" Through
~I
Responsible Growth Management
subject to quality of development and
land use considerations, to ensure all new
homes are deemed solar ready. Encourage
developers to install solar panels and heat
pumps on all new homes.
1.3.8 Encourage all non-municipal utilities
to install their services underground to
reduce service disruptions.
1.3.9 Consider the installation of
renewable energy systems on all new
municipal facilities and infrastructure.
Objective 4: Foster a safe and efficient
transportation network.
Policies
The Town Shall
1.4.1 Require all new streets to be
designed and built in the form of a
complete street, as specified in the
Town's Subdivision and Development
Standards.
1.4.2 Require the use of traffic calming
features in the design of new roads and
redesign of existing roads.
1.4.3 Not support the use of curvilinear
road networks that lead to crescents,
p-loops, and cul-de-sacs in new
developments.
1.4.4 Require paved rear lanes
to be provided for all greenfield
neighbourhoods.
1.4.5 Consider a pedestrian bridge across
the Highwood River to link the northwest
when the required financial resources are
available.
1.4.6 Require that the road design for
greenfield neighbourhoods be based
on the Town's historical grid and lane
pattern.
1.4.7 Complete a review of the
Transportation Master Plan by 2026.
Objective 5: Design and build to
enhance safety and security.
The Policies
The Town
1.5.1 Ensure that the design and
development of infill, greenfield
communities, neighbourhoods,
commercial centres, and municipal
facilities incorporate techniques from
Crime Prevention Through Environmental
Design (CPTED).
1.5.2 Ensure that crosswalks and school
zones are designated with well-lit streets,
and integrated traffic calming designs,
and that road maintenance is completed
regularly.
1.5.3 Maintain and enhance community
emergency preparedness and
management planning for supporting
a prompt and coordinated response to
emergencies.
High River Town Plan I 32
1gh Riv
a
a
en
paces
ar-
Olil.nd
i
Act-iv.el
Individuals and
6r-0E1ps ai A1I Ages
High River's parks and open spaces
connect our residents and visitors to
nature and promote active lifestyles
that support a healthy community. Open
spaces provide plenty of opportunities
for residents to enjoy the outdoors with
the added benefit of improving peoples'
health. Whether enjoying a picnic in a
public park or riding your bicycle along
the Happy Trails network', such facilities
enhance the quality of life for both our
residents and visitors alike.
Residents identified parks, trails,
recreation, and other green spaces among
the most valued attributes of High
River. Open spaces should offer unique
opportunities and amenities that meet
the community's needs while remaining
flexible over time.
High River's Parks, Trails, and Open Space
Master Plan (2021), identifies future needs
for the community, with directions that
center around eight goals:
Protect and enhance ecological
significant natural areas and wildlife.
Improving connectivity of our
neighbourhoods and Happy Trails
network.
Provide safe ways to access the river
-
Provide winter programming and
activities.
Create interesting places for people
to gather and build community.
Incorporate education and
interpretive opportunities.
Make parks sustainable.
Enforce the rules to make parks
enjoyable for all.
High River Town Plan I 33
~
Goal 2: High River's Parks and Open Spaces are Year-Round
-··
Facilities Actively Used by Individuals and Grou~s of All
Ages
Maintain for generations to come.
Increase regional connections.
The community engagement results for
this Plan emphasized and complemented
these priorities, including an identified
need for more recreational opportunities
for all, improving park and trail
connectivity, and protecting and
enhancing access to the river.
!
L
I
Objectives
,
1. Enable convenient access to the
parks, trails, and open space network.
2. Ensure facilities meet the needs and
desires of the community.
3. Support urban agriculture throughout
the community.
~
\
(
H~\
V
I
\
+ l \ \
I
Students in grades 2 and 3 at Joe Clark School share what they enjoy about living in High River
High River Town Plan I 34
'
'
Goal 2: High River's Parks and Open Spaces are Vear-Round1
-
Facilities Actively Used by Individuals and Groups of. A!!,
I
Ages
t
. .
_ _
~ _."'.'" , 1
Objective 1: Enable convenient access
to the parks, trails, and open space
network.
Policies
The Town Shall
2.1.1 Maintain and expand the active
transportation pathway system and link
all areas of High River as a pedestrian and
people-first community.
2.1.2 Require new developments to
conduct green space planning at the
beginning of the project before road
locations are determined, to prioritize
the connectivity of the trails and natural
systems.
2.1.3 Ensure wooded areas along the river
be left in their natural state, with the
exception of passive recreation.
2.1.4 Ensure all parks and open spaces
incorporate universal design principles
and include barrier-free accessible
amenities including year-round
washrooms.
2.1.5 Ensure bicycle and scooter parking
facilities are constructed at key locations
throughout the Active Transportation
pathway system.
2.1.6 Require covered bicycle and scooter
parking facilities for all new commercial
and multi-family developments.
2.1.7 Enhance the parks and trails network
by providing additional furniture
including lighting, open and accessible
benches, and public washrooms.
2.1.8 Develop guidelines for Municipal
Reserve land dedication and development
by 2026.
2.1.9 Ensure an emergency alarm/security
system be developed and implemented
along trails system, including near the
river and dead spots by 2027.
The Town Should
2.1.10 Cost out the viability of creating
safe and designated river float drop in/
out access points to accommodate the
activity that is already occurring in the
community by 2029.
Objective 2: Ensure facilities meet the
needs and desires of the community.
Policies
The Town Shall
2.2.1 Enhance and expand recreation
amenities to support increased
health, wellness, and social gathering
connections for all residents, where
financially viable.
2.2.2 Require provision of a diversity of
parks and playfields in terms of size,
scale, and activities to serve the needs of
residents in greenfield neighbourhoods.
2.2.3 Keep the Parks, Trails, and Open
Spaces Master Plan current by completing
a review and update to the Plan every ten
(10) years.
High River Town Plan I 35
Go~I _2: High ~iver's Parks and Open Spaces are Vear-Roundl
-
Fac1ht1es Actively Used by Individuals and Groups of All
1
Ages
-
_
_1
~
J
2.2.4 Prioritize the implementation of the
Parks, Trails, and Open Space Master Plan.
Projects identified in the Action Plan shall
be presented to Council on an annual
basis as part of the financial planning
process.
2.2.5 Require a minimum of 10% of
developable land within an area covered
by an ASP to be dedicated as a Municipal
Reserve.
2.2.6 Require the dedication and
finalization of the Municipal Reserve
at the subdivision stage, in accordance
with the provisions of the Municipal
Government Act.
2.2.7 Prioritize parkland dedication over
cash-in-lieu option.
2.2.8 Require new playgrounds and sports
facilities to incorporate universal design
principles to ensure inclusivity.
2.2.9 Design new public spaces for use
throughout all four seasons and for
residents of all abilities.
2.2.10 Identify land opportunities to
support the development of additional
community recreational opportunities.
2.2.11 Strive to enhance, maintain, and
increase the number of parks, trails, open
spaces, and recreation options that are
available.
2.2.12 Ensure the expansion of the
Happy Trails network and increased
trail connectivity remains a community
priority.
2.2.13 Maintain and preserve natural
amenities and areas, including native
species, topography, and scenic corridors,
wherever possible.
2.2.14 Encourage community members
to be involved in the maintenance and
enhancement of parks and open spaces
by creating programs to support their
involvement.
2.2.15 Ensure all new landscaping areas
include trees and vegetation species that
are drought tolerant.
2.2.16 Develop an outdoor washroom
strategy by 2026.
2.2.17 Designate and dedicate specific
areas for off-leash dog parks for
supporting existing and future
communities.
2.2.18 Require a designated area be
dedicated for an off-leash dog park in
new Area Structure Plan areas.
The Town Should
2.2.19 Ensure that all residents live no
further than 400 meters (5- minute walk)
from at least one park and/or open space.
2.2.20 Provide additional youth-targeted
sports and recreation programming
including creating an additional skate
park in a different location.
2.2.21 Incorporate multipurpose court
options within existing parks and
open space facilities, while taking into
consideration noise and proximity to
residents including pickleball, basketball,
volleyball, and soccer fields.
High River Town Plan I 36
-
.
Goal 2: High River's Parks and Open Spaces are Year-Round
-
Facilities Actively Used by Individuals and Groups of All
Ag4ts
2.2.22 Ensure future development
considers the ability to build on the
existing parks and trails network system
to create a cohesive and easily navigated
active transportation network.
2.2.23 Ensure trail expansions are
connected to key shopping and
recreational areas.
Objective 3: Support urban agriculture
throughout the community.
Policies
The Town Shall
2.3.1 Develop an urban agricultural
strategy by 2029.
2.3.2 Support the expansion of
community gardens and require spaces
for new community gardens at the ASP
stage, in greenfield neighbourhoods.
2.3.3 Maintain and expand urban
agriculture and edible landscapes in
public open spaces, public lands, and
gathering places.
2.3.4 Develop a strategy to increase local
food security, local food production, and
programs to teach residents to grow their
own food by 2028.
2.3.5 Encourage the provision of
community gardens in new multi-
residential housing for the use of
residents.
The Town Should
2.3.6 Encourage and support landowners
of vacant spaces to offer temporary
use of their land for urban agricultural
purposes.
High River Town Plan I 37
Go.al 3: High River
is Committed to
Being a Hea,Jthcare
Centre of Excellence
in Improving
Community
Healthcare and
Well-being tor Al1
A people-first community considers the
health and well-being of residents when
decisions are being made. Advocating
for improvements in healthcare and
community well-being is a pillar to
creating a complete community. We
support resid ents not only during
emergencies and times of critical need,
but also through the regular provision of
municipal services that increase overall
residents' well-being, health, and a sense
of inclusion.
As the community continues to grow, it is
expected t.hat social and cultural diversity
will increase. Therefore, community
public facilities, social services, child-
care facilities, and healthcare services
need to evolve to meet the needs of all
community members regardless of their
cultural background or abilities. Applying
this lens to our decision-making processes
will ensure High River maintains and
enhances a high quality of life that
it is known and loved for, and the
environment for diversity and inclusion.
Objectives
1. Continue supporting and enhancing
healthcare services within our
community.
2. Support the community in utilizing
an act ive transportation to meet
their daily commuting needs.
3. Ensure community members have
access to the social services that
respond to their needs.
High River Town Plan I 38
Goal 3: High River is Committed to Being a Healthcare
Centre of Excellence in Improving Community Healthcare
and Wellbeing for All __________________ ...,
Objective 1: Continue supporting and
enhancing health care services within
our community.
Policies
The Town Shall
3.1.1 Advocate to the Government
of Alberta to develop a long-term
community healthcare plan that is
focused on improving the level of health
and asset investment in High River
Hospital, including but not limited to
Orthopedics, Cardiac care, Dementia,
Ophthalmology, Maternity, and enhancing
Mental Healthcare.
3.1.2 Develop a business case and
action plan by 2028, to support
acquiring a designated property for
the establishment of specialized health
services, such as an innovative Dementia
Care Centre, when financially viable.
3.1.3 Engage with the local medical
community and identify potential
partnerships and innovative ways for
enhancing existing community healthcare
services by 2025.
3.1.4 Support programs and initiatives
that enhance the physical, mental, and
social wellbeing of community members.
3.1.5 Invest in the existing community
Recreation Centre, as a recreation
destination that promotes community
health and wellbeing.
3.1.6 Monitor air quality to address
adverse impacts of any environmental
concerns and advocate to the
Government of Alberta to protect and
enhance air quality.
3.1.7 Create a Healthcare Task Force
by 2025, for healthcare professionals'
recruitment and retention that
encourages them to work and reside in
the community.
The Town Should
3.1.8 Collaborate with Foothills County
and regional partners to monitor and take
coordinated action to improve local air
quality.
Objective 2: Support the Community in
utilizing active transportation to meet
their daily commuting needs.
Policies
The Town Shall
3.2.1 Require that developers plan
universally accessible neighbourhood
parks, open spaces, and trail networks
through the early stages of subdivision
design for all developments.
3.2.2 Ensure the design of open spaces
and recreation facilities is inclusive and
universally accessible.
3.2.3 Ensure the required infrastructure
for supporting active transportation
within our community is well-built,
regularly maintained, furnished with
benches and garbage bins, and has
sufficient lighting.
3.2.4 Promote and support bicycles,
scooters, walking, and other modes of
active transportation for all-season safe
access.
3.2.5 Engage the public every five (5)
to ten (10) years, in consideration of
High River Town Plan I 39
Goal 3: High River is Committed to Being a Healthcare
Centre of Excellence in Improving Community Healthcare
and Wellbeing for All --------------------
other modes of active transportation
to expand the range of alternative local
transportation modes.
3.2.6 Create a walkable environment
by enhancing streets to be active
transportation friendly for all users.
3.2.7 Increase the number of pedestrian
crosswalks with unique striping and
painting materials across the community.
3.2.8 Develop a sidewalk improvement
program by 2028, to maintain the
pedestrian network and review options
for expansion.
3.2.9 Prepare a plan by 2027, to create
an interconnected and accessible green
network of trails for connecting existing
and new neighbourhoods and natural
areas, and for connecting residents with
their places of employment.
3.2.10 Consider infrastructure for walking,
cycling, and transit in all municipal
transportation investments.
3.2.11 Provide open space and recreational
multi-season opportunities that can
be accessed by all residents regardless
of income or ability for passive and
structured recreation activities,
opportunities such as walking, cycling,
hiking, snowshoeing, and cross-country
skiing.
The Town Should
3.2.12 Initiate and integrate the local trails
network as part of the regional green trail
network opportunities.
3.2.13 Encourage cyclists to bike on the
Happy Trails network.
3.2.14 Create pedestrian-friendly refuge
islands on major roads that provide safe
landing zones for pedestrians, when
feasible.
3.2.15 Ensure that trails, sidewalks,
and bike lanes be designed and built
to increase connectivity for people by
providing safe, direct, and convenient
links between the following:
Residential neighbourhoods;
Schools;
Recreation facilities and parks;
Employment centres;
Shopping and service destinations;
and
Community gardens.
Objective 3: Ensure community
members have access to the social
services that respond to their needs.
Policies
The Town Shall
3.3.1 Review and evaluate every five (5)
years, through community engagement
processes, the level of social services that
the Town offers, to address any gaps or
adapt to changing circumstances.
3.3.2 Contribute to addressing
homelessness through advocacy to
the GOA for prevention services and
by addressing, the underlying causes,
continuing to be aware of, and investing
in, housing options that address needs
across the continuum.
3.3.3 Collaborate with not-for-profit
local agencies and organizations to
High River Town Plan I 40
Goal 3: High Ri,ver is Committed to Being a Healthcare
Centre of Excellence in lmpr:oving Community Healthcare
"'-.
and Wellbeing fo_r_A_I_I ____________ _
welcome newcomers, through programs
that promote awareness, involvement,
inclusivity, and cultural diversity.
3.3.4 Review recreation programs fee
structure every three (3) years and offer
more affordable or no-cost activities
for those who have limited access to
recreational programs.
3.3.5 Conduct a recreational needs
assessment by 2029, to define the
appropriate supply of recreational
services to match populatioh growth and
demographic trends.
3.3.6 Promote and support the concept
of social responsibility and volunteerism
in our residents through year-round
formal recognition and celebration of the
t
- '
H[
~~
, RiVer
~
,,J -
---
--
dedicated and active volunteer base.
3.3.7 Create community engagement
opportunities for the public, in an open-
forum format, a minimum of every two
years, to dialogue and exchange ideas
with the Town Administration about
municipal services in a fair and respectful
manner.
3.3.8 Promote and encourage resident-led
activities to develop social connections
for fostering the small-town feel and
sense of belonging.
3.3.9 Support and encourage the
formation of Community Associations for
different communities.
/; ke
,·~1,R w Q_r
f o( +h -c. beo.trt; f u I
+"', ~s: + VllA5
Students in grades 2 and 3 at Joe Clark School share what they enjoy about living in High River.
High River Town Plan I 41
'!==.Goal 4: High
Riller is a Vibrant'"
lnterdepenaent
Community
Accessible to all
Ages and Abilities
for Sharing Social
and Cultural
Conne€tions
High River is well connected, with every
community member or group having a
role to play that is valuable and worthy
of respect and caring. Our community
has a rich legacy of urban, rural, and
natural landscapes that define its image.
Businesses are strongly connected to the
people and attached to the community.
This connectedness creates a vibrant,
active community that is accessible to
all ages and abilities and is inviting to all
residents to share our social and cultural
differences.
Objectives
1. Increase opportunities for social
connections.
2. Design the community to be
accessible, inviting, and inclusive, to
everyone in all seasons.
3. Provide opportunities for the
community and visitors to experience
arts, culture, and heritage.
High River Town Plan I 42
on~~ Goal 4: High River is a Vibrant, Interdependent Community,
~
~
Accessible to all Ages and Abilities for Sharing Social and
o ;'~v o Cu Itµ ra I ~on n ect ions =--=-::===-E~==2.:-7.___ ___
____i;;=-._--=.:
Objective 1. Increase opportunities for
social connections.
Policies
The Town Shall
4.1.1 Provide a variety of public spaces
such as parks, plazas, and community
halls in neighbourhoods.
The Town Should
4.1.2 Support local community
organizations and agencies and provide
programs that encourage and bring more
people to our downtown core.
4.1.3 Ensure neighbourhood commercial
development opportunities include uses
compatible with social gathering.
Objective 2: Design the community to
be accessible, inviting, and inclusive,
to everyone in all seasons.
Policies
The Town Shall
4.2.1 Investigate community public transit
options including carpool, car share, bike
share, short-term vehicle rentals, and
other privately-operated transportation
services by 2027.
4.2.2 Provide charging stations and
the required infrastructure in various
locations for electric vehicles, electric
bikes, and electric scooters use by 2029.
4.2.3 Engage the public in consideration
of other modes of active transportation
to expand the range of alternative local
transportation modes by 2027.
4.2.4 Ensure the Town's municipal
facilities are built based on a universal
design to enable access and use to all
residents.
4.2.5 Audit all municipal buildings by 2029
to identify any accessibility issues.
4.2.6 Establish a Community Diversity,
Equity and Inclusion Strategy and Action
Plan by 2026.
Objective 3: Provide opportunities
for the community and visitors to
experience arts, culture, and heritage.
Policies
The Town Shall
4.3.1 Collaborate with the Arts and Culture
community to develop an action plan
that promotes and expands the role of
arts and culture within the community by
2027.
4.3.2 Ensure that conservation of
municipal historic resources aligns
with the Standards & Guidelines for the
Conservation of Historic Places in Canada.
4.3.3 Work with the Highwood Museum
to create a heritage preservation and
retention of historic buildings program
that suits the community by 2027.
4.3.4 Ensure that new murals celebrate
our diversity and are inclusive to reflect
the past, the present and the future of
the community.
4.3.5 Partner with the GOA in the
preservation of historic buildings.
High River Town Plan I 43
~\:t'~ Goal 4: High River is a Vibrant, Interdependent Communitv,
~
~
Accessible to all Ages and Abilities for Sharing Social and
o/~uo Cultural Connect ions _
4.3.6 Review the public arts policy and
guidelines by 2026.
4.3.7 Support the renewal, expansion,
and ongoing maintenance of the Town's
murals through the creation of a Mural
Guidebook that details the process for
approval, installation, and maintenance of
the murals by 2027.
4.3.8 Create policies and bylaws that
preserve our historical assets by 2029.
4.3.9 Encourage preservation, restoration,
and appropriate adaptive reuse of historic
properties to serve as tangible reminders
of the area's history and cultural roots.
The Town Should
4.3.10 Encourage public art and
historic features to be included in
new communities, civic facilities, and
commercial developments, in consultation
with the public.
4.3.11 Promote and support the
development of special spaces for visual
and performing arts, culture, music, and
programming.
High River Town Plan I 44
Goal 5: High River
Protects its Natural
Ent/ironm.ent Now
and For Future
Generations.
Our community is connected to the
natural environment and values the
benefits that nature provides. High River
is a community that wants to balance
development and the protection of
the environment by strongly guiding
development close to these areas.
Our environmental stewardship practices
will respect and protect our rich natural
areas, reduce energy consumption,
and waste, and do our part to address
and adapt to the impacts of climate
change. We will ensure that our natural
resources including a clean water supply
are protected for today and future
generations.
Objectives
1. Protect, conserve, and enhance
natural area systems and wildlife
habitats.
2. Implement water management and
aquifer protection practices for
people and nature.
3. Adapt to Climate Change and
implement mitigative measures that
make sense locally.
High River Town Plan I 45
~~ Goal s: High River Protects its Natural Environment Now
~
and For Futu r;e Generations
Objective 1: Protect, conserve, and
enhance natural area systems and
wildlife habitats.
5.1A Natural and Environmentally
Sensitive Areas
Policies
The Town Shall
5.1A.1 Require all developments to
meet or exceed provincial and federal
acts and regulations relating to the
environment, including but not limited
to, those relating to air quality, water
quality, wetlands, wildlife, floodway, and
floodplain/riparian areas.
5.1A.2 Protect Environmentally Sensitive
Areas (ESAs), by implementing the
following measures:
Creating and maintaining a local
inventory of ESAs;
Dedicating these areas as
a Conservation Reserve, an
Environmental Reserve or easements,
in accordance with Section 664 of the
Municipal Government Act;
Restricting land use for passive
recreation;
Requiring appropriate setbacks from
identified ESAs;
Protecting, restoring, and increasing
riparian areas to create additional
room for the river; and
Entering into conservation easements
with not-for-profit agencies to
protect the land for generations.
5.1A.3 Continue with the annual Tree
Management Program, and work towards
achieving a 1:2 ratio for replacement of
trees that were removed the previous
year until the year 2044.
5.1A.4 Develop an education program
for supporting community awareness
regarding the purpose of natural areas
and ESAs by 2028.
5.1A.5 Not permit development within the
identified floodway network except for
passive recreation and critical municipal
infrastructure.
5.1A.6 Require that new Area Structure
Plans incorporate flood protection of all
developable areas against a flow rate
of 1,820 cubic meters per second (m3/s)
(designated Design Event) plus one (1)
meter of freeboard in the Highwood River
upstream of the Town.
5.1A.7 Require that ESAs be dedicated to
the Town at the time of subdivision as an
Environmental Reserve. Such lands shall
not be considered as part of the required
10% of Municipal Reserve dedication.
5.1A.8 Maintain the Mercer land,
Wallaceville, Beachwood, and the
land area along the river as natural
undisturbed areas, with an opportunity
for trail network extension.
5.1A.9 Require a Phase 1 Environmental
Site Assessment study to be conducted
in support of development applications,
when deemed appropriate by the
development authority.
High River Town Plan I 46
~~ Goal 5: ~tigh River Protects its Natural Environment Now
~
and For Future Generations
5.1B Wildlife Habitats
Policies
The Town Shall
5.1B.1 Map and maintain existing wildlife
nesting and denning sites by 2026, and
create additional sites, where beneficial,
by 2029.
5.1B.2 Maintain the interpretive signage
initiative and create and place additional
heritage interpretive signage along trail
systems, and in park spaces, to provide
information about the community's
culture and ecology, including local
wildlife and natural species.
5.1B.3 Develop maintenance standards
regarding natural vegetation by 2027, and
ensure sufficient maintenance of natural
vegetation (e.g., mowing, clearing,
removing deadfall) within natural areas to
avoid risk to humans and wildlife.
5.1B.4 Develop educational materials
by 2025, for the public regarding the
importance of wildlife in our urban
environment.
5.1B.5 Develop a human-wildlife conflict
management plan by 2027, to detail
residents' responsibilities in reducing
conflicts with wildlife that live in and
travel through our community.
Objective 2: Implement water
management and aquifer protection
practices for people and nature
Policies
The Town Shall
5.2.1 Develop, gain Council approval, and
implement a Water Management Policy
by 2026.
5.2.2 Develop an awareness program
to decrease residential and commercial
discharges of pollutants into water bodies
by 2029.
5.2.3 Meet or surpass all federal and
provincial regulatory requirements for
water discharges and pollution controls.
5.2.4 Develop an Aquifer and Water Source
Protection Plan to ensure water quality is
maintained by 2026.
Objective 3: Adapt to climate change
and implement mitigative measures
that make sense locally
5.3A Greenhouse Gas Emissions
Reduction
Policies
The Town Shall
5.3A.1 Incorporate measures to reduce
greenhouse gas emissions in our
community not limited to:
a. Use of renewable energy alternatives
to traditional sources of energy as
aging infrastructure is replaced and
new infrastructure is constructed.
High River Town Plan I 47
}ti,~ Goal 5: High River Protects its Natural Environment Now
~
and For Future Generations
b. Incorporating energy-efficient design
and best construction practices into
new and existing municipal buildings.
5.3A.2 Implement strategies as identified
in the Climate Change Adaptation Action
Plan (CCAAP).
5.3A.3 Ensure the Town's long-term
decision-making process is guided
through the lens of climate change
adaptation.
5.3A.4 Promote community practices
that reduce greenhouse gas emissions
by developing a GHG Inventory and
Reduction Strategy by 2028.
5.3A.5 Require a Wildfire Risk Assessment,
prepared by a qualified FireSmart
professional be completed for supporting
new Area Structure Plans by 2027.
5.3A.6 Require FireSmart principles and
best practices to be incorporated into all
new development by 2026.
5.3A.7 Develop a pamphlet by 2025,
for increasing public awareness about
FireSmart principles.
5.3A.8 Conduct reviews of the Town's
Flexible Work Policy by 2026, including
evaluating the physical office capacity
to support a reduced environmental
footprint.
5.3A.9 Install charging stations in various
locations to support all electric-powered
transportation modes by 2028.
5.3A.10 Develop an incentive program
by 2027 that encourages green building
construction in renovations and new
developments.
5.3A.11 Review lighting standards and
create a dark sky standard by 2027.
5.38 Solid Waste Reduction
Policies
The Town Shall
5.3B.1 Minimize the production of solid
waste by:
a. Promoting town-wide programs that
encourage residents and businesses
to reduce, reuse, and recycle solid
waste products.
b. Encouraging the use of best
landscaping practices that minimize
yard and garden waste.
5.3B.2 Prepare a business case for Council
consideration to implement curbside
recycling and food waste pick-up in
residential areas by 2028.
The Town Should
5.3B.3 Encourage new development and
redevelopment to utilize best practices
in building construction and demolition,
with emphasis on:
Design practices that reduce
construction waste
Adaptive reuse of existing buildings,
where possible
Reused, salvaged, and refurbished
products
High River Town Plan I 48
~~ Goal s: High River Protects its Natural Environment Now
~
and For Future Generations
5.3C Stormwater Management
Policies
The Town Shall
5.3C.1 Require the use of the
best practices, CSA Standards for
Stormwater Management, and Low
Impact Development principles in new
developments and redevelopment
opportunities, including but not limited
to green roofs or walls, pervious
pavement, rain gardens, xeriscaping and
bioswales.
5.3C.2 Require an engineer's stamped
wastewater servicing study or report for
all new and amended statutory plans (as
applicable), and multi-unit residential,
commercial, industrial development.
The Town Should
5.3C.3 Encourage the use of nature-based
solutions to help manage stormwater
storage and flows, based on analysis and
recommendations of registered biologists
and/or engineering professionals.
5.3C.4 Encourage the use of landscaping,
and green infrastructure tools to limit the
impervious surface area.
High River Town Plan I 49
Goal 6: High River
is a Regional
Hub for Health
Care, Ag·ricultural
Support, and
Innovative Small
Business
High River's economic longevity is
founded in being a regional service
centre to the surrounding area. We have
grown to be recognized as healthcare
and agricultural hubs. This economic
landscape supports our existing
businesses to grow, expand, and produce
quality employment opportunities for
our residents. Innovation, creativity, and
the tenacity of our community create
our entrepreneurial spirit. Our economy
is adaptable, inclusive, resilient, and
inventive in economic ventures.
Objectives
1. Support growth, innovation, and
entrepreneurship in the local business
community.
2. Attract, support, and retain
businesses and employers.
3. Develop tourism opportunities for
the community.
--
High River Town Plan I so
$
Goal &: High River is a Regional Hub for Health Care,
~ {fJ Agricultural S.upport, and Innovative Small Business __ __
Objective 1: Support growth,
innovation, and entrepreneurship in
the local business community
Policies
The Town Shall
6.1.1 Support home-based businesses to
grow and increase the quality of local
employment opportunities.
6.1.2 Complete a review every five
(5) years of the types of commercial/
industrial spaces needed for business
proposals and attract commercial/
industrial development for that specific
space.
6.1.3 Direct future industrial development
within the Town to the southeast
area and discourage new industrial
development in other areas of the Town.
6.1.4 Ensure home-based businesses
are compatible with residential area
character.
6.1.5 Liaise with the business community
to identify barriers and streamline the
internal applications review and approval
processes by 2025.
6.1.6 Implement and stay current with
high-speed internet connectivity
infrastructure solutions.
6.1.7 Encourage medical, agricultural and
ag-tech related services to develop in
High River.
6.1.8 Work with partners to develop and
keep updated Doing Business in High River
and Welcome to High River for Business
packages by 2026.
6.1.9 Develop a small business incubator
site, that provide growth opportunities
for small local businesses, in collaboration
with local business organizations by 2029.
The Town Should
6.1.10 Increase collaboration with
educational institutions to promote
entrepreneurship and skills development.
Objective 2: Attract, support, and
retain businesses and employers
Policies
The Town Shall
6.2.1 Collaborate with the CMRB and
member municipalities in creating
regional economic development
opportunities that align with values and
goals of the Town.
6.2.2 Review our internal processes
and procedures every two (2) years, to
ensure the process remains streamlined
and supportive of existing and new
businesses.
6.2.3 Create a community economic
development statement that outlines the
vision for community development and
that supports our existing businesses
while providing new opportunities for
entrepreneurs by 2025.
The Town Should
6.2.4 Work with local partners to support
business retention and expansion of
existing businesses.
6.2.5 Remain engaged with Foothills
County on development initiatives within
the joint planning areas.
High River Town Plan I 51
${!) Goal &.: High Ri-ver is a Regional Hub for Health Care,
Agricultural Support, and Innovative Small Business -~~-
6.2.6 Increase the Town's digital presence
to assist in attracting businesses,
investors, and tourists.
6.2.7 Continue with the implementation
of the policies in the Downtown ARP,
appended to The Plan.
Objective 3: Develop tourism
opportunities for the community
Policies
The Town Shall
6.3.1 Consider creating a tourism
strategy by 2027, that supports our
local businesses, arts, culture, and
heritage, and attracts visitors to diversify
commercial opportunities.
6.3.2 Continue to collaborate with the
local and regional tourism industry to
promote existing tourism facilities,
events, and services.
6.3.3 Investigate opportunities to
expand existing tourism facilities, such
as campsites, pathway expansion, and
connections.
6.3.4 Support the development of
businesses and events that encourage
visitors to stay overnight in High River,
including festivals, conferences, and
cultural events.
6.3.5 Promote our recreation facilities,
the natural environment, our historic
amenities, and pathways to visitors as
tourism destinations.
6.3.6 Consider developing a strategy
regarding investment in art, culture, and
heritage as a local tourism attraction by
2029.
6.3.7 Partner with the tourism industry
including, but not limited to Tourism
Alberta, Travel Alberta, Foothills Tourism
Association, and marketing agencies to
raise awareness of High River as a key
tourism destination for tourism activities.
f ch
I
J
I
Students in grades 2 and 3 at Joe Clark School share what they enjoy about living in High River.
High River Town Plan I 52
Goal 7: High River
Community Growth
is Purpose-Driven,
Balanced, and Pays
for ltself
Object~v.e 1: Ensure decision-ma.king
regarding growth considers Town'.s
financial and, infras,tructure capa,cities
Policies
The Town Shall
7.1.1 Give priority to servicing of
development within town boundaries.
7.1.2 Complete a review of the Offsite
Levy Bylaw a minimum of every five
(5) years ·or less to reflect the costs of
growth-related infrastructure including
emergency services, and parks and
recreation and allow for incremental
increases.
7.1.3 Require Area Structure Plans and
Functional Servicing Reports to be
completed for all annexed lands prior to
subdivision and development occurring.
7.1.4 Ensure that the required Area
Structure Plans be prepared to the
satisfaction of the Town and shall
include all requirements specified in the
Municipal Government Act.
7.1.5 Require that new Area Structure Plans
provide planning and analysis regarding
infrastructure full lifecycle costs and
include options to pay for these costs
over the long-term.
7.1.6 Require that all new developments
within the Town boundary be fully and
sustainably serviced with appropriate
water, sanitary sewer, and stormwater
services.
7.1.7 Continue to engage with regional
partners to ensure the best possible
outcomes to issues of mutual interest
within the framework of the CMRB
Growth Plan.
7.1.8 Ensure water security for the
community through integrated planning
and efficient resource management.
High River Town Plan I 53
~
Goal J: Migb Riv- (Cllllmuttitv 6rewtlt is Managed,
V
Balaeced, ancl Pars f OI' Itself --~-~----__,
Objective 2: Ensure the Town does not
subsidize development proposals
Policies
The Town Shall
7.2.1 Ensure that new developments pay
for all required infrastructure.
7.2.2 Ensure that development and
redevelopment proposals provide
adequate services to the proposed
development, which may require
improvements to municipal services
funded by the proponent.
Objective 3: Require developers to
provide detailed business cases or cost
of growth outlining the impacts of
their proposed growth to confirm that
it will not impact existing taxpayers in
the future
Policies
The Town Shall
7.3.1 Require developers to provide
financial analysis to ensure that any new
development does not adversely affect
the existing taxpayers of High River.
7.3.2 Ensure that developers' business
cases include a minimum of five (5)
percent of affordable housing units in
their Neighbourhood Outline Plan or
development applications (if an NOP was
not required) shall be distributed within
each phase of the proposed development,
to the satisfaction of the Development
Authority.
7.3.3 Demonstrate commitment to expand
and improve affordable housing by:
a. Annually reviewing its own existing
affordable housing supply and
exploring options for owning/
operating additional units;
b. Providing ongoing advocacy for the
private sector to build attainable
and affordable housing as long-term
solutions to rental and ownership;
and
c. Supporting initiatives, such as
Habitat for Humanity, which
contribute to affordable home
ownership.
Objective 4: Create a High River
development standard
Policy
The Town Shall
7.4.1 Develop and ensure High River's
development standards reflect the Land
Use Bylaw, Town Plan, and Engineering
Specifications by 2026.
High River Town Plan I 54
Goal B: High
River Existing
Infrastructure Use is
Optimized to its Full
Extent
Objective 1: Promote smart growth
within the existing residential and
employment areas
Policies
The Town Shall
8.1.1 Review and identify existing
municipal servicing capacities by 2027, to
determine upgrade requirements.
8.1.2 Promote infill residential and non-
residential development whenever
possible to maximize the use of existing
infrastructure and assets.
8.1.3 Strategically invest in supporting
the established community's growth,
specifically by improving public spaces,
such as open spaces, parks, bike racks,
sidewalks, pathways extensions, and
playgrounds.
8.1.4 Create and implement an infill
development incentive program by 2026.
8.1.5 Prohibit growth in areas that are not
serviced by existing or planned municipal
infrastructure.
8.1.6 Prioritize and promote sensitive
intensification within existing
communities and strategic Priority
Growth Areas (PGAs).
8.1.7 Strategically direct seventy-five
percent (75%) of annual population
growth towards established Priority
Growth Areas (PGAs) during the lifetime
of The Plan.
8.1.8 Review and update the Town's
Infrastructure Master Plan every five (5)
years to align with the land use policies.
8.1.9 Encourage developers to maximize
investment in alternatives to high
automobile use.
High River Town Plan I 55
Go~I 8: High River Existing Infrastructure use is Optimized
to ,ts Full Extent
Objective 2: Should administer policy
through proper planning process and
apply development standards in a
consistent manner
Policies
The Town Shall
8.2.1 Meet or exceed the CMRB's minimum
density requirement targets of 20
dwelling units/hectare (8 dwelling units/
acre) for residential development in new
Area Structure Plans.
8.2.2 Meet or exceed a minimum of
residential density of 37 dwelling units/
hectare (15 dwelling units/acre) for multi-
family development and mixed-use areas.
8.2.3 Require a shadow plan and
development renderings before
development to ensure impacts of higher
density on adjacent properties will be
minimal.
8.2.4 Support employment growth by
restricting residential development within
the employment areas and only allowing
live-work development opportunities.
8.2.5 Require new development or
redevelopment of sites within the
employment area to provide active
transportation connections to the Town's
pedestrian and Happy Trails system.
8.2.6 Require a high caliber of urban
design for development.
8.2.7 Encourage high-density housing of
various types provided it:
Is in proximity to employment
centres, shopping, and other
community amenities;
Is in proximity to park spaces;
Considers and addresses the
impact of additional traffic on the
surrounding neighbourhood; and
Is supported by the required
infrastructure capacity.
High River Town Plan I 56
~
---------
- ---
(
: : -
Goal a: H.igh River Existing Infrastructure use is Optimized
- - -
to its Fu ti Extent
-
Objective 3: Prioritize the efficiency
and optimization of regionally
significant transportation corridors
Background
While the Town does not have care
and control over Level 1 and Level 2
Highways, the Town does recognize that
development that the Town approves
adjacent to these corridors can affect
their efficiency and optimization.
The Town is only directly responsible for
development on the Town's side of the
Regional Transportation corridors. The
Town will continue to collaborate with
Foothills County in accordance with our
lntermunicipal Development Plan to
ensure the efficiency and optimization
of Regional Transportation Corridors is
maintained.
Policies
The Town Shall
8.3.1 Require all development proposals
adjacent to regionally significant
transportation corridors include
mitigation measures for controlling
glare and reducing any other applicable
distractions to motorists to achieve
efficiency and optimization of the
Regional Transportation corridors. All
outdoor storage shall be screened from
view.
8.3.2 Work with Foothills County to create
an access management strategy for the
543 Corridor adjacent to the Town of
High River which should include a set
of design guidelines to preserve the
visual character of this gateway area
(as per the lntermunicipal Development
Plan). The 543 Corridor (498 Ave. E) is
a Level 2 Highway. It is identified in
the lntermunicipal Development Plan
between the Town of High River and
Foothills County as a corridor that needs
to be carefully managed.
8.3.3 Ensure that new signage along
Level 1 and Level 2 Highways be directed
toward the public realm within the Town
of High River boundary and not toward
the Level 1 and Level 2 Highways. New
signage directed toward the Level 1 and
Level 2 Highways shall not be approved.
8.3.4 Collaborate with adjacent
landowners, and Alberta Transportation
to review the slip ramp located at High
River, 24 St. NE, by considering available
accessibility options and creating a viable
and sustainable solution.
High River Town Plan I 57
Goal 9: High River
is a CtJ'mpact
and Walkab.Je
Community
Objective 1: Support and promote
compact, mixed-use development and
walkable community
Policies
The Town Shall
9.1.1 Not support annexation of land over
the lifetime of this Plan.
9.1.2 Review existing Area Structure Plans
with development opportunities by
2028, to ensure their alignment with the
new policy direction to achieve density
requirement.
9.1.3 Develop an infill intensification
strategy by 2025.
9.1.4 Ensure municipal policies and bylaws
conform to CMRB's Growth Plan and
Servicing Plan and policies, especially
regarding the CMRB's mandates relating
to regional land use, intermunicipal
collaboration, and geographic information
services.
Priority Growth Areas
Based on the land supply, density
requirement, available servicing, and
projected population, it is fair to assume
and consider all available land identified
within established neighbourhoods as
PGAs. This will require a prioritization
of municipal capital infrastructure
projects to support and facilitate the
intensification and development of these
areas when needed.
In previous years, the Town focussed on
striving to achieve 75% of future growth
in the greenfield areas and 25% of growth
within infill development opportunities.
Based on the state of available
infrastructure capacities and land
supply within established communities,
together with a well-thought inward
growth strategy that focuses on taking
advantage of available development
opportunities, may help us achieve the
long-term vision described in the Town
Plan while mitigating the short --and
medium-term risks.
Furthermore, with the need to have
balanced and managed growth, it is
essential to target 75% of future growth
over the next 20 years within the
established communities, while allowing
25% of growth in the greenfield areas,
provided that the required planning
studies, servicing, technical studies have
been completed.
High River Town Plan I 58
Map 5: Priority Growth Areas (PGA)
/'
North Eagle\llew
Area Concept Plan
Est. Pop.: 200 People
Ellis Land
Atea COl1Cll!pl Pliln
Est. Pop.: 172 People
fJ
-
"\iAC.LE00.JIIJ>IL s:
Infill .Opportunities -
/
-. ,
Est. POp.: 400 People
11~; --
- - .
Hampton HIiis
Communlty-
Es l,, Pop.: 1,828 People
Superman Land
~ EsL P.op.: 890 People
:
---
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♦
High r,I River
Map5
Priority Growth Areas (PGA) Map
-
Ellis Land ACP (3.5 ha/8.5 ac)
-
Hampton HIiis Community (37 ha/ 91.4 ac)
-
Infill Opportunities (8 ha/19.8 ac)
Montrose Community (36 ha/89 ac)
-
South High River ASP (88 ha/217.5 ac)
-
Superman Land (10.5 ha/20.6 ac)
North Eagleview ACP (11.6 ha/28.7 ac)
D
Town Boundary
1,000 / \
m.W
N
Scale: 0
1:18,900
250
500
April 9, 202<1
Topo: ESRl
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Montrose
Community
Est. Pop.: 1,7110 Peop,le
High River Town Plan I 59
5.1 Special Study Area
One property within the Town boundary has been
identified as a special study area. It is the strip of
land, formerly being an airstrip, located south of the
Agricultural Society grounds.
The Plan recognizes the importance of including this
area and recommends that a special study be completed
for this parcel that could review and address best
available options prior to development.
Policy
The Town shall prepare a study for the identified special
study area (the former airstrip) and determine the best
land use for this area by 2028.
5.2 Infill Redevelopment Opportunities
Infill development is the process of developing vacant
or underutilized land parcels within established
neighbourhoods, or the replacement of existing homes
with new development. By refocusing development
in these neighbourhoods, infill projects attract people
and businesses back into the heart of the community.
It is a valuable land use strategy to maintain a viable
population and revitalize established areas.
Infill development may help our community achieve the
following:
Make efficient use of existing infrastructure;
Revitalize a neighbourhood and give it a facelift;
Diversify the housing stock; and
Provide more housing options close to existing
amenities and workplaces.
In addition, good infill practices shall:
Be compatible and respectful of the design of
existing development;
Maintain the privacy of the existing neighbours;
Sensitively increase the number of residents; and
Use good urban design practices that respect the
streetscape and development pattern.
High River Town Plan I 61
5.3 Brownfield Sites with
Redevelopment Opportunity
Development of brownfield sites is one
type of infill opportunity. Brownfield sites
are underutilized commercial or industrial
properties, where past activities have
potentially contaminated soils. These
contaminated sites can cause health and
environmental concerns years after they
have been abandoned.
In Alberta, provincial legislation outlines
requirements for reporting, assessing,
and remediating the release of a
contaminating substance on a property.
These requirements must be met before
redevelopment can take place, or
liability and risk issues may arise for all
involved parties. There are also provincial
requirements for municipalities to
account for, and report on, any liabilities
associated with the remediation of a
contaminated site under their ownership.
There are ways municipalities
can promote private investment
in redevelopment of brownfield
sites, including grant programs and
streamlining approval processes.
Currently there are 3.8 ha (9.4 acres) of
brownfield sites with redevelopment
opportunity within our boundary. Based
on the locations and ownership of
properties, once the required mitigations
have been completed, these sites may
be used for a variety of development
opportunities, including mixed use and
commercial development.
5.4 Downtown Area
Redevelopment Plan
The Town of High River adopted the
Downtown Area Redevelopment Plan {ARP)
in 2016. The ARP was prepared after
the 2013 high water event, to ensure
that Downtown area was redeveloped,
renewed, and re-energized. In addition, to
setting the tone for redevelopment of the
entire community over the foreseeable
future.
The existing ARP has many relevant
policies that have yet to be implemented.
Those relevant policies that have not
been implemented yet have been
identified appended to this Plan for
further review and implementation
{Appendix V).
5.5 Parks, Trails, and Open Space
Master Plan Action Plan
In 2021, the Town completed its Parks,
Trails, and Open Space Master Plan, which
considers how the Town can manage
and improve the green spaces across the
community. The projects and initiatives
recommended in the Master Plan have
been summarized in an Action Plan.
The Master Plan is a living document and
intended to provide a road map regarding
management and improvement of the
green spaces within our community
during the next 10 years. Therefore, the
Action Plan has been appended to this
plan {Appendix Ill).
The Action Plan includes a specific group
of projects, implementation timeframe,
sponsors together with high-level cost
estimates.
High River Town Plan I 62
5.6 CP Land
The Town's Public Realm Improvement
Study on the Former Railway Lands
{CP Lands) was prepared and received
by Council for information in 2017. The
Study focusses on opportunities for the
redevelopment of underutilized CP Lands
corridor into a vibrant and interconnected
open green space. The Land Design
Concept has been appended to this plan
for review and implementation when
possible {Appendix IV).
5.7 Climate Change
Its likely that dynamic climate conditions
will have a significant effect on High
River within a short span of time.
Research indicates that the annual
number of +30 degrees Celsius days in
the High River region could more than
double, from 7.6 days (1976-2005) to 19.5
days (2021-2050).
In 2023, the Town has completed a
Climate Change Adaptation Action Plan,
which provides strategic prioritization
and implementation of actions that could
address our highest risks. A summary of
the Action Plan has been appended to
this plan (Appendix VI).
5.8 Active Transportation Plan
The Town is committed to making it
safer, easier, and more enjoyable to walk,
bicycle, and use other forms of active
transportation in High River. To work
towards this commitment, the Town has
developed an Active Transportation Plan
{ATP), which provides direction for the
development of a well-connected active
transportation network that enhances
accessibility, safety, and convenience. This
active network will provide an additional
way for residents and visitors to get
around, increasing transportation choices
for all ages and abilities. The ATP will
guide the Town's investments in active
transportation over the short, medium,
and long-term. A summary of the ATP is
appended to this plan {Appendix VII).
High River Town Plan I 63
5.9 Indigenous Peoples
Engagement and Reconciliation
Process
The Plan recognizes that the history of
Indigenous Peoples in High River has
often been overlooked when telling
the story of the Town's development,
and when making community-wide
development decisions. The Plan
also acknowledges the importance
of Indigenous Peoples culture within
the context of the history and future
growth of the Town. As such, the Plan
welcomes, and celebrates traditional and
contemporary Indigenous arts and culture
in the community.
The reconciliation process takes time and
commitment, and it hinges on the ability
to deepen trust between all involved
parties. The Town's commitment to
reconciliation begins with a recognition
of the Town's responsibility to examine
the ways in which its policies, processes,
and structures are established, and for
the Town to ensure that a meaningful
consultation process with the Indigenous
Peoples becomes a priority to the Town
for supporting development and growth
of the High River.
The Town and the Indigenous Peoples
have experience working together and
are committed to building on successes of
the past while supporting the conditions
to continue a strong and productive
respectful relationship by 2025.
Due to some technical difficulties and
timing constraints, engagement with
Indigenous Peoples has been initiated but
was not completed at the time The Plan
was finalized.
The Town Shall
1. Engage and collaborate with the
Indigenous Peoples and identify
opportunities to contribute to
reconciliation efforts through Town
land use policies, processes, and
municipal-wide decision-making.
2. Incorporate the outcome of the
engagement process with the
Indigenous Peoples into this
Plan. Review the United Nations
Declaration on the Rights of
Indigenous Peoples Framework for
Reconciliation by 2027 and prepare
a report for Council consideration
to follow the framework for
reconciliation.
High River Town Plan I 64
The Plan guides the
community until
it needs review
a11d amendments,
which is generally
_dpne every five to
ten years. ·Toe Plan.
willbe reviewed
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The Plan may be implemented through direct actions
arising from some of the precise policies, preparation
of future Area Structure Plans, Area Redevelopment
Plans, Neighbourhood Outline Plans, and/or Land Use
designation through the approval processes under
the Town's LUB, and through the authority of Town
Council, Town Administration, and appropriate Town
committees. The implementation of all proposed
initiatives in The Plan are subject to the availability of
resources as determined through the annual budget
process and Council strategic community priorities.
6.1 Plan Review and
Amendments
The Plan is not a static document. Rather, it is a living
document intended to be utilized to regularly measure
and monitor progress towards the community's
aspirations for the future. The Plan guides the
community until it needs review and amendments,
generally conducted every five years. The Plan will be
reviewed and updated to ensure it remains relevant and
compliant with other guiding legislation.
Through extensive public engagement, the community
has expressed great passion and commitment to
the direction established in this Plan. Subsequently,
as The Plan is a living document, it is not intended
to be revised arbitrarily or to advance individual
interests at the expense of the community. However,
while implementing the vision of The Plan requires
commitment, it also requires flexibility, something
inherent in the regular reviews.
Developers and community members may request
an amendment to The Plan by submitting a complete
application, consisting of comprehensive proposals with
clear rationale, to Council for consideration. Proposals
to amend The Plan are often significant and shall be the
subject of much community scrutiny. Under the MGA,
Council must consider these proposals to amend the
Plan. However, Council has no obligation to approve
these proposals.
High River Town Plan I 66
Town Council may also initiate its own amendments to The Plan . For example, by
refining and adding clarity to policies, or by adding new policies that result from new
studies or plans.
To maintain faith in the planning process that created The Plan, each decision to
amend it must be informed by an objective, holistic, and consistent analysis and in
alignment with the vision of the community that engages residents in a meaningful
manner.
6.2 Monitoring and Progress Program
It is important to highlight that not all initiatives within The Plan may be completed
as intended at the time of The Plan's implementation. Further investigation into
the projects may reveal the benefit is not worth the cost of some of the proposed
projects, or priorities may shift to reflect the current circumstances.
To ensure the Town is taking action to achieve the vision of the community,
Administration will monitor The Plan implementation measures/targets, which are
designed for this specific purpose. Administration will report to Council and the public
every three years.
Evaluating The Plan implementation progress requires carefully monitoring indicators
to quantify community change. The Town will develop a comprehensive list of
indicators for the following measures to evaluate the effectiveness of policies over
the lifetime of The Plan:
Population growth
-
Density of development
-
Housing and housing diversity
-
Transportation options
-
Supply of land absorption for residential, commercial, and industrial development
Other indicators may be added and examined in the future depending on data
availability.
6.3 Implementation Metrics
Upon the adoption of this Plan, Administration will prepare a comprehensive
list of implementation metrics, to be used for monitoring and supporting the
implementation of this Plan:
-
Ensure that the Town's statutory plans are kept up to date and reflective of the
community's values as well as socio-economic and environmental trends by 2025.
Create and maintain an implementation, and monitoring program and report to
the public every two years on progress and achievement.
High River Town Plan I 67
Ensure that the Town's Subdivision and Development Authority be strictly guided
by the vision, goals, objectives, and policies of The Plan and applicable plans and
policies in making subdivision and development decisions.
Ensure that the Subdivision and Development Appeal Board (SDAB) receives the
required training by 2026 and have regard to the vision and policies of the new
Plan in making its decisions.
These will provide the Town with a clear and concise tool that will be used to measure
the progress we make through the implementation of the policies and be able to
report back to Council and the community on a regular basis.
High River Town Plan I 68
Appendices
High River Town Plan I 69
Appendix I: Glossary of Terms
High River Town Plan I 70
Accessibility: Removing barriers to
access, specifically for people with
disabilities (which may include but is
not exclusive to physical, sensory, and
cognitive disabilities) to participate in
Town Services.
Access: Services align with the ability
for individuals to participate. This is
often achieved through the removal
of barriers impeding access, which
may include social, financial, language,
cultural, geographic, and physical barriers.
The result is everyone is given the
opportunity to participate in all aspects
of society.
Affordable Housing: According
to Canada Mortgage and Housing
Corporation (CMHC), housing is
considered affordable if it costs less than
30% of a household's before-tax income.
Aging in Place: The ability to live in
the same home or community safely,
independently, and comfortably, as you
age.
Amenities: Social and economic facilities
and services that increase comfort in a
community. These include recreational
and health care facilities, shops,
supermarkets, and daycare centres,
among others.
Area Structure Plans (ASPs): An ASP is
a statutory plan adopted by Council by
bylaw in accordance with Section 633
(1) of the Municipal Government Act, to
provide a framework for the subsequent,
subdivision, and development of
specific area of land. It is intended to
provide a link between The Plan and
the development of neighbourhoods in
High River. ASPs provide details on the
growth and development of specific
greenfield areas within a municipality,
including direction for the future land
use redesignation, subdivision, and
development of a site.
ASPs are prepared in accordance with
Section 633 of the Municipal Government
Act, which requires an area structure plan
to describe:
The sequence of the development
proposed for the area
-
The land uses proposed for the area,
either generally or with respect to
specific parts of the area
-
The general location of major
transportation routes and public
utilities
In addition, all ASPs include information
on design principles, function and
infrastructure, and density as well as land
use statistics and concept maps.
Best Practices: A method or technique
that has consistently shown results
superior to those achieved with other
means, and that is used as a benchmark.
Business Incubator: A workspace created
to offer startups and new ventures access
to the resources they need, all under
one roof. Most incubators are created
as temporary launching pads for new
businesses, with the expectation that
participants will eventually grow and
move out.
Brownfield Sites: A site or property that
has been previously developed. These
may be former commercial or industrial
uses that may be contaminated or just
perceived as such.
Cash-in-lieu: Money to be paid in place
of Reserve Lands which are required by
the MGA pursuant to a subdivision of
land.
Calgary Metropolitan Region Board
(CMRB): An organization committed
to supporting the long-term social,
High River Town Plan I 71
environmental, and economic wellbeing
of the Calgary Metropolitan Region
by facilitating collaborative regional
planning practices, optimizing shared
services and land use, and fostering
sustainable growth. CMRB is comprised
of eight (8) member municipalities, which
include City of Airdrie, City of Calgary,
City of Chestermere, Town of Cochrane,
Foothills County, Town of High River,
Town of Okotoks, and Rocky View County.
Climate Change: The long-term shift in
weather conditions measured by changes
in temperature, precipitation, wind, snow
cover and other indicators. This could be
a change in how much rain a place usually
gets in a year, or it could be a change in a
place's usual temperature for a month or
season.
Complete Community: Communities that
offer the opportunity to work, live, play,
shop and learn while meeting the daily
needs of residents. Within a complete
community there may be a range of
uses, such as multiple housing options,
jobs, commercial uses, local services, and
community facilities within proximity.
Often there are a number of convenient
mobility options to choose from that
provide access to these services.
Complete Streets: Design of streets
and urban spaces that support all modes
of transportation with an emphasis on
accessibility, safety, universal design, and
active pedestrian uses.
Culture: The opportunities to express
the unique identity of a community
or social group. Examples include
art, food, performance, and other
creative expressions that deepen
social connections, increase cultural
understanding and dialogue, reduce
isolation, and brighten communities.
Community Well-being: A combination
of social, economic, environmental,
cultural, and political conditions
identified by individuals and their
communities as essential for them to
flourish and fulfill their potential.
Conservation Area: A clearly defined
geographical space dedicated and
managed to achieve the long-term
conservation of biological diversity and
ecosystem processes, including areas such
as Provincial Parks, Wildland Provincial
Parks, and Ecological Reserves.
Compatible development: Development
that, although it is not necessarily
similar to the existing buildings in
the vicinity, nonetheless enhances an
established community and coexists with
existing development without causing
undue adverse impact on surrounding
properties.
Designated Design Event: The 2013 high
water event and the requirement to be
flood-proofed to withstand a high-water
event with a minimum flowrate of 1,820
m3/s.
Engagement: The purposeful dialogue
between the Town and citizens and
stakeholders to gather information to
influence decision making.
Established Neighbourhood:
Established areas with residential,
commercial, retail, institutional,
recreational and/or other ancillary uses.
Equitable or Equity: Conditions are
adjusted to meet people's diverse needs,
strengths, and social realities, requires
that different barriers exist for diverse
individuals or groups. The result of equity
is all people can benefit equally from
Town services.
High River Town Plan I 72
Environmental Reserve: Section 664 of
the Alberta Municipal Government Act
allows for the Town of High River (as
a subdivision authority) to take " ... part
of that parcel of land as environmental
reserve if it consists of:
A swamp, gully, ravine, coulee, or
natural drainage course
Land that is subject to flooding or
is, in the opinion of the subdivision
authority, unstable or
A strip of land, not less than 6 metres
in width, abutting the bed and shore
of any lake, river, stream or other
body of water
Environmental Stewardship: Managing
and protecting sensitive natural areas,
including watersheds, wetlands, and
riparian zones, while valuing the
integrated role our natural environment
plays in the health of the region.
Environmentally Sensitive Areas:
Environmentally Sensitive Areas are
key natural components of the regional
landscape, providing essential ecosystem
functions and services. These functions
and services include flood mitigation,
drinking water supply, maintenance of
regional biodiversity, preservation and
connectivity of unique habitats and
landscapes, and provision of culturally
and economically valued resources and
opportunities. They include areas that:
Maintain the provision of water
quality and quantity and provide
protection against drought and flood
events. Includes water courses, water
bodies, and riparian areas;
Provide habitat for identified local
species of interest, designated
species of conservation concern
(SCC), or identified focal species
groups;
Provide rare, unique, or biologically
diverse ecosystems or unique
landforms;
Contribute to other important
Ecosystems Services or functions at
the local scale; and
Include Provincial Environmentally
Significant Areas. -
Freeboard: The minimum height that is
in addition to the elevation required by
the Designated Design Event to provide
adequate flood protection in the event
a flood of similar magnitude to the one
experienced in 2013.
FireSmart: Is a framework designed to
mitigate the risk of and educate residents
and stakeholders regarding the potential
for large uncontrollable wildfires near
communities and critical infrastructure.
Flood Hazard: It is the area of land that
will be flooded during the Design Flood
event under encroached conditions. Once
is defined, it is typically divided into two
zones, the Floodway and Flood Fringe.
Floodway: The portion of the Flood
Hazard area where flows are deepest,
fastest, and most destructive. The
Floodway typically include the main
channel of a stream and a portion of the
adjacent overbank area.
Greenhouse Gas Emissions (GHG): A gas
in an atmosphere that absorbs and emits
radiation within the thermal infrared
range. It is widely acknowledged that
emissions of GHGs contribute to global
climate change.
Green Infrastructure: A systems or
engineered structures designed to be
environmentally friendly, and mimics
natural processes and features to provide
services. Examples include green roofs,
constructed wetlands, and maintaining
and enhancing existing natural areas that
High River Town Plan I 73
are integrated into neighbourhoods and
communities.
Greenfield: Type of land where there has
been no previous urban development.
Green Network: Connected areas of
green spaces within an urban, suburban,
or rural setting. These can provide a
range of social, ecological, and economic
benefits such as increasing the quality
of life within an area and creating
sustainable communities.
Home-based Business: Business that
operates out of a residential location.
This includes businesses where you may
be working in different areas throughout
the Town, but administrative activities
are done in the home. Some examples of
home-based businesses include online
retail, contracting, cleaning services,
photography, landscaping, and catering,
etc.
Housing Continuum: Is the range of
housing types available in a community-
from emergency shelters on one end,
all the way to homeownership on the
other. In between lies an assortment of
housing options and types, each critically
important for different people at
different times.
Impermeable Surface: Is a solid surface
that does not allow water to penetrate
the soil, forcing it to run off.
Inclusion: Environments in which any
individual or group is respected, valued,
and supported to fully participate in
society.
Inclusive Community: A community
that values all of its members and helps
them to meet their basic needs so that
they can feel safe, live with dignity,
engage actively, and contribute to their
community.
Inclusive and Barrier Free Amenities:
Play space, playground, or open space
set aside for play must be accessible and
usable without restriction for all children,
adolescents, adults, and older people.
Everyone, with or without disabilities
or special needs should be able to play
together on the same footing.
Infill: Development in an existing built-
up area using vacant or under-utilized
lands, behind or between existing
development, which is consistent and
compatible with the characteristics of the
surrounding development.
Intensification: An increase in
the density of neighbourhoods,
transportation corridors, commercial
areas, or mixed-use areas. This is often
achieved through redevelopment activity
in existing areas or areas identified at
the onset of creating a new development
area that will have a higher density.
Joint Planning Area: An area that is the
subject of joint study and planning by the
governing body of a county and one or
more urban municipalities. The intention
of joint planning areas is to identify areas
where there should be a higher level of
cooperation between municipalities to
capitalize on future opportunities.
Livable Community: Communities that
provide and promote civic engagement
and a sense of place through safe,
sustainable choices for a variety
of elements that include housing,
transportation, education, cultural
diversity and enrichment, and education.
Local Area Plan: Referred to as an
area redevelopment plan under Section
634 in the Municipal Government Act,
outlines a future vision for a community
and provides policies that residents,
landowners, builders, developers,
planners, and Councillors use to evaluate
High River Town Plan I 74
development proposals.
A local area plan supports communities
experiencing redevelopment by outlining:
An overarching vision and core ideas
for the growth and change in the
area.
-
A future land use concept for where
and how new development can be
integrated into the neighbourhood
over time (when development is
proposed) in a way that respects and
enhances the existing context of the
area.
Development policies to guide local
development.
Information about future local
investments to support the are~ as
redevelopment occurs.
Low Impact Development (LID): A land
development approach of using various
planning and design techniques that
minimize the effect that development will
have on the quality of the surrounding
environment. These include conserving
and protecting natural resource systems
and reducing infrastructure costs,
allowing land to still be developed in a
cost-effective manner that helps mitigate
potential environmental impacts.
Multi-modal Transportation: Mobility
systems that account for various
means of transportation such as public
transit, walking, biking, and personal
vehicles. These include planning for the
connections and synergies among various
modes that play a role in the overall
transportation system.
Municipal Government Act (MGA): An
act of the legislature of the Province of
Alberta, which authorizes, and creates
the governance of urban and rural
municipalities throughout Alberta.
Municipal Reserve: land provided as
part of a subdivision by the developer
without compensation for park and
school purposes in accordance with the
provisions of the Municipal Government
Act.
Neighbourhood: A geographic area
smaller than a community, which
is often defined by main streets or
other natural boundaries, that may
share common characteristics such as
geographic features or shared services.
These can vary in size and often reflect
the residents that live within it and
their social relationships. A number
of uses and services can be found in a
neighbourhood, such as different types
of housing, retail commercial or schools,
however, these vary from neighbourhood
to neighbourhood.
New Neighbourhood: An area identified
for new or potential neighbourhood
development that includes the
development of residential, retail,
institutional, recreational and/or ancillary
uses.
Non-Market Housing: Housing designed
for independent living by single persons
or families who cannot afford to pay
market rents or who have needs that
are not being met by the market and
where the housing units are owned and
operated by government agency, or a
not-for-profit society and rents may
be controlled by a housing agreement.
Social housing is a subset of non-market
housing.
Permeable Surface: A surface that allows
water to percolate into the soil to filter
out pollutants and recharge the water
table.
High River Town Plan I 75
Public Art: Works of art in any media
that have been planned and executed
with the specific intention of being sited
or staged in a public space (outside or
inside publicly accessible buildings) and
accessible to all.
Riparian Area: Areas around streams,
lakes, and estuaries that function as
transition areas between land and water
and host a wide array of plant and animal
life. These areas are likely to have an
influence on the total ecological character
and functional process of a watercourse
or water body.
Statutory Plan: A legal document/bylaw
that must go through three readings and
a public hearing before it is adopted by a
municipal Council. Once adopted, there is
a legal obligation on the part of both the
municipality and the residents to adhere
to the plan. A Municipal Development
Plan, Area Structure Plan, Area
Redevelopment Plan, or Inter- Municipal
Development Plana are some of the types
of statutory plans.
Stormwater: Runoff from rainstorm,
hailstorm, or melting snow that is shed
from landscapes.
Subdivisions: The process of dividing a
property into 2 or more legal lots.
Traffic Calming: A system that utilizes
design strategy and physical adjustments
to reduce traffic speeds for the sake of
safety and accessibility.
Transit-Oriented Development (TOD):
High density and mixed-use residential
and commercial areas at transit nodes
and along transit corridors designed to
maximize access to public transportation.
TOD will often incorporate features to
encourage transit ridership and Universal
Design Place design that promotes equal
opportunity for all individuals regardless
of age, stature, or ability to use the
space. These spaces are designed to
accommodate a wide variety of abilities
and minimize barriers to access or use.
Universal Design: Is the design and
composition of an environment so that
it can be accessed, understood, and
used to the greatest extent possible by
all people regardless of their age, size,
ability, o'r disability. An environment (or
any building, product, or service in that
environment) should be designed to meet
the needs of all people who wish to use
it.
Urban Design: Application of
architectural and planning principles
to the design of buildings and spaces
with the interest of the public and the
community in mind. Concern is given to
building form, style and materials, views
and vistas, open space, and streetscapes
to create a setting that is functional,
aesthetically pleasing and respects and
contributes to the urban setting and
context in which the design is being
placed.
Woonerf: Design concept which creates
streets as shared equally by pedestrians,
bicyclists, and motor vehicles. However,
pedestrians have priority over cars.
High River Town Plan I 76
Appendix II: Maps
High River Town Plan I 77
4
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Boundary
-
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D
Town Boundary
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;\
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High River Town Plan I 79
,-
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Map3
CMRB Growth Plan Placetypes
Existing:
Future:
-
Employment Areas [ZJ ~:~tial Employment
-
Mixed Use
17'71 Masterplan
Centre/TOD
~
Community
-
Masterplan
Residenti!ll
Community
Community
Infill &
~
JPA4
Redevelopment
other:
Residenti!ll
D
Town Boundary
Community
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- CMRB = Galgary Metropolitan Region Board
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500
1,000
1:25,500
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Residential
Community
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Community -~
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~-----,
Residential
Community
High River Town Plan I 80
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armer Aircra
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Land Use Conce(;!t:
IZ2I Commercial/Light Industrial
Primarily Residential with
cs;:3 Support Commercial,
Institutional & Mixed Uses
E:S] Residential
fza Residential & Commercial
lS,'SJ Special Study Area
Land Use BYiaw:
Natural District
Urban Reserve
District
Traditional
Neighbourhood
District
Neighbourhood
Centre District
-
Central Business
District
Service &
r
Em~~ment
Di
-
""
C,
~
Residential with Some
Mixed Use/Commercial
554AVE E
High River Town Plan j 81
✓~
&
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High II River
~
Maps
Priority Growth Areas (PGA) Map
-
Ellis L.lnd ACP (3,5 ha/8.5 ac)
-
Hampton Hills Community (37 ha/ 91.4 ac)
-
Infill Opportunities (8 ha/19.8 ac)
Montrose Community (36 ha/89 ac)
8J Sout!1 High River ASP (88 ha/217.5 ac)
-
Superman L.lnd (10,5 ha/20.6 ac)
~
Nortt, Eagleview ACP (11.6 ha/28.7 ac)
0
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Area Concept Plan
Est. Pop.: 200 People
Ellis Land
Area Concept Plan
Est. Pop.: 172 People
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Regional Context Map
CMRB Member Municipalities:
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,---, Foothills
L..-1
L..-1 County
calgary
High River
CJ Chestermere c::J Okotoks
Cochrane
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L..-1 County
,
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~
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@ Cemetery
@ Playground
-...
Map 10
Parks, Trails, and
Open Spaces
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1:25,000
0.25
0.5 ii
km
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@ Park
(2) Dog Park
@ School
® Recreation Facility
-
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Parks/Open Spaces
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Emergency Services:
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ffl Fire Hall
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Active Transportation Network a-----------'--------~~
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r1I Recreation
kl Facility
~
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m River Valley
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a Rodeo Grounds
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n
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IJ Tennis Court
flf'I Wildlife
W Preserve
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.
-
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High River Town Plan I 88
~
A
Pioneer Square
1
Chuckwagon Races
B
Pedestrian Friendly "Woonerf'' 2
Old Woman's Buffalo Jump
C
Lions Band Stand
3
The Medicine Tree
D
Centennial Stage Rotary
4
Cattle Drive at the 'D' Ranch
E
Concession (Seasonal) Lions
on Pekisko Creek
5
The Opening of the High
River Club
lA Museum of the Highwood
6
Fort Spitzee
lB Whistle Stop Cafe
7
Log Jam on the Highwood
2
Happy Trails Trail System
8
Supply Trains Here
3
High River Motel
9
Aviation History in High River
4
Spitzee School
10 High River's Rrst Nurse
5
Comer of 4th and 1 St SW
11 Rt. Hon. Joe Clark
6
St. Benedict's Church
12 Spitzee Crossing
7
Rotary Park
13 W.O. Mitchell
8
4th Ave Streetscape
14 George Emerson Statue
9
Maggie's Diner & Alley
15 New Roots
10 Evelyn's Memory Lane Cafe
16 Wolf Sculpture
11 Wales Theatre
17 High River Jubilations
12 Golden National Restaurant
18 The Magic Around Us
13 Carlson's
19 Mel WIison
14 George Lane Park
15 TD Bank
16 CIBC Parking Lot/
Highwood Art Gallery
17 Supennan House
11
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-
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Map 12
Film, Murals, and Culture
0
Culture
A
Information &
V
Museum
Film
Murals/Art
Parking
*See table for details
0
25
50
100
15~ ~
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High River Town Plan I 89
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Joint Study Areas
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~
Highwood River and Little Bow
~
Riparian Lands and Floodways
-
498th Ave/Highway 543 Corridor
D
CMRB - Joint Planning Area 4 (JPA4)
Special Environmental Joint Study Area
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High River Town Plan I 90
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High River Town Plan I 91
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Natural Area Systems
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High River Town Plan I 92
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High River Town Plan I 94
Appendix Ill: Parks, Trails and
Open Space Action Plan
High River Town Plan I 95
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ACTION PLAN
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High River Town Plan I 96
1.1 ntrod uction
Serving residents and visitors, High River's outdoor green spaces offer opportunities for socializing, recreation, athletics, play, outdoor
learning, and especially connecting with nature. As High River continues to grow, it is important that the development and management of
park amenities and services align with community values to protect the ecology and history of the area.
The Master Plan is a synthesis of ecology-based research, community stakeholder engagement, and strategic policy development in the
form of recommendations. These recommendations are indications of the essential direction for the design, development, and
management of green spaces with the understanding that they will be shaped and transformed by the Town Administration and residents
over time. The general intent is to regenerate and revitalize these public assets by protecting the community's natural and built conditions
while enhancing present and future use.
These recommendations evolved from the community engagement process, and generally summarize what should be done to complete a
task, project, initiative, or strategy. From these recommendations, this action plan has been developed to include; a specific group of
projects, proposed to be undertaken within different time frames, the primary sponsor, along with potential high- level costing, order of
magnitude estimates for the proposed projects. All potential costs require revision based on actual project design and construction.
The proposed Action Plan sets out six (6) major projects and many improvement projects for the next ten (10) years. This Action Plan aims
at setting priorities for the Town to provide inclusive programs and facilities, empower community volunteers and service providers, and to
connect residents to nature.
2. Areas of focus
The role of the Master Plan in providing for High River's quality of life and livability, along with the changes High River will face over the next
30 years, influence the areas we need to focus on when planning, developing and managing the trails, parks and open spaces network.
To create the network of trails, parks and open spaces required to achieve the outcomes identified in the Master Plan, there are five areas
we will focus on over the next 10-15 years.
These five (5) areas of focus inform the priorities and actions outlined in this strategic action plan. Aligning our work with these areas of
focus will ensure our parks and open spaces enhance High River's liveability while responding to the way the Town may change over the
next 30 years. The areas of our focus include:
o
Protecting and conserving our parks and open spaces and improving people's ability to understand and appreciate their value and
significance;
o
Ensuring our parks and open spaces meet the needs of our changing population so that people can experience all they have to
offer;
o
Enhancing our green network across the Town by physically and visually connecting our parks, open spaces and trails;
High River Town Plan I 97
o
Encouraging residents to take a leadership role in renovating existing open space opportunities, building new facilities, and
monitoring their success, in partnership with the Town; and
o
Promoting the wide-ranging benefits of parks and open spaces in enhancing quality of life for our communities.
3. Action Plan Themes
Through careful and thorough review of the proposed projects, a few themes have emerged which include:
3.1 Building Relationships
The Town of High River takes pride in building relationships with its citizens and other stakeholders by using a range of tools to engage
varied audiences. The Town encourages participation by those who will be affected by a decision. Based on Community Engagement POL-
102.00, the Town is committed to creating meaningful opportunities for community engagement. Both Council and Administration
recognize that decisions are improved when citizens and other stakeholders are included in the decision-making process. Our community
engagement process is designed in a fashion that provides all community members a reasonable opportunity to contribute and to develop a
balanced perspective.
In addition, collaboration is essential to achieving the outcomes outlined in the Master Plan through this action plan, as building
relationship with community members is an important element of High River's recreation service delivery system. It embodies the
philosophy that our community is stronger when it is self-determining and has the tools to develop and deliver recreation and parks
opportunities independently, yet in partnership with the Town office. In this regard, to achieve this theme, we will establish a stewardship
program to get residents involved in caring for natural areas. This may include undertaking activities that would encourage community
members to be involved in making temporary or permanent changes to a portion of the built environment within identified open space
opportunities in our community, which would help improve local neighbourhoods and community gathering places.
This action item will help:
-
Establish a point of contact within Town Administration to provide guidance for volunteers and neighbourhood groups;
-
Ensure creating the recommended communication plan;
-
Establish and promote community stewardship program for encouraging local stewardship of neighbourhood and community parks;
-
Ensure developing best-practice guidelines and processes for working with community groups, 'friends of parks' and other special
interest groups to improve trails, parks and open spaces within our community;
-
Ensure investigating partnership opportunities with potential providers of open spaces such as schools, and private sports facilities;
-
Build relationship and interest of participation in community members. This would allow community members to undertake
responsibilities to manage and maintain our parks and open spaces in the public interest, in accordance with Council policy
direction and legislative requirements;
-
Formalize partnership and community connection; and
-
Evaluate impacts of community stewardship program and outcomes of the implementation of the Master Plan.
High River Town Plan I 98
3.2 Education and Sharing Knowledge
Public education and support from citizens are key factors to ensuring the successful implementation of any management plan. Public education fosters
awareness of, and appreciation for, the recreational, scientific, ecological, and inherent benefits of natural areas. Creating educational
opportunities and programs, as well as supporting local conservation and stewardship groups, should be a central component of the Town's approach to
conserving and managing natural areas. Public engagement and education can take several forms, including (but not limited to) the following:
-
Environmental community champions that could advise, educate, and disseminate information to the general public regarding conservation and
management of natural areas;
-
Interpretive materials along trail systems, and in park spaces that could provide information about the significant habitats and wildlife that are
supported, as well as the ecosystem services that are provided by natural areas to residents within the Town;
-
Development of information campaigns that communicate the importance of managing natural areas for sustainable use, that also builds local
awareness about the importance of the Town's natural areas in relation to the regional ecological network, and the contribution of natural areas
to increasing resilience to climate and flood resilience; and
-
Engaging in strategic partnerships with community members to promote voluntary land conservation and management activities can be an
effective mechanism for management of natural areas.
Given the large percentage of Natural Environment Parks (NEPs) and other natural areas located on private lands, engagement with private landowners
will be critical to preserving the Town's ecological network. Without the support of landowners, significant natural areas may be lost or degraded; thus,
working collaboratively with private landowners will be essential to the long-term sustainability of the High River ecological open space network.
Furthermore, as many concerns about the current practice of using any open space as an off-leash area, were raised during the
consultation process, education may become more effective than physical barriers or enforcement to getting residents to respect
boundaries. Education can serve to change the behaviour of a large group of people who then are likely to self enforce as they understand
the reasons behind the rules.
Education is also critical to changing habits and cultivating respect for natural areas and wildlife. Signage and education about the heron
rookeries and osprey nest, for example, will promote sensitive appreciation and limit human disturbance. In addition, creating policies that
promote the maintenance of wildlife habitats where possible and go with lower-maintenance naturalized areas to save costs and encourage
wildlife.
3.3 Renewing Nature
With global warming and the impacts of climate change, we will need to seriously rethink how our community should evolve to become
more resilient and resource efficient. In this regard, the Master Plan incorporates lspitzee Floodway Management Plan, which includes two
main goals: to safely convey high water events through the community and secondly, provide passive recreational opportunities and
environmental conservation. This is also in alignment with the Town Plan goal: "2.13 The Natural environment Goal: Protect and enhance
the integrity of the natural environment», while preserving the associated recreation opportunities and respecting the natural constraints.
The Highwood River corridor is the natural Park at the Heart of High River. Preserving the ecological integrity of the riparian areas brings the
benefit of controlling of high-water events as well as providing passive and active recreational opportunities.
High River Town Plan I 99
When we manage the Highwood River appropriately, we can keep our community safe and enjoy all of the benefits healthy rivers provide.
There is a strong and growing case that practical nature connection, as derived from integrated urban greening, will be vital for the long-
term wellbeing of the urbanised community.
Moreover, some of the actions that we would need to consider may include steps for enhancing the natural environment and consider
natural areas and features part of our municipal asset management program. This step could help raise the natural areas profile and
attract special attention including potential volunteering groups and municipal maintenance program.
3.4 Complete and Connecting Communities
The Master Plan encourages that planning for new communities must be designed as complete communities and ensure orderly, vision
aligned with development that should provide opportunities for a mix of uses, a range of housing types, parks, places and open spaces,
employment options and multi-model transportation options within walking distance of diverse residential neighbourhoods. New
communities should be developed with a supporting street network that connects residents, jobs and commercial services through direct
and efficient active transportation routes. They should integrate protected natural areas with an open space and sustainable infrastructure
systems.
For existing communities, it is critical to include education about optimizing roadways, and enhancing cycling and walking connections. In
addition, review and take advantage of opportunities within existing neighbourhoods for providing recreation for both the younger age
groups to engage in outdoor play while still providing multigenerational components at the parks and open space systems, is key to the
success of our community.
Under this theme, the proposed Master Plan supports the following:
o
Vibrant public spaces;
o
Transportation and land use integration, multi-modal integration;
o
Enhance connections to the river;
o
Preserve the natural environment;
o
Improved quality of life;
o
Enhance main street features; and
o
Design for all ages and abilities.
Through community engagement and these strong relationships, members of our community will be equipped with tools that would
encourage them to identify the needs of and develop projects that uniquely serve and improve their neighbourhoods.
High River Town Plan I 100
3.5 Reclaiming Our Streets
A good public space is one that reflects diversity and encourages people to live together effortlessly, creating the necessary conditions for
permanence, which invites people to be on the street. It is the vitality of spaces that attracts people. What guarantees this vitality is the
possibility of enjoying urban spaces in various ways.
One of the important and critical components for encouraging people to enjoy open spaces within our community is improving the quality of
life within our community by reclaiming our streets. Reclaiming our streets embraces our community vision with safe and quiet
neighborhoods, with streets free from the traffic problems of today. This vision calls for "putting people first" in the way we design, build,
and use our streets. It calls for making options such as walking, biking, and more affordable and accessible transportation options for all.
Reclaiming our streets is especially about safety on our streets, whether from environmental hazards such as pollution and noise, or from
life ending hazards such as speeders and failure to buckle up. On the surface, reclaiming our streets requires taking serious steps in
improving the quality and quantity of streets' furniture.
Reclaiming our streets calls for making new and better laws that lead to "humanizing" outdated and unsafe roads, that direct turning
boulevards into parks spaces, illustrate commitment to bike lanes design, that promote a new regard for safety and responsibility among all
who use those roads and construction of new roads, and getting rid of four-lane road design concepts.
On a deeper level, however, reclaiming our streets invites every resident of our community to make a personal commitment to depend less
on the automobile, and to make choices other than the automobile when commuting, running errands, or visiting friends. In addition, when
driving, using main traffic routes instead of cutting through a residential neighborhood. It is a community commitment, all together, to care
about the quality of life in High River, and if community members believe in it everyone will do something to help reclaim our streets.
3.6 Respect Nature
The Respect nature and its diverse species theme is dedicated to the pursuit of learning to live in balance and harmony with nature.
Respecting and protecting nature and living species should be a key community goal. Within a municipal setting, this goal could be
achieved through education and an appropriate nature management framework.
In the absence of appropriate planning and management policy framework, together with comprehensive and effective implementation
tools, protecting and maintaining our natural areas become a matter of luck. Without these tools, over time, human impacts on many of our
natural areas and habitats, along with their diverse species could experience massive amounts of damage. This damage may include
habitat destruction by changing the area in which a plant, animal, or other organism lives to the point where the species can no longer
survive.
High River Town Plan ( 101
Therefore, as our community is home to a rich natural ecosystem, we should have the appropriate tools in place that are required, not only
for protecting natural areas, but also identifying and adopting measures that will help improve our invaluable natural areas and
environment.
As the proposed Master Plan identifies and considers natural areas within our community are critical habitat for various species, protecting
the integrity of the natural areas and each identified species becomes an obligation upon our community. In this regard, while members of
our community are encouraged to get out and enjoy our natural areas, they are also reminded to consider the following:
o
To stay on designated trails, as short cuts damage vegetation, habitat and increase erosion.
o
To Keep nature clean, by ensuring to take out what they bring in and pick up after their pets.
o
To respect wildlife, by observing and watching wildlife from a distance and should not feed them.
o
To respect others' experience and be prepared to share the trails.
o
To consider and prioritize our natural environment equally to our built environment.
o
To value nature and to view it as a draw to the town.
o
To ensure that development is planned to protect and encourage continued natural growth in balance with human impact.
Together, as one strong community, we can provide a space for all to enjoy now and for generations to come.
3. 7 Invite the World!
In addition to the economic benefits, tourism provides an opportunity to share the Town's distinctive natural assets with visitors and to
strengthen the economic and social value of these assets. Developing and promoting these assets not only increases the competitiveness
of High River as a visitor destination, but it also contributes to the quality of life and well-being of residents.
It is stated in the Master Plan "Parks and green spaces provide intrinsic environmental, aesthetic, and recreation benefits, and are also a
source of positive economic benefits. They enhance property values, increase municipal revenue through tourism and greater tax revenue,
bring in home-buyers and workers, and attract retirees".
Accordingly, High River's parks and green spaces, are directly beneficial to the entertainment economy. Natural areas and heritage assets
have long been a part of the film and television industry in the region. Further, key wildlife features (e.g., nests, rookeries) or sensitive
wildlife habitats (e.g., streambanks, high quality forest stands) provide excellent locations for filming and photography. However,
photographers and film and production crews inadvertently put wildlife and their habitats at risk of destruction or disturbance by getting too
close, increasing activity and noise in an area, and/or by disturbing habitats by accessing sensitive areas. Therefore, to ensure the Town
benefits economically from the filming industry and the tourism opportunities it attracts, the proposed Wildlife Management Plan
recommends incorporating steps to help manage media access to wildlife and wildlife habitat in High River:
-
Implement a permitting and approvals process for all media activities that have the potential to impact wildlife or wildlife habitat.
This could be included as a requirement outlined in the existing Film Production Procedure;
High River Town Plan I 102
-
Ensure that all filming and photography activities, personnel, equipment, and infrastructure adhere to the recommended activity
buffers during the breeding season for species of special interest in the Town;
-
Protect the osprey _nest from disturbance and protects known and future nesting sites from disturbance;
-
Enhances ecotourism opportunities by protecting bird habitats; and
-
Increases economic opportunities by targeting bird watchers.
A strategic approach to developing unique visitor experiences and repositioning the Town will play a significant role in raising the profile of
High River both as a visitor destination and as a thriving and healthy community.
4. Short, Medium and Long-Term Projects
Below is a list of projects that are proposed to be potentially undertaken by Town Administration upon Council support and approval within
the specified timeframes. This list has been compiled from the recommendations as outlined in the Master Plan. The list includes the
proposed timeline, the department that will be in charge and high-level budget estimates.
These projects are presented in six (6) groups as follows:
o
Group 1- Projects for the years 2021- 2022
o
Group 2- Projects for the years 2023-2024
o
Group 3 - Projects for the years 2025-2026
o
Group 4- Projects for the years 2027-2028
o
Group 5- Projects for the years 2029-2030
o
Group 6- Projects for the year 2031 Plus
5. What are the anticipated costs?
Initiatives in this list must compete with other community funding needs and priorities. The total estimated costs are attached to each
projects' group. Therefore, for implementing Group 1 projects of the Action Plan recommends ranging in total ($33,000-$43,000), for Group
2 ranging ($309,000-$329,000), for Group 3, ranging ($2,155,000- $3,810,000), for Group 4, ranging ($1,070,000- $1,945,000), Group
5, ranging ($280,000- $425,000), and for Group 6 ranging ($1,275,000-$2,050,000) to reinvest and revitalize our existing indoor
recreation assets. Costing is a high level, order of magnitude estimate. When implementation time comes, all costs require revision based
on actual project design and construction.
Town Administration will work diligently in researching and finding grant opportunities for each of the proposed projects prior to
presentation to Council at future Council meetings for consideration.
High River Town Plan I 103
6. Is the community willing to pay?
Based on the best planning practices, and as the costs of undertaking the proposed projects may result in tax increases of varying annual
amounts, Town Administration, upon Council support, shall initiate and complete a comprehensive community consultation to ensure
community support and buy in. The consultation process will be a great opportunity to gauge community support and willingness to provide
financial contribution to assist with the implementation of these projects,
7. Conclusion
The outcomes of the Master Plan will provide residents with a diverse range of outdoor recreational opportunities to address new and
evolving recreational, social and environmental needs. Parks, trails, open space and natural areas will be the gathering places of the
community. People will connect with their neighbours and participate in organized programs or on their own. Residents of all ages will have
access to the types of outdoor activities they desire.
New parks, trails, open spaces and natural areas will continue to be provided throughout the Master Plan lifetime by our development
industry partners. This action plan builds on that work and by focusing on revitalizing our existing outdoor assets before building new in the
first few years. This will maximize the benefit of our past investment decisions. It will also ensure our outdoor facilities will remain well used
and relevant to the community as it ages and our needs evolve. New capacity is proposed in the second and third phases of strategy in the
form of a new projects and investments.
The Master Plan upon acceptance and with adoption by Council, will guide and focus our future planning of trails, parks, and open spaces
for the next ten years and beyond. It builds upon the direction of the Town's vision and Council Strategic Plan. It has a deliberate focus on
expanding the capacity of safe, affordable and accessible opportunities that promote healthy lifestyle choices.
Partnership opportunities will be explored throughout the lifetime of the Master Plan, with school systems, healthcare, other regional
municipalities, not-for-profit and for-profit sectors, to develop additional assets in our community. Applicable grant opportunities will be
explored and submitted during the appropriate timing.
Ongoing community and stakeholder consultation and communication shall continue in the next steps of the action plan process.
As the Master Plan will guide our actions in the upcoming ten years, when community emerging needs arise, they will be evaluated against
those already in the Master Plan and the appropriate action will be taken through consultation with Council and community.
High River Town Plan I 104
Group 1- Projects for 2021-2022
Name of Project/
Rationale
Estimated
Estimated
Prime Sponsoring
Project
Recommendation
Start-up
Operating
Division
Strategic
Cost
Costs
Timeline
1.3 Rename George Lane Memorial Park's
-Riverside' has place-based, wayfinding value to visitors
campground to Riverside campground (the
looking for camping accommodations with natural amenities.
$00
$00
Planning
2022
full name would be George Lane Memorial
Connects with the community's Network with Nature vision.
Council Approval
Park and Riverside CamP1tround).
1.4 Rename from Happy Trails to the Happy
-Conveys connection and cohesiveness.
$00
$00
Planning
2022
Trails Network
Allows for the prioritization of mending trail gaps.
Council Approval
Ongoing
Process
1.5 Rename the Highwood River corridor to
-Reconnect with Indigenous history.
"lspitzee Natural Area Park".
-Establishes a new identity for the floodplain.
$00
$00
Planning
2021
-Reinforces the idea of reserving room for the river.
Council Approval
1.7 Add wildlife corridor as a "use" in all land
-Highlights the importance of allowing land to remain in a
use districts, or add wildlife corridor as an
natural state and provide ecological functions without being
$00
$00
Planning
2022
Essential Public Utility
considered "unused."
Council Approval
Reinforces the concept of Network with Nature.
1.8 Amend the Land Use Map in the Land Use
-Ensures there can be no future development in the
Bylaw to include the entire Highwood River
floodway.
$00
$00
Planning
2022
corridor as belonging to the Natural District
-Protects the Highwood River corridor natural areas from
Council Approval
(ND)
development encroachment.
-Sunnorts a healthy ecolol!ical function of rioarian areas.
1.9 Adopt the new categorization system and
-Establishes standards for the design of new green spaces and
design standards for parks, trails, and open
the revitalization of existing outdoor spaces
$00
$00
Planning
2022
space
Council Approval
1.12 Adopt the lspitzee Floodway
-The objectives and policies will guide decision making to meet
Management Plan
the goals of conveying high water events safely through the town,
$00
$00
Planning
2022
passive recreation and river access, and environmental
Council Approval
conservation.
2.6 The design of new neighbourhoods should
-Residents of new neighbourhoods should be provided outdoor
make sure that all residents are served by a
amenities at the service levels described in the standards.
$00
$00
Planning
2022
neighbourhood park and playground within a
A-rea Structure Plans and Neighbourhood Outline Plans should be
Ongoing
five minute walk (400m radius).
reviewed to ensure the provision of adequate green spaces for
Process
new residents.
2.10 Each new neighbourhood development
-The central space becomes a neighbourhood place,
should be formed around a centrally located,
creating opportunities for gathering and community-
$00
$00
Planning
2022
buildinl!.
High River Town Plan I 105
universally accessible and connected park or
-Connectedness with Happy Trails emphasizes the Network and
Ongoing
public realm space(plaza).
the connection with the larger community.
Process
2.11 Developers should conduct engagement
-Improves connectivity between neighbourhoods.
with adjacent neighbourhoods for identifying
-Creates innovative place-based ideas based on current
$00
$00
Planning
2022
amenities to be offered in new
realities.
Ongoing
neighbourhoods.
-Increases opportunities for shared-use amenities.
Process
-Creates a welcoming feel for new community members.
2.16 Continue to cooperate through joint use
-Enhances the use of existing spaces and amenities.
agreements to maximize public use of
-Efficiently uses existing open space assets.
$00
$00
Planning/Parks
2022
privately owed sites.
2.17 Establish a stewardship program to get
-Supports the development of a partnership society.
residents involved in caring for natural areas
-Educates the public about the importance of maintaining
$15,000
$10,000
Planning/Parks
2022
distance from wildlife.
-Youth education pro.e:rams will foster civic responsibility.
2.18 Adopt and Implement the Ecological
-Lands within the Highwood River corridor reverting back to the
Open Space Plan
Town from the province must be managed appropriately.
$00
$00
Planning
2021
-Habitat that supports a large range of species is important for
Council Approval
the long-term maintenance of biodiversity in the region
-Biological diverse habitats perform many ecological functions
and provide numerous ecological services.
-Highly diverse systems are more resilient to disturbance.
-Keeps the Highwood River corridor functioning properly as a
storm water mana.e:ement area.
2.19 Adopt and Implement the Wildlife
-Lands within the Highwood River corridor reverting to the Town
Management Plan
from the Province must be managed appropriately.
$00
$00
Planning
2021
-Habitat loss is one of the main threats to the long-term survival
Council Approval
of identified local species of interest; their habitat may require
special management considerations.
2.20 Adopt and implement the Focal Species
-Protects the osprey nest from disturbance as supported by a
Management plans that were prepared for the
majority of survey respondents.
$00
$00
Planning
2021
Town as part of the Wildlife Management Plan
-Protects known and future nesting sites from disturbance.
Council Approval
-Enhances ecotourism opportunities bv protectin.e: bird habitat.
2.33 Set up a "cracks in the pavement"
-Involves the public in exploring how nature reclaims the
$15,000-
$5,000-
2021
exploration in former Beachwood.
urban fabric.
$25,000
$10,000
Planning/Parks/
-Partnerships could include local schools, Forest School,
Engineering
citizen science through Smart City Alliance, film industry, or
universities.
2.35 The Town should explore FireSmart
-The Highwood River corridor brings the wildland/urban
programs and plans
interface into the heart of High River.
$00
$00
Fire Services
2022
-Increased drought conditions and a lack of forest management
will increase fire risk.
High River Town Plan I 106
3.26 Location and alignment of Happy Trails
-Supports active transportation goals.
Network in new neighbourhoods should be
Ensures the connectedness of the Happy Trails Network.
$00
$00
Planning
2022
identified prior to approval of an Area Structure
Ongoing
Plan
Process
3.27 Evaluate the accessibility of the Happy
-Ensures all users can access the Happy Trails Network.
Trails Network on the berms for wheelchair
$00
$00
Engineering/Parks
2022
users.
3.28 Put signs at the Centre Street bridge
-Trishaws currently must move on to the road to cross the
telling drivers to share the road with trishaws.
bridge because they do notfitonthesidewalk.
$3,000
$500
Planning/Parks
2022
-Increases safety of trishaw pilots and passengers until a
separate crossing is constructed.
3.30 Update the definition of sidewalks and
-Prioritize active transportation in new definitionsofsidewalksand
pathways in the Land Use Bylaw
pathways in order to achieve the Town's evolving active
$00
$00
Planning
2022
transportation goals.
Total
$33,000-
$15,500-
$43,000
$20,500
High River Town Plan/ 107
Group 2- Projects for 2023-2024
Name of ProjecV
Rationale
Estimated
Estimated
Prime
Project
Recommendation
Start-up
Operating
Sponsor
Strategic
Cost
Costs
Timeline
1.1 Establish a Network with Nature portfolio within
-Ensures the implementation of the Master Plan
Planning/Parks/ GI
Town Administration.
recommendations
$10,000-
$5,000-
s
2023
-Establishes a point of contact within the Town to provide
$20,000
$10,000
guidance for volunteers and neighbourhood groups looking
to implement small neie:hbourhood parks ideas
1.2 Develop a Network with Nature communications
-Encourages local stewardship of neighbourhood and
plan.
community parks.
$10,000
$5,000
Parks
2023
-Establish consistency in values, purpose, and the future
vision.
1.6 Implement a comprehensive, context-inspired
-Creates a cohesive sense of place.
strategy for integrating Network with Nature vision
Provides for visible and safe circulation through the
$40,000
$00
Planning/Parks
2023
into signage that builds on High River's existing brand
community.
and enhances the overall experience of parks, trails,
-Ensure consistency with Town approved wayfinding signage
and open spaces.
design and format
2.2 Establish parks and trails as the backbone of new
-Ensures the connectedness of the Happy Trails Network.
neighbourhood development plans.
-Highlights the importance of protecting natural areas.
2024
-Prioritizes the importance of connected green space and
$00
$00
Planning/Parks
Ongoing
natural areas corridors for the movement of both people and
Process
wildlife.
2.4 Augment the annual program of planting to
-Providing ecological corridors through the urban fabric will
increase the connectedness of the tree canopy as per
attract smaller wildlife such as birds, which have been
Urban Forest Standards.
noted as decreasing in number in the town.
-Healthy street trees contribute positively to residents'
$15,000-
$00
Parks
2024
mental health.
$25,000
-Funding could be available from programs like Tree
Canada.
2.13 Implement an education and signage program
-Educates owners about appropriate behaviour and
around keeping dogs on-leash in on-leash areas.
prohibited behaviour as per the Animal Bylaw.
$3,000
$3,000
Planning/Parks
2023
-Educates owners about the location of off-leash doe: parks
2.14 Implement an education and signage program
-Educates owners about appropriate behaviour and
for off-leash areas
prohibited behaviour in off- leash areas as per the Animal
$1,000
$500
Planning/Parks
2023
Bylaw.
High River Town Plan 11~8
3.2 Establish a consistent look and materiality for
-Supports the cohesiveness of the interpretive trails
interpretive signs
program
$30,000
$10,000
Planning
2024
-Interpretive signs should be consistent with the look and
materiality of existing signage.
3.7 Plan and implement wayfinding strategies.
-Creates a cohesive sense of place as one moves through
the town.
-Involves signage, locations, hierarchy of sizes and
$00
$00
Planning
2024
information, durable materials and consistent branding.
-Clarity of mapping will reduce frustration and encourage
increased use of the Haopv Trails Network.
3.11 Engage the community to determine the
-Builds on the existing Miscellaneous Pedestrian
priorities for High River's intersection improvements.
Improvements program.
$00
$00
Engineering
2024-
-Promotes the program to residents who may not be
2030
familiar with it.
3.14 Integrate large sculptural artwork or a great
-Creates a gateway to downtown from the south.
landscape structure into the 12 Avenue SE-Centre
-Provides a focal point for 12 Avenue.
$5,000
Planning
2024
Street roundabout.
3.17 Conduct a gap assessment of the Happy Trails
-Conduct a full assessment of active transportation to
Network.
determine which parts of the network require upgrading.
$00
$00
Engineering/Parks
2024
-Builds connections in Happy Trails Network gaps that
will provide the best value for investment.
-Makes network more suitable for commuting.
Total
$309,000
$28,500-
-
$33,500
$329,000
High River Town Plan I 109
Group 3- Projects for 2025 - 2026
Name of ProjecV
Rationale
Estimated
Estimated
Prime
Project
Recommendation
Start-up
Operating
Sponsor
Strategic
Cost
Costs
Timeline
1.10 Increase funding for (or Promote) the
-Uses an existing program with administrative supports
Community Vitality Fund to support open
already in place.
$30,000-
$5,000
Planning/Parks
2026
space improvement ideas.
-Includes accountability and reporting requirements.
$50,000
-Includes the Innovation Fund (up to $2,000) and the
Enhancement Fund (over $2,000) that will accommodate a
range of improvement ideas.
-Promotes community stewardship and responsibility.
1.11 Establish an engagement strategy to
-Confirms or modifies priorities to meet the community's
$00
$00
Planning/Parks
2025
check-in with the community regularly
needs.
regarding Master Plan implementation.
2.3 Adopt a policy for maintenance and
-The Municipal Government Act (MGA) requires up to 10%
operations funding that is linked to the
land allocation to municipal reserves. If the developer wishes
$00
$00
Planning
2025
amount of municipal reserves within new
to allocate lands in excess of 10%, it must establish a
developments.
residents' association or an encumbrance to ensure there are
sufficient funds for operations and maintenance.
2.5 In un-mowed boulevards, replace grass
-In places, Parks has already adopted the practice of only
with native wildflowers or shrubs.
mowing a strip of grass beside the road.
$5,000-
$3,000-
Parks
2025
-Overseeding with a native wildflower mix can increase habitat
$10,000
$5,000
for pollinators.
2.12 Establish an off-leash dog park or a disc
-Creates a natural space for dog walkers that is central.
golf course at the former Rio Vista golf
-Creates a community disc gold course
$50,000
$3,000
Parks
2025
course.
2.23 Support the development of a Forest
-Provides opportunities for residents to immerse
School to provide outdoor learning in the
themselves in nature.
$60,000
$10,000
Planning/Parks/
2026
Highwood River corridor.
-Encourages the appreciation and stewardship of
Engineering
natural areas.
-Forest School will not require infrastructure to be built
within the Highwood River corridor.
2.25 Engage with learning institution
-Involves the public in gathering information relevant to
partners on initiatives to monitor natural
the Town's needs.
area health.
-Promotes active and healthy outdoor activities.
$10,000-
$5,000-
Parks/Planning
2026
-Citizen science initiatives might be eligible for funding
$20,000
$10,000
programs.
High River Town Plan I 110
-Partnerships with local or regional learning
institutions could provide additional funding to
support management of natural areas.
2.27 Explore eco-tourism partnership
-Increases economic opportunities by targeting birders
opportunities.
from nearby Frank lake.
$00
$00
Planning
2025
-Works with the principles of the Ecological Open
Space Management Plan in terms of passive
recreation opportunities.
-Unique landforms, environments, and biological
entities provide important economic contributions,
drawing visitors to the region and providing unique
experiences to regional populations.
2.28 Maintain and expand the connectivity
-Landscape connectivity allows the maintenance of
between natural areas.
subpopulation genetics, the re-establishment of
$00
$00
Parks/Engineering
2026
extirpated populations in isolated habitats, and the
linking of habitat types for species with varied life
histories.
2.29 Explore cultural-tourism partnership
Historic, cultural, or spiritual valuation of unique
opportunities.
landscapes and landforms preserve heritage and act
$00
$00
Planning
2025
as educational opportunities, maintaining the
regional identity over time.
3.1 Engage with local storytellers to create
-Realizes residents' desires to have looped interpretive trails.
narratives for interpretive trails.
-Makes connections with local stories.
$40,000
$7,500
Planning
2025
Establishes community involvement.
2.34 Increase the width of native vegetation
-A wider swath of native vegetation will better clean storm
buffers around storm ponds and educate
water runoff before it reaches the pond.
$00
$00
Engineering/Parks
2026
adjacent residents about the importance of
-Increases natural habitat for small amphibians, birds, and
the buffers.
beneficial insects.
-Education will be required since adjacent neighbours
frequently mow the vegetation buffers at present.
3.4 Install a large public artwork at the
-Celebrates local stories for residents and visitors.
Walking our Stories hub.
-Creates a powerful centrepiece for the stacked trail
$80,000-
$5,000-
Planning/Parks
2026
loops.
$150,000
$10,000
-Enhances the River Link Park gateway experience.
3.12 Work with Foothills County to develop
-IDP provides existing framework for collaborative work on
interconnected active transportation routes
the development of open space and recreation facilities.
$80,000-
through the region.
-Includes river recreation as well as cycling and walking.
$120,000
$20,000-
Planning
2026
-The Happy Trails pedestrian and cycling network
$40,000
could connect with neighbouring towns through
Foothills County via the Rail Trail
3.13 Establish a sequential gateway
-Creates a sense of arrival as vehicular traffic enters the
experience along 12 Avenue SE.
town.
$150,000-
$10,000
Planning/Engineering
2026
High River Town Plan I 111
-Establishes a safe and comfortable pedestrian experience.
$250,000
$15,000
3.15 Establish a sequential gateway
-Creates a gateway to downtown.
experience along Centre Street between 12
-Establishes a safe and comfortable pedestrian experience.
$600,000-
$10,000
Pian n i ng/Engi neeri ng
2026
Avenue SE and the Hie:hwood River.
$1,200.000
$25,000
3.16 Establish a sequential gateway
-Creates a sense of arrival as vehicular traffic enters the
experience along 2A/Centre Street N.
town.
$600,000-
$10,000-
Planning/Engineering
2026
-Establishes a safe and comfortable pedestrian experience.
$1,200,000
$25,000
3.22 Establish a multi-modal trail on the
-Creates a north-south corridor for pedestrian and
former rail lands as outlined in the "Public
active modes of transportation.
$350,000-
$20,000
Engineering
2026
Realm Improvement Study on the Former
-Rail Trail will function as the spine of the Happy Trails
$550,000
$40,000
Railway Lands."
Network, making the town more walkable.
-Connections across the Rail Trail (west- east) should be
explored to improve access from the southeast to the
downtown.
-Opportunities to celebrate cultural roots through railway
e:arden plantine:s and shelter belt olantine:s.
3.24 Work with the Highwood Golf Club to set
-Opportunities for local public-private partnerships.
cross countrv ski tracks on the golf course.
-Provides winter use in an area otherwise unused.
$00
$00
Plannine:/Parks
2025
3.25 Set cross country ski tracks in linear
-Provides opportunities for active winter sports
parks and in open spaces.
throughout the town
$00
$00
Ene:ineering/Pa rks
2025
3.29 Establish a Happy Trail connection along
-Increases connectivity between Hampton area
$100,000-
$3,000-
5A Street SE between Emerson Park and 5
neighbourhoods and downtown.
$200,000
$5,000
Engineering
2026
Street SE.
Total
$2,155,000-
$126,500-
$3,810,000
$185,000
High River Town Plan I 112
Group 4- Projects for 2027 - 2028
Name of ProjecV
Rationale
Estimated
Estimated
Prime
Project
Recommendation
Start-up
Operating
Sponsor
Strategic
Cost
Costs
Timeline
2.1 Create "River Link Park:" a gateway to
-Establishes a link between the downtown and the river.
downtown, the Highwood River and George Lane
-Establishes formal routes to George Lane Park to prevent
$600,000-
$10,000
Engineering/Planning
2028
Park at the Centre Street bridge.
further erosion on informal trail links.
$1,200,000
$25,000
/Parks
-Provides a gateway experience for people as they cross the
river
2.7 Playgrounds or similar recreational amenities
-Residents should be able to access a playground within a five
should be built in neighbourhoods currently
minute walk. If residents would prefer a different amenity that
$00
$00
Parks/Engineering
2027
underserved according to access standards
provides similar opportunities for outdoor recreation, they
(400m radius walkshed).
should work with the Town to obtain that amenity.
2.8 New playgrounds should include equipment
-Residents would like the opportunity to play together;
$00
$00
for a wide range of users.
toddlers with teens, children with seniors. Including
Parks
2027
equipment targeted to a variety of age groups will increase
attractiveness and level of use.
2.21 Establish river access points for non-
-Designates safe places for boaters to access the river.
motorized boat launching.
-Limits random river access and resulting erosion and
$00
$00
Engineering
2027
vegetation damage.
-Controls river use to protect nesting areas during sensitive
breeding times.
-Keeps the natural areas, natural.
2.24 Form a partnership with a film company to
-Involves the film industry in telling the story of nature
tell High River's" return to nature/room for the
$00
$00
Planning
2028
river" story.
reclaiming the Highwood River corridor.
Provides an opportunity for the film industry to give back
to the community.
2.30 Restore the Little Bow River natural area.
-Better buffers are needed between the river and
$40,000-
$2,000-
Engineering/Parks
2027
adjacent land uses.
$60,000
$3,000
-Riparian health will increase with additional native
vegetation and cat tails.
Increasing the water flow will clean
High River Town Plan I 113
2.32 Conduct a strategic planning exercise to
-Ensures the protection of natural wildlife movement
$25,000-
$00
Planning/Parks
2028
identify locations of wildlife movement corridors
corridors that can remain connected with other natural
$35,000
through and within the town.
areas.
3.3 Create a Walking our Stories hub in "River
-Establishes a geographic connection between the
$75,000-
$5,000-
Planning/Parks
2028
Link Park."
stories and where they began at the river crossing.
$150,000
10,000
-Provides information about the location and theme of the
interpretive loops.
3.5 Establish an artwalk promenade between
-Creates new connections through the downtown.
$300,000-
$10,000-
Planning/Parks
2028
"River Link Park" and George Lane Park.
-Layers present-day culture on the historic legacy of
$450,000
$25,000
Macleod Trail
3.20 Develop a stacked loop trail network,
-Provides increased incentive for active transportation.
$30,000-
$5,000
Engineering
2027
conducive to multi-active transportation
-Creates an efficient design with many route options.
$50,000
$10,000
opportunities
Total
$1,070,000-
$32,000-
$1,945,000
$73,000
High River Town Plan I 114
Gro~up 5 - Projects for 2029-20~30
Name of ProjecVRecommendation
Rationale
Estimated
Estimated
Prime Sponsor
Project
Start-up
Operating
Strategic
Cost
Costs
Timeline
2.9 Town Administration should provide support to
-Neighbourhood residents should have a say in deciding the
neighbourhood groups through the process of
amenities available to them.
revitalizing their parks and open spaces and
-Resident groups may require assistance with accessing
$30,000-
$10,000-
Parks/Planning
2029
implementing ideas through citizen-led approach
coordination, volunteer and funding support.
$50,000
$15,000
(tactical urbanism).
-Examples of powerful community ideas are listed in the
Playbook
2.15 Integrate railway garden history into the public
-Connects with the historical use as a railway garden.
space around Rotary Park and the Museum of the
-Creates a connection with the Museum of the Highwood in
$250,000-
$15,000-
Planning
2029
Highwood.
the former railway station at the other end of the block.
$375,000
$30,000
-Adds another layer of historical interest
-Meets residents' desire for additional ~ardens.
2.22 Establish trails at the edges of natural areas and
-Maintains the larger inner core of the natural area intact
close informal trails that bisect natural areas.
and undisturbed.
$00
$00
Engineering
2029
-Provides a designated place .to walk to minimize off-trail
traffic through natural areas.
-Highly intact ecosystems are more resilient to change, and
as a result, are more likely to maintain their full range of
ecological processes.
Intact ecosystems are critical for the persistence of a
broad range of flora and fauna than highly impacted
habitats.
2.31 Consider replacing the Little Bow River's culvert
-Providing a larger culvert or natural crossing under 12 Avenue
under 12 Avenue.
will minimize the pooling that currently occurs at either side
$00
$00
Engineering
2030
of the culvert.
-Maximizing the size of the underpass will allow more
wildlife movement alon~ the river corridor.
3.6 Establish "seniors' residence amenity zones"
-Supports elderly pedestrians with additional amenities
within 250m of the retirement communities.
like benches.
$00
$00
Planning
2030
-Beautifies the areas with additional flower pots and planters
to provide enjoyment and attract seniors to be active
outdoors.
-Planting additional trees to provide bird habitat will provide
visual interest to seniors.
High River Town Plan I 115
-~plores partnership opportunities with the retirement
cQmmunities, e.g., for funding, volunteers, or fundraising.
Total
$280,000-
$25,000-
$425,000
$45,000
High River Town Plan I 116
Group 6- Projects for 2031 Plus
Name of ProjecV
Rationale
Estimated
Estimated
Prime Sponsor
Project
Recommendation
Start-up
Operating
Strategic
Cost
Costs
Timeline
2.26 Consider constructing an elevated walkway
-Creates a unique way of experiencing the Highwood River
$175,000-
$15,000-
Engineering
2031
through the riparian forest.
corridor.
$250,000
$30,000
Incorporates Forest School
3.10 When the Centre Street bridge is replaced,
-Ensures the prioritization of active modes of transportation.
$00
$00
Planning/
2031
include best practices for active transportation
Limits conflicts between user groups.
Ene:ineering
enhancements.
$500,000-
$5,000-
Engineering
2031
3.18 Build a mid-block crossing across 12 Avenue
-Improves connectivity of the Happy Trail Network.
$750,000
$10,000
SE at the Little Bow canal.
-Supports the walkability of the Little Bow Canal Loop.
3.21 Explore creating equestrian trails with a staging
-Creates an opportunity for rural riders to access the town's
$00
$00
Planning
2031
area and day-use paddock or stalls.
amenities.
-Expands the traditional definition of active transportation
to include the local context and needs.
3.23 Work with the Province of Alberta to integrate
-Creates a more comprehensive trail network.
$300,000-
$10,000
Engineering
2031
additional sections of the Little Bow canal into the
-Provides additional trails for pedestrian and active modes
450,000
$15,000
Happy Trails Network.
of transportation.
-Uses an existing amenity in a more robust way.
-Provides a continuous corridor for ecological movement.
3.9 Establish a non-motorized link across the
-Trishaws require a safer way to cross the Centre Street bridge:
$00
$00
Engineering
2031
Highwood River immediately to the west of the
they currently must move on to the road because they do not
current Centre Street bridge as part of the Happy
fit on the sidewalk.
Trails Network.
-A single sidewalk on the east side of the bridge requires
multiple road crossings for those commuting between the
northwest and downtown.
-Establishes an additional river crossing that prioritizes
pedestrian and active modes of transportation.
-Provides a better north-south connection.
$10,000
3.19 Build a metal grille catwalk across the Nissan
-Establishes a direct link between the neighbourhood of
$300,000-
$15,000
Engineering
2031
storm pond (west-east), for improving pedestrian
Hampton Estates and Holy Spirit Academy.
$600,000
linkage at the Nissan storm pond (west-east).
Supports the walkabilitv of the Hamoton looo.
Total
$1,275,000-
$40,000-
$2,050,000
$70,000
High River Town Plan I 117
Appendix IV: Concept Design for the
Former CP Railway Lands
High River Town Plan I 118
3. Concept Design
The concept design tor the downtown ponion of the
corridor was developed through an iterative process of
analysis. engagement and design_ The design strategies
and concept evolved with teedback tram stakeholders
Town statt, the Planning Renewal and Advisory
Cornm1ttee (PRAC) and the public.
~
The foundation of the Study -
the v1s1on, principles and
obJect1ves were translated into design strategies for:
The design strategies and concept design are presented
on the tallowing pages and include views of ndividual
segments Rendered plans are supplemented with
co,,ceptual perspectives and precedents that convey
,.:01og1::.uit ar1c.1 Lk:v1~lup::1t:o111
1--1~ul;'~lfldl I :11 l,J \..,y;,;11~1 \..,I' L:U1aL1or
V1::n1L,:<IIOI C;1cul~;;:101 ·1. Acc1::::,;:; _1f1U l-'~Hhli"10
lJt1lll1t::i .:11iu Ea~ t::1 111::11Lt:,
~
'/'
~Utllfil
..
>,iH[lPi,W,i!
~ .
the overall intent of the concept design
,.
'"""'
titf:Oil UNION
~
~~~7;;:.~:·
~
~
"
!1
~
'=
I
,,.
High River Town Plan/ 119
3.1 Program + Development
Through engagement process, the following objectives,
relating to the program of use for the corridor and the
·supporting development, were determined:
Create a sense of timelessness, durability and
permanence that encourages people to use the
space throughout the year.
Create lively. active and vibrant spa~es tor all ages
and demographics.
Provide flexibility for future uses as the town
evolves
0
NORTH GATEWAY - - - -
GREEN
" .. -.
..
.
e.:,··
20
Encourage private redevelopment along Centre
Street that aligns with the v1s1on and guidelines set
forward in the Downtown ARP.
·Encourages strategic redevelopment and
investment opportunities within the Study Area that
benefits the Town and the public as a whole.
Program + Development Strategies
The concept accomplishes these program and
development objectives through the following strategies:
0
SERVICE SPINE - - - - - --- - ---- - - - -
1. Create a strong sense of arrival to downtown. In the
area referred to as the North Gateway
Green C,, the design includes:
A gateway feature that provides an
immediate, positive image of downtown
2 A visual connection to the Highwood River, with
rustic public seating constructed within the flood
protection berm.
3. Pedestrian and cyclist connection to the North
Shadow Lands.
G
2. Provide a large public parking lot tor short and
long-stay users. The area referred to as the Service
Spine O concentrates parking in areas with the
lowest potential for park space or investment in
development The design includes:
1. Long and short'.stay parking to service the
historic downtown and other nearby businesses
and destinations.
2. Back-of-house access to adJacent developments
for loading and waste collection
3 A turn-around for passenger vehicles. garbage
trucks and non-trailered delivery vehicles.
HIGHWOOD PLAZA + RAIL GARDENS - - - - -------- -- ---- - --- -- - - - - - - - -
TOWN-OWNED PUBLIC PARKING LOT (8
;;
PROPOSED MULTI-SEASON
COVERED EVENT SPACE
.. I -
High River Town Plan I 121
i
3. Build a central civic space. the Highwood Plaza +
Rail Gardens (I. that includes:
1 Flexible use space for major events
2 An everyday space for cItIzens and vIsItoI s
3 Recognition ot the h,stonc s1gnificance at the train
station th1ough interpretive gardens, plaza ma1ena1s
and public artworks
4 A year-round public washroom with extended
opening hours (C1)
5 A th:ix1ble pavIIIon that can hold special events,
pop-up retail and public rental events such as
weddings (C2)
G
REC PAAX
4. Build a year-round active and passive recreation
park. Rec Park C,, that includes:
1 A family oriented pIcnIc area ana playground
2 A vouth-oriented playpatn tor skateboarding and
terrain SKIiis
3 A c1v1c oark space to hold special events ac, ass
the street from the library
4 A year-round public washroom (D1)
5 An outdoor amphitheatre with overt1ead shelter
for perfJrma11ces and gatherings (D2)
PROPOSED AMPITHEATRE
TOWN LIBRARY
5. Create a strong sense of arrival to downtown from
the South Gateway Green C) that provides:
A gateway feature that provides an immediate
positive image of downtc-wn
2 Flexible open space with urban forests and
orchard trees
3 Pedestrian and cyclist ccnnection to trle South
Shadow Lands
4 A development opportunity for public or private
investment along Centre Street A potential
landmark or iconic building ro catalyze
development (E1 ).
G
SOUTH GATEWAY GREEN
CD TOWN-OWNED PARCEL
,. .... .,..._. -...
··-··-)
6. Additional options tor investment through private or
public development in public lands adjacent to the
study area This considers that the:
Existing parking lot adJacent to thE:: rail lar1ds
could be sold and funds re11wes1ed in rail !ands
improvements (F1)
2 Ex1st1ng library (F2) could oe relocateo to (E1) o,
another suitable location
3 Proposals tor development opponunit1e::; w1tl111;
the CP lands or 011 public lands adJacem to the
corridor that w1H rmpact th~ Program and
Development Strategies must meet me tollow1ng
gu1dmg p11nc1pl1=s:
Uc::111on:;u::n,::- d ....:011\I\IUlll, 1 ,:o:.t...l <.1.110 tJ-:."1,1_-]I
ti It:: lUWI I dt 8 '11VI 1ule
)) Not ob::;t1L1l·c pi::dt:slr1c..111 d11C! 1 :v(~11~i 111d,,1,,-,-· 1,,
c:1d1ac21 l1 ia, td.S ;Ji:ll Ks ~"11 IC: ur ic:11 :-:ipu,:.i:-:
111clud1ng tho:::- :;:,iiacfc,v, la11(I::.
ii Meet tr,o:::- a1i::l11tt-ctu,a1 ~u,._!d1; -::-::.
,1 ·.i11v '\'---;i-.
. ,. ·,. , ,
Program + Development
Opportunities
LEGEND
Parking .,. Service Mews
-
Development Opportunity
Green Space
-
Plaza I Flexible Use Space
*
Investment Opportunities
Downtown Gateway Feature
- - -
- - , Connection to Shadow Lands
o
25
50
,ooMetres E)
21
High River Town Plan I 122
3.2 Pedestrian + Cyclist
Circulation
Pedestrian and cyclist movement through the public
spaces of the Corridor are fundamental to the animation
and vitality of the public realm A successful pedestrian
realm is a destination in itself -
people will stroll, linger
and enjoy the different spaces along the corridor.
Through the process of engagement wi:h stakeholders
and the public. the following goals were determined to
be critical with respect to pedestrian and cyclist
mobility:
Prioritize spaces tor people nor veh1c1es
Provide a hnear spine or well- vegetated open
spaces c1v1c facil1t1es and strmeg1c developmeint
that makes High River more walkabie and easier lO
navigate for cyclists
Connect mrssrng linkages with the Happy Trails
network
Create a north-south pedestrian and cyclist
promenade that spans the entire municipal
boundary of High River. Additionally, east-west
connectivity within the downtown can be improved,
NORTH GATEWAY ---.-1 --- -------------- SERVICE SPINE
GREEN
j
- PEDESTRIAN CIR~DLATION ON 1 ST STREET
- CONNECTION TO
- MID-BLOCK CROSSINGS AVOIDED
HAPPY TRAILS
~----,.....,.,
A I ... -1,Jpp\ Trails corincct1or fc the Soull'-
ShodO\\ .:i ar 4.rea rnrJ ,',eorgE _arE
0 Jrl\ ::orn,~C(OI -- ,11 ;:,rev CE IO\.'\ . ..,
Ot-
.... ar.r ~ct v,tJ tc 1·1e Jowntc,,-
Pedestrian Circulation Strategies
The concept accomplishes these goals through the
following strategies.
1. Create a comfortable walking environment This is
done by providing a north-south corridor that
provides a feeling of safety, separation from traffic,
visual charm and access to spaces that enable
people to sit, watch and explore
2. Enhance east-west connections at intersections and
strategic mid-block locations Wherever possible,
encourage developers to connect directly with park
and plaza spaces This will make downtown more
fine-grained and easier to navigate on foot
3. Create a play path through portions of the park that
will help increase the level physical act1v1ty ior
youth The multi-use path includes challenging
terrain and park elements th3.t encourage ac1 IvE:
play
Cyclist Circulation Strategies
The study recognizes the importance of connecting
missing north-south linkages with the Happy Trails
network. This will encourage residents to travel by
HIGHWOOD P4ZA + RAIL GARDENS
-
-
- ENHANCED ROTARY PARK PEDESTRIAN PATH
- CYCllSTS TRANSITION TO SERVICE MEWS
-r
- -
I
..
~ ~~
~ . .
I .
..:-
( .
lSiSW
ThE sidewalk 1r Ro-af', 0 ark 1.::
"'1a1'lta1r:ed Anr :;orim:ct1ons mat1!-'
l e !lie 9a h12\ ~~a-r,i=>.," 0 ;isl ::if
-lotar7 Park
- - - -
. .
........ -
--
High River Town Plan/ 123
bicycle more frequently, contributing to reductions in
downtown traffic volumes, improved citizen health and
more options for navigating the town
Strategies for enhancing cyclist circulation through the
Study Area include:
1. Expanding the cycling trail network by establishing
key linkages for ihe Happy Trails network, including
the North and South Shadow Plan Areas.
2.
UsI11y l he Scrv1c1= Mews .:tS ;::l cych 11g route that is
:;l1cjrcd w,m p8desrnan~ and slow -moving veh1cIes
3 .
Rm11111g cyclists av.iay troin parI~1ng Iott> wna1e
s2iiety 1s a conc.a111 due w vt=l)1cles reveI sing ou1 01
parking scalls 111 srnnt: 01 t::&:::. sIdewaIks il)r~~
ma11es 01 great:er may bt: reocs1g11at~a as Haµpy
lra1ls patr1ways and 1nark20 21cc ordIr1gly
REC PARK - --- --
- - - -- - -- - - - - - - - - SOUTH GATEWAY GREEN
r-... ... , .r:_,. --~·-,-;,:r:.
- MULTI-USE PLAY PATH FOR MULTI-SEASON USE
-· CYCLIST CIRCULATION ON SERVICE MEWS
, CONNECTION TO HAPPY TRAILS
;!.
- ,:_
.,
... :"' , ..
-' - - -
-
-=--~
- -
C .
-
- --
A o a) oat.., -~ desigred io, ~ncovagir-g 3c'. ve pla)
io, yo1.,r9 people 3"d !afT'lihes ':""le :Jes,g"' encourage:,;
acttvitie~ like $kateboaro1ng b1k.E s.kill$ 3-,d parkour Ir
the w,ntcr the path c~n be flooded tor skating
- - -
:
2yc ng i"' ~re $er\/ ce Vev✓~ s ~romote::: '.h·oJc~
a wc'J:--:e ... Je:, Q", Sic~-. speed~ 3nd pa-al1et
oark,ng .,.,1ri1rnize potF!rit1~I ,-::nnti.;;t:; betwP.P.n
.ieh1cles and c~-c1Is~s
~ - -
A. Hacp~ --ails ::ornect o,. tc !'"le Sc~t~. St-ado\'.
P!ari Areca .viii r')rnv1de low., w·c;i:- :0rnE:c!1v1f\. -,
the ;Jnwntnwr
1 A laneway shared with cyclists,
pedestrians and slow-moving vehicles.
- .
I .
- I - - '
-
,·
- -
"' ,., .... ~ q,)
~
Pedestrian +
Cyclist Circulation
LEGEND
Pedestrian Ctrculation
Cyclist Circula1ion
Multi-use Play Path
- - -
- - Happy Trails Connection
- - - - - - Existing Pedestrian East-west Connection
- - - - t Enhanced East-west Connection
O
25
50
100v1etres E)
High River Town Plan I 124
3.3 Vehicular Circulation,
Access + Parking
Vehicular circulation, access and parking were key
issues with the public and stakeholders. The following
objectives were determined as key indicators of success
for this project:
Create additional public parking to offset anticipated
demand as downtown undergoes transformation
through public and private redevelcpment over the
next 30 years.
Create a serv1ca mews that provid&s back-ot-hou::;e
amenit1e~ for ex1shng and future developments
along Centre Street and First Street SW
Employ strategic traffic calming measures in ar&as
whtre pedestrian-vehicular conflicts have been
1dent1fied on Map 10.
Vehicular Circulation + Access
The design concept accomplishes these goals through
the following strategies:
1. Create a Service Spine, between Macleod Trail and
3rd Ave, that provides parking and serves as a
laneway for developments along Centre Street and
1st Street SW.
2. Build a Service Mews that provides safe multi-modal
north-south connectivity throughout the central part
of the study area and back-of-house amenities for
existing and future developments along Centre
Street The Service Mews will provide access for
business, retail and residential developments for
deliveries, waste disposal, recycling and emergency
access. The Service Mews should not encourage
direct cut-through connections between 1st Street
SW and Centre Street. Constructing a laneway will
result in fewer driveways on Centre Street, improved
traffic flows and a more vibrant, pedestrian-friendly
Centre Street.
3. Improve circulation on the existing public parking lot
between 3rd Avenue and the Museum of the
Highwood reduces turning conflicts on 3rd Avenue
and provides safe vehicular access to the Service
Mews.
NORT:R::wAY --rr---------· ------~
4S!:V~~~;:l~ · · · · · · · · ---· · -· -
~
~
a
- - - - - -------- -----y- - -- ------ - - HIGHWOOD P~ + RAIL GARDENS - _____ ! ___ · - - - --- ---- - ------- - - -
-
24 ADDITION/1:L STALLS PROPOSED
24
0 ADDITIONAL STALLS
PROPOSED
PROPOSED
p.;,-."-ftlh
......
... ,
, ..... ,
r-..,1UM.
ll1i:LOf'lloiH11
1lu,s
i
!
,.,.,.
~
r' I-~
r·,:"'
..
i-1,: Serv :co= tv' e,,. ~ ,_Jt C v'1 dA"'-
~J,h: k ·:::' -no,,SE' 3.,_,, '."l(: i:19
fur l (lj<lCe'1i b_;,:; 1--,)~S?S
:..1
.;;_itt ,"" L: 't ,-m:xi:11 .,:1 rcuic.1,cr
·::"'·:, :: ~;:: :o ~ '-.( _::it._-". ~,: 3::-e £("
.~. ' :. ,_r·de-::rr' ,--:; 1. 'ti · f,.S
~
High River Town Plan / 125
4. Implement traffic calming measures along 1st
Street These include cu(b extensions/bulb-outs,
raised speed reducers and unique paving where
high-pedestrian traffic is anticipated.
Parking
Local residents and businesses have concerns over
parking supply downtown. The concept design
addresses these concerns through the following
interventions:
1. Provide a large conce11tratIon of flexible parking
within the Service Spine between Macleod Trail and
3rd Avenue This area is most-suitable for parking as
REC PARK
an end use as its opportunity as open space or
development is limited.
2.
Provide additional parallel parking stalls within the
Service Mews This is compatible with the laneway
function and the overall concept of a woonerf.
3. Allow on-street parallel parking along 1st Street f1om
12th to 7th Avenue This will address concerns of
parking shortages near the library during nearby
community events such as youth soccer games. It
will also provide traffic calming through reduced
effective lane widths.
The configuration of parking throughout the Study Area
Is flexible Parking can be added in response to
development and future demands Along the Service
Mews, parking could be temporarily converted to patio
spaces if nearby development would like west-facing
open space This is discussed in greater detail in
Section 3.6.
A parking supply comparison is provided on the
following table Note that this Study provides an
additional 24 stalls compared to the ARP and a 67%
increase above existing parking supply Additionally,
allowing parking on 1st Street would provide an
additional 54 stalls to the downtown.
58 ADDITIONAL STALLS PROPOSED
SOUTH GATEWAY GREEN
22 ADDITIONAL STALLS PROPOSED
,-~
Speed tables 9ver, 1 DC ~
w1tli1n the Servrce Mew,;,
provIae 'raff1<. :aiming
throughrn 11 -hi::, SF!rv,r,i:,
'vtevr.:;
Curt extens1or,s/bulb ')uts
provide rraff1c calrn1rg al0r'lu
1st Str<>~I ;inn the Servrr.E'
Mew~
Darking tor future
;Jeveloprnent ·N1th1-1 tn.-
T ov1w owned parcel tc
,;o-,torm '.c 201- 1 unc 1..h,..-
6y1.Jt\i '\o'. ·-)h~nUf.!d k be
J :;tJ1 1'1rougr :0·1r~O1nr
b1~lwi-PI'; thP ,]VPI ,, ,f:s
/1£\;r;f'I.': :..
i:
Adort1onaI ::lr street stalls
orov dee aI0,Ig 1st Streef
dddress parking ---nrir.P-rr1s
(H'ar the
1br8rv
Parking Summary Table
Existing
ARP Proposed
GP Study Proposed
Additional on-street stalls proposed
on 1st St from 12th to 7th Avenue
80
110
134
54
Vehicular Circulation,
Access + Parking
LEGEND
Vehicular Circu1at1on "T Service Mews
~ Parking
o
25
50
"vletres
100
0
25
High River Town Plan I 126
3.4 Utilities + Easement
Agreements
Overhead service feeds are located on the west side of
Centre Street The 2015 ARP proposed the burial of
overhead services to accommodate streetscape
improvements and tree planting along Centre Street
There are no existing utilities within the CP lands, with
the exception of several east-west utililt crossings as
shown on Map 4 The Study accommodates Fortis
utilities within the Rail Lands, as well aE the CP Fibre
Optic easement
"
26
' "
\ " '
I , , , , , -
\ ... ...
0 Options for Fortis Underground Extension
Should Fortis require an extension of the underground
right-of-way beyond 3rd Avenue, it can be
accommodated below the parking area between 3rd
Avenue and Macleod Trail
e Revised Relocation of Centre Street Utilities
It should be noted that, according to the CP Easement
Agreement, Fortis may be required to pay fees to CP to
use the corridor. It may be more cost effective for the
Town to provide Fortis with a dedicated utility corridor
adjacent to the CP easement. The concept plan has
assumed that a dedicated Fortis easement will be
required. No obstructions have been proposed within
the alignment shown. Additional design with Fortis will
be required, but is beyond the scope of this Study.
0 Relocation of Centre Street Utilities by
Fortis Alberta + Design Implications
Fortis Alberta proposed relocating existing Centre Street
utility alignment underground within the existing 3,5-m
fibre optic easement. Based on these plans'. utility
boxes will be necessary along the length of the corridor.
-----
Where pedestals and transformers are located, the
easement will increase from 3 5 m to approximately 6 m.
This distance includes an operating clearance from any
obstructions. Trees must not be planted within the Utility
Right-Of-Way (URW). The setbaGk requirements for
trees planted next to utilities vary depending on tree
types and at the discretion of th~ utilities. Fortis Alberta
states that existing or planned trees on property or
along the URW must have a minimum clearance of 1 m
from the centerline of the main trench to the edge of the
tree. However. it may require a 3 m separation at the
discretion of the utilities.
, ...
-.....
--------------------------------.. _
1._ 1_
, _
,
---,
I
ROUND EXTENSI
3rc .'\tP'l~( .,.. -1 11\ ~-oss 'l8S
:;,:,
'?
-
- .:::.,~,,
REVISED RELOCATION OF CEN
'
I
~
I
-,,-. :.. vPI~' ,- , t ', ~-os!'. 'lC<;
J e-
Ir-"
I
I
I
High River Town Plan J 127
0 CP Right-of-Way Alternate Alignment Option
Should the Town wish to pursue additional development
opportunities within the rail lands, there is potential to
renegotiate the alignment of the CP easement in key
locations in order to provide for a larger contiguous
development parcel Realigning the easement would
increase developable lot area and allow for a wider
diversity of development opportunities
0 CP Fibre Optic Easement
The utility right-of-way, the easement. is a 3 5-m strip of
land stretching along the eastern edge of the corridor. It
was land set aside by CP for the use of fibre optic
systems The 2015 ARP recommended burying and
-...,_ ___ ~ .. ,.., _______ ---
- -...:1-----·--..
....... ._ -..,_.._
relocating the overhead power lines to enliven the public
realm with street trees and make Centre Street more
beautiful and easy to traverse. Ideas to bury the utilities
within the easement have been explored
The Easement Agreement' between the Town of High
River and CP Railway Company (CP) grants CP rights to
permit licenses to third parties for the use of fibre optic
systems The agreement restricts construction of
underground foundations that may interfere with future
I
I
I .,
-1
I
~ I
'
RELOCATION OF CENTRE STREET UTILITIES
... _ _ _
utilities. For instance, trees should not be planted in the
right-of-way. Permitted improvements that do not affect
the use of the easement include parking lots, fencing,
landscaped areas and playgrounds. If any operations
are carried out within the easement, CP must restore the
damages back the state before their entry or to a better
condition if practical to do so.
h t-,,o
-~
Utilities+ Easement
Agreements
LEGEND
-
-
-
-
Existing Overhead Fortis lines
::=::::: Proposed 3 5 m CP Fibre Optics Easement
_
Proposed Fortis Underground Alignment Within CP
Fibre Optics Easement
-
-
Proposed Dedicated Fortis Underground Alignment
-
I -
Proposed Fortis Underground Extension (if required)
0
25
so
l OOMetres E)
27
High River Town Plan I 128
3.5 Concept Plan: Highwood
River to 3rd Avenue
Situated between the Highwood River and 3rd Avenue
SE, this segment serves as a gateway to the downtown.
In addition, the North Gateway Green provides an
appealing landscape that improves the visual
connection to the Highwood River. Enhancements
adjacent to the river create a natural contemplative park
space with stepped seating areas, trees and native
riparian plantings along the river's edge.
The expansion of the existing Centre Street Bridge leads
into a proposed traffic circle at Centre Street and
Macleod Trail. The traffic circle will create more efficient
traffic flows and provide flood protection by building into
the Town's dike system. Although both the bridge and
north traffic circle are not within the scope of this
project, the design concept incorporates the proposed
elements.
Between 1st Avenue SE and 3rd Avenl.lE! SE, the Service
Spine will provide parking and servicing access for
Centre Street businesses. Trees and plantings within the
Service Spine will enhance the overall aesthetic of the
open space, despite its primary use for parking.
The concept for the area between the Highwood River
and 3rd Avenue incorporates the following:
0 Enhanced landscaping and visual
connection to the river
- Provide~ fOflltdl ~ntrnrn.:t l C.1 dVWlltOWII fur
SOL1tl1buund 11 a.Hie..:
- Cr~c:1t'6- d yatht,ring sµace by tilt: nver wim a
g, actual t~11 ac~d landscap~ that lolluws the
com ours uf thtt existing dike a11d river ba, 1k
- Ccms1de1 building a viewing platto1m tlli:11
addresses liver satety co11ce111s
Bridge widening and flood gate
- Not within the scopt! 01 this proiect
Traffic Circle
- Not w1th1n the! ::,cope ol this project
Downtown gateway feature
- Anchor the corner of Centre Street North and
Ma~leod Trail with a gateway feature to provide a
senst: ot a1 nval to the downtown core
- lncorporatt= signage to 011t:1 it visitors to tt1t1 pouns
of interest 1n lh1: area
Public parking pods (74 spaces)
- Srgr11tlca11tly rnt.:rec:1~~ tile dlllOUnl of pa, krn~
w1th111 th1~ segn1t:"nt
- Co11!:i1de1 tlk: intt=rtacc between µarki119 area::; di 1d
t:'x.1st111y si::::rv1c1: Joo, act:csti..
- Prov,dt' to, spa..::1: 101 larg1:1 vt:!h1c1~~ Lu tum
d1Uu11d & y. ho111nit::11lclad u1 wort\ w1t11 aU1ac..:e:11l
li:111U vw11.ars to provide c:ICCt:!SS agrt::t'tne11t~)
Seven-metre service mews and utility
corridor
- ·11k 7-111 utility t.:oir1dor 1::; cumprisE:d of CP's
~ 5-m easemE:11t and a11otht:::1 3 5 in tu be
pote11tIally leased by Fortis
- Using rnrnimal 111te1 ventron, lht: Set vice Mew::, ..,;a,,
doublt::: as lilt:: utility nght-01-way and a st::,vit..:t:
la11c fo1 busin~s~es alo11g Cem,t:: Stret:!t
Enhanced landscaping and trees
- Brt>-8.h up the= laryt: a1ea ot 11ardsc.:ape within the
pa1 k111y lol w1tt1 ttt::t::s and )Jla11ti119 beds
Pedestrian traffic along 1st Street
- Em.:ou,agt:1 pedclstnans and cyclists lo use this
1oute due to li1111ted spaL:~ a11d concerns lo,
1111d-block cmss1ngs ove:1 3rd Avenue
lo,,,':11.: .; 1 Pedestrian circulation along 1st Street
High River Town Plan J 129
Segment from Highwood River to 3rd Avenue
LEGEND
T
Gateway Feature
Existing Service Door Access
Utility Right-of-Way
---
/
E)
:ii r
~
- - - ~NQRTH GATEWAY ifi'EEN - - - - - - - -
:ii
~
SERVIQJ: SPINE
(-
\)I ...
> ..
t! ...
::=
High River Town Plan I 130
View towards the proposed outlook and terraced
steps from Happy Trail.
Toaay the: Higi1wood River· and its ri ✓erba11ks are not a
major component at the downtown experience Roads
dllO newly built dikes have: physically and visually
disconnecled 1he mwn and the river The Study seeks to
re-estabhstl the continuity of open space with new
µathways l1nK111g to the river and gently terraced
landto1rn to the water People walk1rg or cycling along
Happy Trarl can descand frorn the dike towards the
pedestrian seat steps to gain a panoramic vrew of the
river Near tht! nve1 edge riparian plantings help stabilize
tn.a riverban k while rn a1nta1ning the natural aesthetic ot
tht:- parK
High River Town Plan J 131
The existing flood protection berm
and interface with the river is visually
unappealing. There are significant
opportunities to enhance the quality of the
space and provide a lasting first impression as
people cross the Highwood River.
River promenades are popular
destinations for residents and visitors. The
combination of social space and gateway
elements help create a positive and lasting
impression of the area.
Terraced turf steps provide spaces for
people to gather, socialize and spend time outdoors.
These could be constructed into the terrain of the
Hood protection berm.
Gateways can be sculptural elements
that encourage people to gather, take photos and
share witt,, friends and family. They are
destinations in themselves.
Hi;ih River Town Plan I 132
3.6 Concept Plan: 3rd to 7th
Avenue
The design concept envisions this segment as a cultural
and historic centre, The Museum of the Highwood is a
major attraction and destination for tourists that also
functions as the Town's Visitor Information Centre As
such, the adjacent open space must ccmplement High
River's significant historic buildings Highwood Plaza is
an extension of the Museum, providing a flexible
gathering space for daily use and larger events and
festivals
Rotary Park is integrated into the desig1 and expanded
into a larger park space with flexible lawns, ornamental
gardens and park amenities for year-round outdoor
enJoyment This renewed space aims to commemorate
the multiple narratives of the site and the town, from the
stones of Indigenous Peoples to the impact of the CP
Railway on High River's development For instance, the
Rail Gardens aims to allude to the tovm's industrial and
agricultural history in a contemporary way The
incorporation of Indigenous Peoples· narratives will
require further exploration and engagement
The concept for the portion of the study area between
3rd Ave and 7th Avenue incorporates the following:
Reconfigured existing public parking lot
circulation
~ He :ldJ :::-,l
,..;10;:; u ~1c-...:u1 111i1.;0, ... !"t: -.·v1d~1 lu111111i,J
1c1dl, lul ldl~t:I v'C'illClt".'.:>
"' ~Gr 1:;.11..!c, .r clllt:1 fJcll h11llJ, ::rnd pctr ~111~ equ11 t,:;111c:11l:;,
rn1 Lil,:; t-;;ljllwuuu lVl\l'.:>-:::Llln Lu- l:J1r1L-,1:1 I[:: '.:>l21.ll.J~,
.:i.'.:> J. V!S:IV- lin01l11d,l101l Ct.:ntr~
.. .:\OliJeS::-. r1.~ pol<: 1t10! '.:>.J1ctv
-...:..r.:_.;;-11- ,_! 01<:"
-1:,J 1)1,J,
i(J:;.:;,I le.; [(J1
<.1 dlivit.:::O
1v~::..1:l(0 ,'.'tL,
-'""\/\:!:llil:'
!ll'!JIU'.e '.lie: IJlcllillli~;;. V\o'II!ilil li:e [JC.1:1,111~; !(ll
Enhanced Whistle Stop Cafe
'
L,v__,1,:J:1:,.tlc. ,-.,1ll1, IL: ~di-
;-.,,.,c
o.;;-::JcJ, .... :, -':.,
)1ll!J0.:,o::-J 1ltij/lVVcll10::: b
.JIL-ul Id ii~- \'./tii~llc --,;l()1~
~,,p,111(.i l'1i.: .,dll-_- '.:,1).:1,r::
I :1r_,1,t ~I [1·1l- -,'\1111::..ic:-
«I) No east-west corridor on 5th Avenue
~ !=':c:1:-01.,::. ~;,t..-:::1na1 ~1,0
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Alternative Configurations of the Service Mews can accommodate a
variety of uses from large scale events to patio extensions
High River Town Plan I 133
JlllRE
;LOPMENf
Segment from 3rd to 7th Avenue
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High River Town Plan I 134
View down the Service Mews and enhanced
landscaping at Highwood Museum during a major event.
This segment seeks to rnveal the culture and history of
the town through a mix of salvaged and contemporary
materials Weaving rail lines etched into the plaza carve
out planting beds and guide park users to the next point
of imerest This currently underutilized space is
e11v1s1oned as a whimsical space where railway tracks
intertwine and rnke visitors through a .self-guided
Journey of High River's past and currerit activities
High River Town Plan/ 135
Top Left and Centre: Paving
materials and planting can refer to the historic
CP uses for the site.
Bottom Left. A Hexible pavilion can
be used for major town events and
celebrations, pop-up retail or rented to the
public for special events such as weddings.
Bottom Centre: The flexible use
Hig,wood Plaza can be used for outdoor
movies, special events, pop-up retail and other
celebrations.
Top Right: In-ground water
features can animate the space and
create visual interest. When the water is
off, the space becomes an extension of
the surrounding plaza.
Below: The Service Mews is a
shared street that can serve as a loading
area, provide parallel parking and is
shared by pedestrians, cyclists and
vehicles.
High River Town Plan I 136
3. 7 Concept Plan: 7th to 12th
Avenue
Sited within a residential area, the segirent between 7th
to 12th Avenue strives to attract and enJage visitors of
all ages. Rec Park integrates play into the landscape
and is designed as an act,ve recreation space. The
proposed undulating terrain not only ev,Jkes images of
the southern Alt>erta Foothills, but the rise and fall of
topography creates an immersive and skateable
pathway The hilly terrain generates diverse
microcl1mates with a mix of vegetation adapted to
varying moisture levels and sun exposure on its slopes
Al the centre of Rec Park, a t>owl-shape landform
provides seating and views towards the ampitheatre.
At the southern end of the corridor, the South Gateway
Green marks the south entrance into downtown for
pedestrians, cyclists and vehicles. This area is
characterized by an orchard and sweeping pathways
that define smaller-scale rooms among the row-planted
frU1t trees, including picnic and play areas and a
sculpture garden, This open space serves the needs of
locals and visitors alike.
The concept for the portion of the study area between
the Highwood River and 3rd Avenue incorporates the·
following:
C) Enhanced 7th Avenue streetscape
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parcel (as-shown)
Development Scenario B: Relocate library to
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easement re-alignment)
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High River Town Plan I 137
Segment from 7th to 12 Ave
~
ENHANCED 7TH AVENUE STREETSCAPE
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High River Town Plan I 138
Winter scene of the band stand and activated civic
plaza across from the current High River Library.
The civic plaza provides a gathenng space that can be
programmed throughout the year. A dramatic terrain
creates an informal amphitheatre that looks towards the
pertormance area beneath the bandstand/pergola
Plantings around the plaza w11i help create an intimate
and anract,ve open space for park use·s to gather sit
a11d 1elax
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High River Town Plan I 139
Appendix V: Valid Policies from the
Downtown Area Redevelopment Plan
High River Town Plan j 140
Valid Policies from the Downtown Area Redevelopment Plan
Public Street
3.1.1 General Policies
a. pedestrian safety shall be prioritized in all aspects of public realm design and implementation.
b. traffic-calming measures shall be employed to improve pedestrian safety.
c. new roundabouts at the following location should be considered to improve traffic flow, address
dangerous safety conditions, and demarcate entrances into Downtown:
- Centre Street and Macleod Trail/ 1 Avenue SE
f. on street cycling shall be encouraged within the downtown by:
- Installing adequate signage and/or pavement markings to promote sharing the road, and
improve safety and awareness for cyclists and motorists, and
- Providing a dedicated on-street bike lane on 5 Avenue between Macleod Trail and 2nd
Street SE to connect Happy Trails in George Lane Park to the Happy Trails in Little Bow Park.
3.1.2.2 Centre Street Bridge Widening
To improve access to downtown, the Centre Street bridge spanning the Highwood River should be
widened to accommodate pedestrian and vehicular traffic flow (Figure 3-3). This measure is currently
under consideration for a new structure. The alignment and location of the bridge must be given
careful consideration to:
- Minimize negative impacts to vehicular, pedestrian and cyclist mobility, and place high
importance on public safety.
- Minimize negative impacts to open space and parks adjacent to the bridge.
Policies:
a. the bridge alignment should accommodate the proposed roundabout at Centre Street and
Macleod Trail.
b. the bridge alignment should maintain sufficient green space to connect downtown to the
Highwood River and George Lane Park to the west of the bridge.
c. the bridge alignment should not interfere with the irrigation canal headworks east of the bridge.
d. the bridge alignment shall provide for sufficient space to construct a pedestrian and cyclist bridge
over Centre Street, as described in section 3.3.2.4. a. The bridge design should incorporate a strong,
distinctive architectural character to highlight its role as a gateway into downtown.
3.1.2.5 Industrial Street
Within the Industrial Arts Precinct, streets are designed primarily for vehicular traffic, including a
higher proportion of large vehicles.
Policies:
c. new developments should have a single access point to the facing street. Two access points may
be permitted if a single point of access is deemed unfeasible by the development authority.
d. for new developments, maximum driveway width shall not exceed 12 metres.
3.2.1 Laneway Typology
The following section provides a breakdown of laneway typology within the downtown ARP boundary.
Refer to Map 3-4: Laneway Typology for recommended locations, as well as the Downtown
Landscape Design Guidelines for recommended landscape standards.
3.2.1.1 Conventional Laneway*
Conventional Laneways refer to those laneways that are primarily used for access to back of house
activities for residences and businesses.
High River Town Plan I 141
Policies:
a. where feasible, new developments shall access parking lots by means of adjacent laneways.
b. private waste and recycling storage facilities located within laneway rights-of-ways are prohibited.
c. private parking within laneway rights-of-ways is prohibited.
3.2.1.2 Pedestrian Mews
Mews are the pedestrian laneways that thread between and behind buildings and are one of the
unique characteristics of High River's Downtown (Figure 3-6). They improve pedestrian connectivity
and serve as public spaces, providing opportunities for pedestrian access points into adjacent
buildings and activities.
Policies:
a. existing mews shall be preserved as pedestrian oriented laneways.
b. mews shall have clear legible public access from streets and provide sufficient lighting throughout.
c. the development of a mews is recommended in the block between 4 and 5 Avenue as indicated
on the location shown on Map 3-4: Laneway Typology.
d. the surface treatment within mews should integrate with the sidewalks to which the mews are
connected, providing clear legibility for pedestrians.
e. planting of trees, shrubs and other vegetation within the mews system, in accordance with the
Downtown Landscape Design Guidelines, is strongly encouraged.
f. where a mews intersects a conventional laneway, the presence of the pedestrian mews shall be
clearly articulated to ensure safe pedestrian passage across the conventional laneway.
g. new developments should incorporate active frontage and building entrances onto all facades
abutting pedestrian mews.
h. where compatible uses exist, spill-out activities between at-grade retail and hospitality services
abutting mews is encouraged.
3.2.1.3 Garden Laneway
Within the existing CPR lands between Macleod Trail and 9th Avenue S, a new laneway type is
proposed that serves the following purposes:
- A new laneway will act as a service lane to parcels along Centre Street for the purposes of parking
access, loading, and waste and recycling collection;
- New public parking spaces within the downtown will be incorporated into the Garden Laneway to
offset parking decreases associated with the removal of angle parking within the historic downtown;
and
- The laneway shall be designed to accommodate vehicular, pedestrian, and cyclist circulation.
Policies:
a. the design of the laneway shall facilitate multiple transportation modes by providing an equal
balance between vehicular, pedestrian, and cyclist circulation.
b. the landscape of the laneway shall be designed in accordance with the Downtown Landscape
Design Guidelines to ensure that the laneway is seamlessly incorporated with the surrounding open
space abutting the laneway.
Public sidewalks
Public pathways differ from sidewalks in that they are generally not located immediately adjacent to
roadways, but rather through parks or in public rights of way abutting private properties. It is
recommended that pathways are designed for multiple uses, including walking and cycling.
3.3.1 General Policies
a. all sidewalks shall be designed in accordance with the recommendations of the American
Disabilities Association Guidelines (ADA Guidelines), including wheelchair letdowns at all pedestrian
crossings.
High River Town Plan I 142
b. where feasible, sidewalks should be a minimum of 2.0 metres in unobstructed width.
c. sidewalks shall be adequately illuminated to ensure a high level of pedestrian safety and comfort.
d. sidewalks should be provided on both sides of the streets throughout the ARP boundary.
e. obstructions to sidewalks, including driveway aisles and above-ground utilities should be
minimized to maximize pedestrian safety.
f. new developments should design public sidewalks as per these policies
3.3.2.4 Happy Trails Pathway
Happy Trails is the primary multi-modal regional pathway network throughout the Town of High River.
Within the ARP boundary, there are opportunities for enhancement along the Happy Trails network
by linking disconnected portions of the Happy Trails Pathways, creating linkages to the downtown,
and improving public safety where the pathway network interfaces with roadways.
Policies
a. as part of future bridge widening, Happy Trails sections should be provided on both sides of the
future Highwood River Bridge.
b. where dedicated pathways cannot be accommodated, on-street and laneway bike routes are
recommended to interconnect trail networks.
c. the Happy Trails Pathways should be incorporated into the George Lane Promenade
3.3.2.5 George Lane Promenade
The George Lane Promenade is a proposed extension of the Happy Trails Pathway network and
borders the eastern boundary of George Lane Park (Figure 3-8). The objectives of the promenade
are:
- To provide a direct, active interface between buildings in the Historical Downtown Precinct
adjacent to George Lane Park.
- To encourage business owners to participate in the public enjoyment of George Lane Park by
offering the public opportunities for outdoor dining and entertainment in a picturesque setting.
Policies:
a. a public promenade be constructed along the eastern edge of George Lane Park.
b. the promenade should extend from the 5th Avenue park entrance to the public parking lot
adjacent to City Hall and terminate at the existing Happy Trails Pathway. The proposed alignment is
shown on Map 3-4: Sidewalk+ Pathway Typology.
c. if feasible, establish public rights-of-ways to construct pathways through existing privately owned
parcels between the boundary of George Lane Park and Macleod Trail.
d. encourage new developments along the promenade through the construction of active building
frontage, outdoor terraces, and patios, building entrances, and gardens.
Public Space
Open spaces are those lands within the ARP boundary that are owned by the Town of High River and
intended for public uses such as social gatherings, public events, and active and passive recreation.
Open space typology includes parks and plazas as illustrated on Map 3-6: Open Space.
3.4.1 General Policies
a. public spaces should have clear legible public access, be flexible in terms of use, and consider
solar access and year-round cultural activities in their design.
b. design of public spaces should adhere to Crime Prevention Through Environmental Design
(CPTED) principles.
High River Town Plan I 143
3.4.2.1 George Lane Park
Policies
a. enhance the existing George Lane Park entrance at 5 Avenue SW by establishing a prominent
gateway feature to invite the public to enter the park from Downtown.
c. explore year-round programming opportunities for recreation and cultural activities within George
Lane Park that complement and expand the existing program of events and festivals that take place
downtown, as recommended in Appendix D, Cultural Plan.
d. create a gateway park space at the north end of downtown, west of the Centre Street bridge. The
space should include the Happy Trails cyclist and pedestrian bridge recommended in Section 3.1.2.2
and serve as a connection point between George Lane Park, the downtown, and the Public Service
Precinct that runs north-south through the plan area. The park space may be a suitable location for
the construction of public art installations that memorialize the 2013 flood and educate the public
about flooding in High River.
3.4.2.2 Rotary Park
Rotary Park is the largest open space within High River's downtown. It is a linear park that borders
the former CPR right of way along its eastern boundary where the Garden Laneway is recommended.
Policies
a. maintain Rotary Park in its current condition as a linear park.
b. explore year-round programming opportunities for recreation and cultural activities within Rotary
Park that complement and expand the existing program of events and festivals that take place
downtown.
c. when the Garden Laneway is constructed, Rotary Park should be expanded eastward and
interfaced with the laneway and public parking stalls; planting should be used to screen parking
stalls from the park.
d. if 5 Avenue SW is extended through Rotary Park between 1 Street SW and Centre Street (as shown
in Map 3-1), the park should be modified to ensure safe pedestrian flow, and 5 Avenue SW will
require pedestrian calming measures to ensure safe vehicular speeds. The existing sculpture within
the proposed road alignment should remain in its current location by splitting the roadway around
the sculpture.
3.4.2.3 New Park at 1st Street and 9th Avenue SW
There is an opportunity to create a new public park across 1 Street SW from the existing Charles
Clark Park and the public library. Within the public realm concept plan, this is a strategic location for
a park as it would demarcate the presence of the adjacent civic institutions cluster (the public
library, Culture Centre, and Charles Clark Health Centre).
Policies
a. creation of a new park east of 1st Street SW between 9th Avenue and 10th Avenue SW is
recommended.
b. a pedestrian crossing signal across 1 St SW adjacent to the library is recommended to facilitate
easy and safe crossing for pedestrians.
c. to create an environment suitable for a new public park, traffic calming features, including
pedestrian bulb-outs and narrowed drive aisles, are recommended to reduce vehicular speeds along
1st Street SW.
High River Town Plan I 144
3.4.2.4 New Urban Agriculture Park at 1st Street between 9th - 12th Avenue
The lands between 1st Street SW and Centre Street SW, between 9 Avenue and 12th Avenue SW,
and within the CPR right of way, are envisioned for use by nonprofit groups, community-oriented
urban agriculture, community gardens, and/or public orchards. These uses reinforce the agricultural
identity of the Town and region and will act as a catalyst to help the community build strong internal
relationships, as well as partnerships with local charities.
Policies
3.4.3 Existing + New Public Plazas
Public plazas refer to areas of land that are largely landscaped with hard surface materials, and
generally oriented for public gathering rather than active recreation. They are typically programmed
with enough flexibility to allow for a wide variety of events.
3.4.3.1 Pioneer Square
Pioneer Square is the largest existing public plaza in the downtown and is used for a wide variety of
public events. The creation of active pedestrian frontages on developments abutting Pioneer Square
is strongly encouraged to ensure that the land is fully utilized as a public amenity.
Policies
a. encourage active frontage, building entrances, and temporary spill-out activities, including cafe
seating, patios, retail displays, and non-permanent signage in the square. Private use of the plaza
will be subject to approval through an established protocol (see Chapter 5: Implementation, High
River Downtown Sidewalk+ Woonerf Program).
b. renovations to the existing plaza are recommended to facilitate a wider range of activities than the
area currently allows.
3.4.3.2 Museum of the Highwood Plaza
The Museum of the Highwood is one of the largest cultural attractions in the downtown and is
strategically located nearby Rotary Park an8 the proposed Garden Laneway. There is currently a
small plaza paved with concrete unit pavers north of the museum along 1st Street.
Policies
a. maintain the existing use of the land at the corner of 1st Street SW and 3rd Avenue as a plaza.
b. use of the plaza for any private function shall be subject to approval through an established
protocol.
c. expand the existing plaza to include new pedestrian areas constructed as part of traffic calming
measures along 1st St SW.
d. when the Garden Laneway is constructed, it is recommended to expand the plaza to include the
lands adjacent to the laneway surrounding the Museum of the Highwood.
e. work with the Museum of the Highwood to construct educational and/or public art installations
that coincide with the programming of the museum, as well as to use the plaza for special events
and outdoor programming on a year-round basis.
Historical Downtown Precinct
4.2.3 Land Use and Urban Design Policies
a. the conservation and adaptive re-use of existing heritage buildings is strongly encouraged to assist
in retaining the character of the downtown.
High River Town Plan I 145
4.3.2 Land Use
a. new development should incorporate a mix of uses into individual buildings, versus a mix of uses
spread throughout the area in general. Retail or commercial uses should be provided on the ground
floor of any new development and encouraged for existing buildings.
b. in keeping with the traditional pattern and scale of development, small-scale retail/commercial
uses should be the predominant form at the ground level of buildings in the area.
c. the adaptive re-use of existing heritage buildings (as identified in the Town of High River Downtown
Heritage Inventory report) is strongly encouraged.
d. a diversity of street-oriented retail and commercial uses should be encouraged to enhance the
pedestrian environment in this Precinct.
e. commercial establishments with a restaurant or food service focus are encouraged to provide
informal cultural venues, such as performance spaces.
f. residential uses may be included on the upper floors of buildings in the area; however, retail or
commercial uses must be provided on the ground level of buildings with residential uses.
g. live-work units are encouraged as part of mixed-use developments.
h. new stand-alone, single-use retail buildings are prohibited for the area.
i. the maximum floor area per ground floor use is limited to 1,000 square metres to maintain the
historical small-scale development pattern.
4.3.3 Built Form
4.3.3.1 Height
a. development shall be limited to a minimum of two storeys and a maximum height of five storeys
(not to exceed 16 metres) throughout the Precinct.
b. building design elements, including step-backs of upper floors, should be utilized for buildings
immediately adjacent to low-density residential uses to ensure an appropriate transition in built form.
4.3.3.2 Frontage
a. buildings should be built to the front property line, in order to maintain an active interface for
pedestrians. Front setbacks up to three metres may be considered to provide outdoor amenity space
(e.g. patios, plazas) or to accommodate accessibility features (e.g., ramps).
b. entrances to buildings should be provided facing the adjacent street and shol_lld be clearly visible
to create an identity and sense of arrival. Entrances should be universally accessible, and utilize
elements such as detailing, paving materials, lighting, signage, and canopies to be welcoming and
provide weather protection.
c. buildings on corner lots should front both adjacent streets to give prominence to the intersection
and feature enhanced design to reflect their highly visible locations and create opportunities for
landmarks and corner entrance features.
d. buildings with frontage exceeding 15 metres in length should be avoided, where possible, to
maintain a pedestrian scale of building rhythm, in keeping with the traditional pattern and scale of
development. Where buildings with frontage exceeding 15 metres are unavoidable, the faQade
should be vertically articulated to offer visual interest to pedestrians and reduce the aesthetic
impact to the adjacent street. e. Opportunities for art installations along building frontages should be
considered, as a means of providing interest, civic identity, and community pride. These could be
implemented as public installations through a Town agreement negotiated with the landowner or
could be independently provided by the landowner.
f. new development adjacent to the existing mews system shall provide an active pedestrian
entrance from the mews; likewise, new development adjacent to or backing onto George Lane Park
shall provide active frontage onto the park and the proposed pedestrian promenade (see Chapter 3:
High River Town Plan I 146
Public Realm). g. Frontages of ground floor retail or commercial space should be limited in terms of
width to maintain the historical small-scale development pattern.
h. commercial uses that do not generate significant pedestrian activity may locate on the ground
floor of buildings provided that store frontages do not exceed 15 metres.
i. lobbies for residential or office components of mixed-use buildings may be accommodated at the
ground floor, provided their street frontage does not exceed 10 metres.
4.3.3.3 Articulation
a. the character of the Downtown should be defined as a high-quality environment that is
distinguished by its organized, but varied facades with superior detailing and signage.
b. building fa9ades along streets that are mainly commercial and/or retail in nature should be highly
transparent and articulated at street level to actively engage pedestrians an.d create amenity and
visual interest.
c. architectural components shall be used to differentiate one face of a building from another. The
design of structures should be architecturally compatible with other structures through the use of
similar and complementary forms, materials and scale.
d. the fa9ades of multi-tenant buildings shall be organized to provide a strong and consistent rhythm
to the streetscape. Flat, undifferentiated building faces should be avoided.
e. a minimum of 60% glazing at grade should be used to facilitate interaction with pedestrians and
promote safety.
f. all visible building fa9ades should feature architectural detailing to create a unified exterior.
g. building design should include modern forms of architectural detailing or features that
complement the historic character of the area, including elements such as cornices, parapets,
pilasters, window fenestration, window features, and entrances.
h. architectural details such as recesses, overhangs, signage, lighting, planters, banners, friezes, and
canopies can also be utilized to create articulation and visual interest on building fa9ades.
i. individual tenancies should be defined clearly with articulated entrances and consistent sign
treatment.
j. overhead elements may be provided on building fa9ades over portions of the adjacent sidewalk for
weather protection for pedestrians. These should be individualized for specific developments.
k. all blank walls (e.g. those walls without fenestration) are to be treated, either with cladding that is
complementary to the cladding of the building and adds interest to the look and texture of the wall
and building, or with a painted mural or other artwork approved by the development authority.
4.3.3.4 Step-backs and Projections
a. buildings shall provide step-backs of upper storeys on the building face adjacent to the front
property line above the 2nd storey to enhance sunlight penetration to street level. The step-back
distance for buildings shall be determined as follows:
1. Where a building overshadows a public street (e.g., a building located on the south side of
a street), the step-back distance shall be set such that the building will not overshadow the
sidewalk on the opposite side of the street between the hours of 10 am and 2 pm, during the
days between the Spring and Fall equinoxes.
2. In all other instances the minimum step-back distance shall be two (2) meters.
b. for all buildings adjacent to existing low density residential development, floors above the 2nd
storey shall be stepped back a minimum of two (2) meters to ensure an appropriate transition in
height and massing, and to limit overshadowing.
c. in all cases, step-backs should be integral to the overall form and design of the development.
d. step-backs may be utilized for private outdoor terraces to serve building tenants.
e. step-backs may be utilized for green roof areas to aid in sustainable development practices.
High River Town Plan I 147
f. mixed-use buildings with a residential component should provide balconies for all residential units.
In all cases, balconies should be integral to the overall form and design of the development.
g. balcony projections should not project beyond the front property line and should not project more
than one (1) metre from the fa9ade.
4.3.3.6 Materiality
a. the heritage materiality found in brick, wood, and stone architectural elements in the Downtown
can be used in concert with modern materials, such as aluminum, zinc, and steel.
b. building design should utilize a variety of superior materials and finishes used in combination to
articulate the building components and create high-quality elevations.
c. richer materials, such as brick, glass, stone, and steel should be predominantly used on the lower
level of buildings, particularly at street level.
d. vinyl siding is not acceptable cladding material.
e. building materials and colour schemes should be compatible with their context, including adjacent
structures and the surrounding landscape. Materials that might unnecessarily date the overall
development, or materials used in a non-contextual novelty fashion will be discouraged.
f. building trim and accent areas may feature brighter colours, including primary colours.
g. accent colours should identify public entrances to buildings.
h. exterior building materials should not include smooth faced concrete block (triple score
acceptable), smooth-faced tilt up concrete panels, or smooth concrete.
i. exposed concrete (except for normal foundation projection above grade) should be heavily ribbed,
textured, coloured, or bush hammered.
4.3.4 On-Site Parking and Servicing Interface
b. front-yard parking is prohibited.
c. surface parking areas are only permitted at the rear of buildings.
d. vehicular access to individual sites shall be taken from the rear wherever possible, in order to
maintain a continuous pedestrian environment along storefronts.
e. vehicle access points to underground or aboveground parking structures shall be taken from the
rear of sites wherever possible.
f. where vehicular access to a site is only possible from the adjacent street, the access point must be
integrated into the building in a manner that minimizes its impact on the adjacent pedestrian
environment.
g. where possible, vehicular access points shall be consolidated to serve multiple buildings within a
block, in order to reduce interruptions to the pedestrian environment along the adjacent street.
h. In all instances, surface parking areas shall be screened from view of adjacent pedestrian areas.
I. vehicle access points to underground or aboveground parking structures should feature design
elements such as screening, high-quality materials, lighting, enclosure, and landscaping to reduce
visual impact.
j. loading and waste storage areas should be located at the rear of buildings and should be screened
from view from adjacent properties and pedestrian areas.
Centre Street Precinct
4.4.2 Land Use
a. new development should incorporate a mix of uses into individual buildings, versus a mix of uses
spread throughout the area in general. Retail or commercial uses should be provided on the ground
floor of any new development and encouraged for existing buildings.
b. residential uses may be included on the upper floors of buildings in the area; however, retail, or
commercial uses must be provided on the ground level of buildings with residential uses.
d. new stand-alone, single-use retail/commercial buildings are permitted, provided they do not
exceed 2,500 square metres in floor area.
High River Town Plan j 148
4.4.3.3 Articulation
a. the fac;ades of multi-tenant buildings shall be organized to provide a strong and consistent rhythm
to the streetscape. Flat, undifferentiated building faces should be avoided.
b. long buildings, generally those over 40 metres in length, shall break up the visual impact of their
mass using vertical recesses or other architectural articulation and/or changes in material.
c. a minimum of 60% glazing at grade should be used to facilitate visual permeability, interaction
with pedestrians, and to promote safety ("eyes on the street").
d. all visible building fac;ades should feature architectural detailing to create a unified exterior.
4.4.3.2 Frontage
a. buildings should be constructed to the ultimate front property line; setbacks from the front
property line may be permitted up to 4 metres to provide outdoor amenity space (e.g., patios,
plazas).
b. entrances to buildings should be provided facing the adjacent street and should be clearly visible
to create an identity and sense of arrival. Main floor entrances should be universally accessible and
utilize elements such as detailing, paving materials, lighting, signage and canopies to be welcoming
and provide weather protection.
c. buildings on corner lots should front both adjacent streets to give prominence to the intersection,
feature enhanced design to reflect their highly visible locations, and create opportunities for
landmarks and corner entrance features.
d. individual business frontages that are greater than 30 metres in width should provide for multiple
entrances at the street level.
e. architectural details such as recesses, overhangs, signage, lighting, planters, banners, friezes, and
canopies can be utilized to create articulation and visual interest on building fac;ades.
g. overhead elements should be provided on building fac;ades over portions of the adjacent sidewalk
for weather protection for pedestrians. These should be individualized for specific developments.
h. all blank walls (e.g. those walls without fenestration) are to be treated, either with cladding that is
complementary to the cladding of the building and adds interest to the look
4.4.3.4 Ste1rbacks and Projections
a. buildings shall provide step-backs of upper storeys on the building face adjacent to the front
above the 3rd storey in order to enhance sunlight penetration to street level. The stepback distance
for buildings shall be determined as follows:
1. Where a building overshadows a public street (e.g., a building located on the south side of
a street), the step-back
distance shall be set such that the building will not over-shadow of the sidewalk on the
opposite side of the street between the hours of 10 am and 2 pm, on days falling between
the Spring and Fall equinoxes.
2. In all other instances the minimum stepback distance shall be two metres.
b. where a new development shares a rear lane, rear property line, or side property line with an
existing low-density residential district, the building shall step-back at a maximum height of 10
metres a distance that will minimize overshadowing and allow for a transition in building elevation,
as follows:
1. a minimum of 4.5 metres along the building face adjacent to a rear property line or laneway,
except where it is necessary to increase the step-back distance in order to avoid overshadowing the
yard and primary building on the adjacent parcel between the hours of 10 am and 2 pm, on days
falling between the Spring and Fall equinoxes.
2. a minimum of 4.5 meters along the building face adjacent to the side property line.
c. rear and sidestep-backs are only required for new development adjacent to existing low density
residential zoning districts.
d. in all cases, step-backs should be integral to the overall form and design of the development.
High River Town Plan I 149
4.4.4 On-Site Parking and Servicing Interface
b. front-yard parking is prohibited in this precinct.
c. parking (either surface or structured) is permitted at either the rear or side of buildings, and/or
may be internalized.
d. parking shall not be located in the front of buildings adjacent to streets or major intersections.
e. vehicular access to individual sites should be taken from the rear wherever possible: where a
laneway is present, parking shall be accessed from the laneway; access from the street is permitted
otherwise.
f. vehicle access points to internal parking structures (underground or above-ground parking
structures) should be taken from the rear.
h. surface parking areas should be screened from view of adjacent pedestrian areas. Large parking
lots shall be enhanced V\'.ith landscaping on edges and within medians.
Industrial Arts Precinct
4.6.2 Land Use
a. live-work arrangements shall be the only residential uses considered within the Precinct. Where a
live-work arrangement is provided, the residential component of the building must be provided above
the ground floor. Stand-alone residential projects shall not be permitted.
b. public art galleries or studios are encouraged to develop in this area to create a hub of shared
uses and services.
c. small-scale light manufacturing and other light industrial operations are encouraged to develop in
this area to help strengthen the community's economic diversity.
4.6.3.2 Frontage
a. buildings shall be oriented towards and have their main entrance on a street.
b. buildings should be built to the front property line, in order to support creation of an active street
edge.
c. active commercial uses associated within industrial buildings should be located at prominent
positions in the building relative to the block face, such as at corners or adjacent to commercial
frontages in neighbouring buildings.
d. buildings or corner lots should front both adjacent streets to give prominence to the intersection
and feature enhanced design to reflect their highly visible locations.
4.6.3.3 Articulation
a. for portions of industrial buildings with inactive frontages or blank facades, articulation through
subtle fac;ade offsets and material changes should be applied to create visual interest and a
pedestrian-scaled rhythm.
b. live-work units should be clearly differentiated from one another using vertical architectural
elements and material differentiation.
Public Realm Plan.
a. any redevelopment of existing open spaces and plans for new open spaces should be undertaken
with regard to Crime Prevention Through Environmental Design (CPTED) principles.
b. the existing pedestrian pathway along the east side of 1 Street SW should be extended to the
south to 12 Avenue SW to provide additional connections for those living, visiting, and working in the
Downtown. Seating and amenity areas should be included as part of the corridor improvements.
High River Town Plan I 150
Attached Maps:
Map 1: Planning Area and Planning Precincts
Map 2: Sidewalk and Pathway Typology
Map 3: Laneway Typology
Map 4: Street Typology
Map 5: Public Service Precinct
Map 6: Centre Street Precinct
Map 7: Historical Downtown Precinct
Map 8: Open Space
Map 9: Industrial Precinct
High River Town Plan I 151
Map 1: Planning Area and Planning Precincts
Garden Residential Precinct
Public Services Precinct
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High River Town Plan I 152
Map 2: Sidewalk and Pathway Typology
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Legend
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High River Town Plan I 153
Map 3: Laneway Typology
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High River Town Plan I 154
Map 4: Street Typology
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Ma 5: Public Services Precinct
High River Town Plan I 156
Ma 6: Centre Street Precinct
High River Town Plan I 157
Ma 7: Historical Downtown Precinct
High River Town Plan I 158
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Map .3-5: Open Spoce
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W./2 Existing Open Space Outside ARP Boundary
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High River Town Plan I 159
Map 9: Industrial Precinct
High River Town Plan I 160
Appendix VI: Climate Change Adaptation
Action Plan Executive Summary
High River Town Plan I 161
Executive Summary
CLIMATE CHANGE ADAPTATION ACTION PLAN
About the Climate Change
Adaptation Action Plan
Climate change con be characterized by rising temperatures,
changing precipitation patterns and increased frequency of extreme
events_ As temperatures climb, we anticipate seeing on increase in
the frequency and severity of climate hazards in our region. In High
River, we pion to toke proactive actions to minimize the impacts of
climate hazards on our community.
Our region is exposed to climate hazards that include high water
events, wildtire, drought, heat waves, and intense storms. The latest
climate science indicates that we con expect on increase in the
frequency and intensity of these events'·'- While we hove policies,
programs, and infrastructure in place to address climate hazards, our
desire is to further enhance our resilience and implement additional
proactive measures. Adaptation efforts ore critical to reduce both the
long- and short-term impacts of climate hazards. According to the
Global Commission on Adaptation, every one (1) dollar invested in
climate adaptation will return nearly six (6) dollars on investment
Climate Change in High River
Local climate change data for the Town of High River was reviewed
from several publicly available climate change tools'-~'. and the City
of Calgary's detailed projections report'. From this analysis, six climate
hazards were identitied that pose a risk to the Town.
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Drought
Changes to our water cycle due to increasing year-round
temperatures, reduced snowpock and less summer
precipitation will create conditions that increase the
likelihood and severity of droughts,
High water events
As precipitation patterns and types (rain instead of snow)
shift, the timing of winter melt, and seasonal run-off will
change resulting in earlier flood seasons and the potential
for more severe high-water events.
Wildfires
Hotter, drier summers will result in conditions more
conducive to wildfires.
we intend to incrementally improve the resilience of our community
through strategic prioritization and implementation of actions
that address our highest risks. This begins with the development of
tre Climate Change Adaptation Action Pion (CCAAP). The CCAAP
was developed with input from community open houses, youth
engagement events and the project Task Force. The Task Force was
composed of a diverse group of community members including
residents, Town staff, and members of Council.
The CCAAP identities adaptation measures that the Town will toke
in order to increase its resilience to climate change hazards. The
measures ore categorized under either Foundational or under
one of the four (4) specitic climate hazards (drought, high water
events, wildfire, and extreme heat). The CCAAP identifies 55 different
adaptation measures and identifies their implementation timelines
as either short-. medium-, or long-term.
The CCAAP will serve as a plan to guide the Town towards a path of
greater resilience in the face of climate change.
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Extreme heat
During the summer months, days over 30°C will occur
more frequently.
Short duration high intensity rainfall
(often known as cloud bursts or atmospheric rivers)
Based on intensity, duration, frequency (IDF) curve
projections, extreme storm events ore expected to
become more frequent and severe.
Heavy snowfall
Projections indicate an increase in precipitation in the
winter with less precipitation falling as snow and more
as rain. However, heavy snowfalls are still expected to
occur when the increased precipitation occurs when
tem peratures ore below zero.
severe storms (hail and tornadoes)
Destructive storm events will become more common as
the available energy and increased temperatures create
favorable conditions for hail and tornados.
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High 1IRiver
Town Themes
In order to connect this work to the Town Pion, impacts from climate
hazards were considered through the lens of the Town themes.
The Town themes include the following:
Small-town feel
Interconnected community
Vibrant porks, trails, and
Environmental stewardship
recreation
Infrastructure and level
Health and well-being
of service
Strong economy
Using this lens helped identify impacts and adaptation actions that are
connected ta maintaining the Town·s vision and values.
Impact statements were generated through community engagement and
Task Force meetings and considered each combination of climate hazard
and Town theme. An impact statement includes the climate hazard (e g.,
extreme heat) and the effect it may have (e.g., health impacts.),
..
Low
Medium
High II Very High
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14
2
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Drought
Extreme
High
Heavy
Severe
Wildtire
Heat
Water
Snowfall
Storms
Events
Vulnerability and Risk Assessment
Short
Duration
High
Intensity
Storms
A vulnerability and risk assessment were conducted on the impact
statements, with the goal of understanding the priority risks to the
community. The results indicate that the climate hazards that pose
the greatest risk to High River ore high water events, drought, wildfire
and extreme heat. These 4 hazards were prioritized for identifying
adaptation strategies.
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'Computeri:ed IDF cc TOol 101 Lhe Development ol lmcns1ty- Dura 11on-l'requency Curves under a Chang1p.rig~~[t~~rf3~~0pfJn I 162
Foundational Measures
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Communicate to the community that the siren system is
used for various emergencies throughout the community to
enhance public safety.
Develop trust-building initiatives to improve the
ri,/ailarwhip be\ween residents and RCMP, fire department,
and bylaw services.
Support vulnerable populations by providing them with
regular information about climate hazards throughout
the community.
Include Town owned natural assets (e g, trees, wetlands)
in the Town's ongoing asset management work to reduce
potential damage during a climate event
Prooctively account for the homeless populations when
identifying evacuation shelter needs and capacities..
Ensure outdoor assets (e.g., playground equipment) are
well designed to be able to withstand the impacts of mild to
moderate climate events
continue offering emergency preparedness materials
(e,g, tloining. and information sessions) to support
community members.
Distribute current mapping of common homeless
population camps with all emergency responders to support
evacuation and outreach.
Drought
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Update the Town's water conservation program to minimize
'8/ the load on the water supply during drought conditions.
~
Require developers to address native drought tolerant
'8/ landscaping In Area Structure Plan's (ASP's) and
Developer Permits,
~
Initiate conversations wlth Foothills County obOut cost
'& shoring lnltlolhles to support farmers s~ng support
services (&.g. FCSS, food bonks) ln Hlgh River
Reviaw and update the Towns ulban foreast bylOW$ ond
{§) stonacrds through the lens of creating more shoda to
reduce heat island effects.
,8\ Identify places where community members can gather and
'8/ socialize that ore less dependent on the availability of water.
/8\ Assess water utility financial plan to account for decreased
\Bl water utility revenues during times of prolonged drought.
fR1 consider alternate landscaping options to reduce
~
irrigation demands.
(M\ Consult the community about expanding the tree removal
\8/ bylaw to account for trees on private property.
IA\_ Lobby Alberta Parks and Environment to update water
'8/ reuse legislation.
'"' Implement water conservation and rainwater
~
catchment programs.
Conduct a source water assessment and water system
ta\ copocity o,;sessment to understand the vulnerability to
'8/ drought and develop proactive measures (e.g., additional
water supply),
Communications
Emergency
Management
FCSS
Parks
Emergency
Management
Parks
Communications
Emergency
Management
Utilities
Planning
SLT
Porks
Parks
Finance
Parks
Planning
SLT
Utilities
Engineering
Foundational Measures
tia\ Develop o plan to make free access to Town owned
'8/ recreacional facilities and recreation amenities.
ftiia\ Investigate water utility rate structures as it relates to
\Bl climate hazards.
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Refine evacuation plans, Including clarity about secondary
evacuation routes for each nelghbourhood.
Develop publfc education materials with our partners to
Increase knowledge regarding signs of climate change
mental heollh impacts.
Proactively meet with the Province and Federal
governments to understand their ability to provide financial
supports (e.g., grants/funding programs) to implement
proactive resilience measures to climate hazards.
Create p1.1bllc Inf or motion materlals to inform residents
ond businesses about the anticipated impacts of
ell mote ha?ards.
Work with local wildlife partners to conduct regular
biodiversity monitoring.
Conduct a public lands condltion assessment and develop
measures ta addres.s cllmot& change impact risks ( e.g.,
droughl extreme heOt. wildfire).
Introduce nature-based solutions to address the impacts at
the climate hazards.
High Water Events
@ Continue identifying funding opportunities to support the
construction af flood mitigation infrastructure.
complet& regular evaluotlons at our evacuation plan to
@ better understand the barrlers ond to odopt to changes
within the community relating to evocuolians.
~
Enforce appropriate bylaws for protected areas on private
'8/ Town lands (e.g., pruning shrubs, mowing lawns etc.).
~
Integrate all flood mitigation infrastructure into the Towns
'8J asset management work.
~
Provide basic communication rrolnlng to all employees
'8/ about haw best ta speak with concerned resldents about
high wote, events using o trauma-Informed approach.
Identify third- party resources (e.g. Fomlly & Community
(§} Supf)Qn services) to help residents address their tear/
anxiety/ PTSO surrounding high water events.
/8\ Continue to assess the need and construct flood
\Bl mltigotTon measures to protect residents and Town assets.
rr3\ Advocate. for partnerships with upstream river users
1.8,1 (mining , forestry, tocemy moncgement. etc.) ca
understand water quality rls~s if high water e\fents occur.
Investigate potable water troller thee is owned ond
® operated by the Town lor water moln breaks/ repairs and
far water occesslbillty !or vtJlneroble populations.
Develop planting practices for the natural and urban
@ envlronmenrs to integrate plant materials that can
withstand overland high water events.
SLT
Utilities
Emergency
Management
Communications
SLT
Communications
SLT
Parks
Parks
Finance
Emergency
Management
Parks
Asset
Management
FCSS
FCSS
SLT
SLT
Emergency
Management
Porks
Foundational Measures
IA\ Investigate options to implement more pervious surfaces
~
throughout the community.
~
Develop financial plans that reflect the effort to maintain
~
Town assets impacted by climate change.
Identify, establish, and maintain an ongoing energy
/Ml efficiency retrofit program to update town buildings and
~
their heating, ventilation, and air conditioning.
Extreme Heat
/fm\ Develop a plan to make free access to Town owned
\Bl recreational facilities and recreation amenities.-
Research how other municipalities hove integrated
l'lia\ coaling design principles into buildings that house
'8/ vulnerable populations,
Identify, establish, and maintain an ongoing energy
/R\ efficiency retrofit program to update town buildings and
\.8' their heating, ventilation, and air conditioning,"'
Parks
Finance
Facilities
SLT
Facilities
Facilities
(pi,\ Short-term
\8J (2025-2026)
l'U\ Medium-term
18) (2026 - 2027)
/A\ Long-term
~
(2027 - 2030)
Wildfire
@
@
@
®
®
I
@)
©)
@
@
@
seek partners to assist in air quality monitoring to
address the impacts from wildfire smoke and to supporl
communicating to residents when to limit outdoor activity.
Communicate the risk of smoking in parks to help prevent
human caused wildfire events.
Determine the feasibility of a naturalized slope stabilization
program as an immediate response to implement post-
wildfire incidents.
Research comparable communities to identify ways to
proactively protect our parks and trail system.
Complete mapping to identify slopes and erodible areas
that may be ol risk of failure in the event of a major wildfire
ond tree loss.
Distribute masks at Town buildings and community nodes,
to reduce the health impacts of smoke on residents.
Finalize and implement the Towns FireSmart Plan.
Research and develop o wildfire recovery and secondary
hazard impact approach,
Develop air quality guidelines to close parks and outdoor
recreation facilities to protect residents from wildfire smoke
Adopt FireSmart landscaping practices in outdoor spaces.
Develop guidelines to manage wildfire fuel within high-use
parks and natural green spaces,
Investigate options to prevent wildfire spread through our
parks and trail system.
Develop pollcles that support the creation, use, and
maintenance of fire breaks oround the perimeter of
the community.
SLT
Bylaw
Emergency
Management
Emergency
Management
Emergency
Management
Emergency
Management
Emergency Mon.
Emergency
Management
Emergency
Management
Parks
Emergency
Management
Emergency
Management
Emergency
Management
High River Town Plan I 163
Appendix VII: Active Transportation Plan -
Executive Summary
High River Town Plan I 164
The Town of High River (the Town) has developed an active transportation plan (ATP) to
guide the development and implementation of future walking and cycling facilities. This plan
prioritizes a list of projects to help promote active transportation infrastructure and provide
the community with more options to commute and recreate through human-powered
modes of transport. The ATP was developed over a 12-month period starting in October 2022.
The Plan is based on Canadian best practices, local expertise, and public input.
The project included three rounds of engagement with both in-person and online options
available. These opportunities included:
-
In-person Open House: Sharing information about the ATP and getting input on the
existing issues and opportunities of the active transportation network.
-
Online Survey #1: Collecting feedback on the ATP's Vision Statement and
corresponding Guiding Principles and Goals, the proposed active transportation
network map, and preferred short-term priority projects.
-
Online Survey #2: Collecting feedback on the draft ATP to ensure it accurately reflects
the collective vision of the community before the Plan is finalized.
The existing active transportation network consists of sidewalks, multi-use paths (known as
Happy Trails) and unpaved walking paths. The town has a total of 76.6 km of sidewalks and
30.0 km of Happy Trails. The town does not have any on-street bicycle facilities, with cyclists
required to share the road with motor vehicles where Happy Trails are unavailable. High River
has a relatively connected network of sidewalks throughout most of town. However, several
gaps exist, with some neighbourhoods lacking sidewalks on one or both sides of the streets
as well as sections of higher-volume roadways with discontinuous sidewalks on one or both
sides of the street. Further, there are limited pathways in the central business district and
residential neighborhoods in the southeast and southwest.
In addition to the existing physical conditions of the active transportation network in High
River, existing planning documents and guidelines were reviewed to gain a full understanding
of the Town's values, priorities, as well as previous and ongoing work related to active
transportation.
- ~,·,:, __
H igh II Riv r
~
High River Active Transportation Plan
High River Town Plan I 165
Key issues and opportunities for active transportation in High River were identified through
the community engagement process and are summarized below.
Issues
-
There are gaps in the Happy Trails and sidewalk network that do not allow continuous
circular routes.
-
There is a lack of maintenance of walking, rolling, and bicycle infrastructure, especially
during winter months.
-
The Highwood River creates a barrier separating the northwest community from the
downtown/town center in the southwest and southeast.
Opportunities
-
The wide roadways allow for easy implementation of on-street bicycle infrastructure.
-
The extensive existing network of Happy Trails across the town makes it easy to
connect to new developments and fill gaps in the network.
-
The extensive existing sidewalk network provides the opportunity to easily fill missing
links in the network.
-
The former CP rail corridor along Centre St s gives the opportunity to add a direct
north-south connection through the center of town.
-
The Town's snow and ice control policy is well developed and can be enhanced to
better maintain the sidewalks, pathways and other AT infrastructure during winter
months.
The Vision Statement describes the Town's aspirations for the future of its ATP.
High River's active transportation network is built upon the Town's foundation of a "people
first" community and connects people to neighborhoods, businesses, and nature. It supports
the Town's road network by promoting universal access to the community with alternate
modes of transportation like walking and bicycling, reducing reliance on vehicles. It provides
direct connections for commuters and a multitude of continuous routes for recreational
users during any time of the year. It is accessible to everyone, regardless of ability, age, or
income.
The Vision is supported by a set of Guiding Principles and Goals to evaluate and determine
priorities for AT projects and make the Vision a reality.
High River Active 1r anspmtat1on Plan
High River Town Plan I 166
Guiding Principles
-
Ensure livability and pedestrian safety by expanding and improving connections
within the active transportation network.
-
Ensure "people first" is our key Guiding Principle to provide a barrier-free active
transportation network that provides a convenient and reliable transportation option
for everyone for all seasons regardless of age, ability, and income.
-
Promote a culture for active transportation within High River through education and
support.
-
Promote a shift to active transportation to encourage a healthy lifestyle while
reducing our impact on climate change at a local level.
-
Improve access to the community's natural, recreational, and tourism amenities so
that the network not only provides direct routes for commuters but also supports
visitors and more casual uses.
-
Make strategic investments by considering active transportation in all infrastructure
projects.
The proposed network was developed through a review of Town documents to identify
previously planned network connections and to provide connections to key destinations that
typically generate trips made by active modes. It was further refined through discussions with
town staff, and through community input provided during public engagement. The final
proposed active transportation network consists of 94 projects that will expand and enhance
the existing network. The proposed active transportation network map is illustrated in Figure
ES-1. The long-term proposed network will not be realized until sometime into the future,
potentially well beyond the lifespan of this ATP. Importantly though, the long-term network
provides a "roadmap" for how incremental network improvements may be made in a
coordinated manner, working toward the longer-term vision.
High River Active Transportation Plan
High River Town Plan I 167
A high-level evaluation of the 94 proposed network projects was conducted to assist the
Town with understanding the priority areas for implementation. Each project was rated based
on several criteria including the ATP's Guiding Principles (People First, Connections, and
culture) and three feasibility criteria: acceptability, ease of implementation/ constructability
/ level of risk. The scores from each project helped to sort them into prioritization categories:
high priority projects (to be implemented prior to 2029), medium-priority projects (to be
implemented between 2029-2039), and low priority projects (to be implemented after 2039).
Additionally, one of the projects highlighted includes the Northwest Pedestrian Bridge. While
the Town appreciates that this is a priority for the community, it comes with significant cost
and will largely depend on external funding and approvals. As such, it is shown as a separate
high-priority category.
A list of 41 policy and program actions to support the development of the active
transportation network was established. These actions were categorized based on the ATP
Guiding Principle they support most. Carrying out these actions will streamline the
development of the network and help to encourage more users of the active transportation
network. These actions are detailed in Section 4.3 and summarized in Appendix D.
THE TOWN OF HIGH RIVER WOULD LIKE TO THANK ALL COMMUNITY MEMBERS FOR THE
VALUABLE INPUT PROVIDED DURING THE ATP PLANNING PROCESS.
High River Active Transportation Plan
High River Town Plan I 168
fn
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URBAN
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400
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Scale:
Legend
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-
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-
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Roads
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SYSTEMS
(When plotted at
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* 4UmoAOl.l/~lf\Y - Greenspaces
-
Central Business Distrkt
Proposed Active Transportation
Project#: 2933001207
Coordinate System:
·-
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(2J Neighbourhood Centre District ~ Crosswalk - New/ Improvement
Active Transportation Plan
Author.
SDF
NAO 7983 3TM 774
-
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Checked:
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Data Sources:
-
hl~llcoum
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-
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Proposed Active
Status:
Review
Data provided by the Town of High River
I
Camal-t~
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Playgrc:nmd
Existing Active Transportation
- -
Bike Lane
Transportation Network
Revision:
A
Qt
HO~,ul.,J
~ Wildlife Preserve
Crosswalk
--- Sldewalk
Date:
2023 I 9 /79
Notes:
+
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9 Rodeo Cirounds
-
Sid~alk
Happy Trails
- Town does not maintain river accesses - use at own risk
Happy Trail Connlictlon (outside of Town boundary)
FIGURE ES-1 -
High River Town Plan I 169
Appendix VIII: Foundation Report
High River Town Plan I 170
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Table of Contents
Background ........................................................................................................................................................................................................................................ 4
Purpose ............................................................................................................................................................................................................................................... 5
Drivers of Change .............................................................................................................................................................................................................................. 6
Population Growth .......................................................................................................................................................................................................................... 12
Demographic Profile ....................................................................................................................................................................................................................... 12
Housing Profile ................................................................................................................................................................................................................................ 17
Labour Force and Employment ..................................................................................................................................................................................................... 24
Growth and Development ............................................................................................................................................................................................................. 28
Potential Growth Options .............................................................................................................................................................................................................. 34
Maps
Map 1- BS: Growth Priority Areas
Map 2- BG: Developable Land
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~ ·.~
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High f ,I River
~
High River Town Plan I 173
1. Background
It has been 13 years since the Town of High River updated the Town Plan (officially referred to as a Municipal Development Plan or MDP)
and much has changed in that time. Many of these changes either directly, or indirectly have an impact on the effectiveness of the Town
Plan.
Report Structure
This report is organized into five chapters. Each chapter provides a summary of the data collected for High River, Foothills County, the
province (Alberta), or both. At the end of each chapter, a summary is provided regarding the data and potential implications and directions
concerning the Town Plan Implications. The five sections include:
o
,ection
Purpose of Report- includes a summary of consultation and drivers of change.
o
'iect1on
Demographic Profile - past and current (2016) population, age, and household characteristic data.
o
1ecnon
Housing Profile - past and current data on dwellings, housing types and tenure, and age of housing stock.
o
Secuo-1
Labour Force and Employment - past and current data on employment rates and employment by industry.
o
3ecuon
Growth and Development Snapshot - past and current data on housing within the Town of High River.
o
.Section
Potential Growth Options - high-level potential growth options for the Town of High River.
Data
To better understand the data presented in this report, the following background information and considerations regarding the
data are provided.
Census Year - The Census is conducted every five years by Statistics Canada in years ending in "1" and "6" (i.e., 2016, 2021).
Data compilation takes time to complete, and data is released by topic areas for the year following the Census.
CensLs Data - Two forms were used in the 2016 and 2021 Census, a "short-form", A sample of 25% of Canadian households received a long-
form questionnaire, and 75% the short-form. Short-form questions included, date of birth, sex, relationship of household members, and
languages spoken. In addition to the questions on the short form, the long form included questions regarding housing and labour force
activity.
High River Town Plan I 174
2. Purpose
This report is a background document that provides an information baseline of demographic, socio-economic, and housing data. The report
will inform the Town Plan process moving forward including providing historical context and important background information that will
assist in the development of Town Plan policies.
The Town Plan is a comprehensive long-term plan for future growth, development, and change within the community. The Town Plan must
include policies and maps in accordance with the provisions of the Municipal Government Act. Section 632(3) of the Municipal Government
Act indicates the following:
A Municipal Development Plan must address:
i.
The future land use within the municipality,
ii. The manner of and proposals for future development in the municipality,
m. The coordination of land use, future growth patterns, and other infrastructure with adjacent municipalities if there is no
intermunicipal development plan concerning those matters in those municipalities,
iv. The provision of the required transportation systems either generally or specifically within the municipality and about the adjacent
municipalities, and
v . The provision of municipal services and facilities either generally or specifically.
A Municipal Development Plan may address:
i.
Proposals for the financing and programming of municipal infrastructure,
ii. The co-ordination of municipal programs relating to the physical, social, and economic development of the municipality,
iii. Environmental matters within the municipality,
iv. The economic development of the municipality, and
v. Policies respecting the provision of conservation reserves following later sections of the Municipal Government Act.
Additionally, Municipal Development Plan must contain:
o
Must contain policies respecting the provision of municipal, school,
or municipal and school reserves, including but not limited to the need for,
amount of and allocation of those reserves and the identification of school
requirements in consultation with affected school boards,
o
Must contain policies respecting the protection of agricultural operations, and
Municipal Development Plan may also contain:
o
Statements regarding the municipality's development constraints, including the results of any development studies and impact
analysis, and goals, objectives, targets, planning policies, and corporate strategies; and
High River Town Plan I 175
o
Policies respecting the provision of conservation reserve in accordance with Section 664.2(1)(a) to (d).
Prior to developing these policies and maps, it is important to determine and understand the historical context for growth in a community
and its current and potential growth including any changes to the demographic profile, housing, and labour force, while also looking at
drivers of change within the community since the current Town Plan was adopted.
2.1 Summary of Public Consultation (once the consultation process has been completed, this section will be reviewed and adjusted)
The Town's Community Engagement Policies are centered on the principles of clear intention and proactive communication, collaboration,
inclusive participation, innovative and continuous improvement, and open evaluation of feedback.
The project team's engagement approach implemented the abovementioned policy and included a broad range of tools and techniques to
foster meaningful conversation with the members of our community, that captures the entire community's vision and goals. Therefore, the
project team provided strategically focused engagement opportunities consistent with the Town's Community Engagement Policies and the
project's Engagement Plan.
To collect comprehensive and meaningful community feedback, the following tactics were used:
o
Community idea boards,
o
Staff engagement workshops,
o
Stakeholder workshops,
o
Pop-up dialogue booths,
o
Formal open houses
o
Photo contest,
o
Youth engagement sessions, and
o
Seniors' engagement sessions at seniors' housings.
In addition, a special project website and a webpage were established to assist in reaching a wider range of people. The project website and
webpage serve as a hub for all updates and information on the project. The website included a unique crowdsource map that allowed
respondents the opportunity to add icons and comments to specific locations in High River, providing for an interactive engagement
experience and helping to portray feedback received.
Project Kick-Off Meeting
The project's kicked-off meeting was held in April 2021, led by the established project's Task Force, whose mandate was to help ensure that
a community-driven process is undertaken for the duration of the project. Further, the Task Force's integral involvement was intended to
guide public engagement methods and assist the Project Team in creating a document that can be used by the entire community to reach
shared goals and objectives.
The project team has involved the community in five different phases of the engagement process. These stages include:
High River Town Plan I 176
o
Phase 1: Pre-consultation Process
o
Phase 2: Identification of Key Themes
o
Phase 3: Preparation of Draft Policy Framework and Confirmation of Direction
o
Phase 4: Preparation of Draft Plan
o
Phase 5: Council Review and Approval Process
Phase 1: Pre-consultation Process.
The goal of Phase 1 engagement was to introduce and inform internal and external stakeholders regarding the project and raise awareness
about future engagement opportunities. Audiences were educated on what the Town Plan is and which topics the Town is seeking input on
so that all audiences can understand the purpose of engagement and the impact their input may have on the final policy framework.
During this phase, engagement, handouts, and comment cards were distributed across the community and collected initial feedback from
the public and stakeholders that contributed towards shaping Phase 2 of the project.
The groups that participated in the various engagement events included the Task Force, Town staff, the public at the Library, the Highwood
Museum, the Recreation Centre, schools, seniors' housing complexes, open spaces and trails, stores, coffee shops, and restaurants.
Phase Two: Identification of Key Themes
During this Phase of the engagement, the activities focused on gathering input on the following 4 topic areas: 1. Parks, Open Space,
Recreation and Environment 2. Business and Services 3. Growth 4. Opportunities and Constraints.
Following the completion of Phase 2 engagement events, the project team reviewed the feedback received and noted the following key
emerging themes.
The community expressed strong support for:
o
Maintaining the 'small town feel'.
o
Mixed-use development, especially in existing areas.
o
Protection of natural areas, parks, and green spaces is necessary.
o
Additional sidewalk connections to improve safety and increase mobility.
o
Policy to make it difficult for undesirable developments to be constructed.
o
Enforcement of the Good Neighbour Bylaw.
o
Maintaining balanced and slow growth and development that should never interfere with the character of the community.
There was also a desire for:
o
An effective local and affordable transit system in the community.
o
Increasing the retail and commercial opportunities in the community.
o
Expansion of the leisure trail network (increased connectivity of green spaces & other destinations) would make them more usable.
o
More recreational opportunities in the community including skate parks, pickleball courts, basketball courts and soccer fields, etc.
High River Town Plan I 177
Engagement Participation
Phase 1 and 2 public engagement was fulsome and included several opportunities for members of the community, stakeholder groups, and
Town Staff to provide their feedback on the future of vision for High River. Public Engagement Key Numbers have been included below.
Number of Attendees During Phase 1 & 2
Events
Number of
Number of
Number of Participants in
Events
Participants in
Phase-2
Phase-1
Engagement Events
43
494
619
Media Reach DurlQg Phase 1 & 2
Media Method
Number of People Engaged
*Percentage of Town's
Population Engaged
Website Visits
1,939
13.5%
Social Media Reach
9,866
69%
Email Read Receipts
1,319
9.2%
* this is assuming that all these people are residents of High River
Phase 3: Confirmation of Vision, Guiding Principle, and Goals Identified & Objectives,
As the project progressed to Phase 3, the project team reviewed the received community feedback from Phase 2 and identified the following
themes for the new Town Plan.
1. Growth and Infrastructure
2. Parks and Recreation
3. Community Amenities and Services
4. Community and Economic Growth
5. Environment
Over the summer of 2022, the Task Force reviewed the 5 themes that emerged from Phase 2 and met with numerous external stakeholders
and groups across the community. From the input, they developed the key objectives of the new Town Plan including a Vision statement,
Guiding Principle, six (6) Goals, and a few objectives to support each goal.
During the fall of 2022, the project team shared this summary with the public and targeted stakeholders at several events to review and
provide comments on the draft vision, guiding principles, goals, and objectives.
High River Town Plan I 178
Engagement Participation
There was a total of twelve (12) events, held during this Phase, and engaged various residents and stakeholders in the community. The
events were broken down into the following categories:
o
Open House
o
Pop-up Events
o
School Events
o
Seniors Housing Events
o
Targeted Stakeholder Events
The events ensured that various demographics in the Town were engaged and that there was easy access to these events. Social media and
other forms of advertisement were used to increase awareness and provide easy accessibility for on line engagement.
Approximately 400 participants were engaged and a total of 93 surveys and 44 coloring contest surveys were submitted.
Phase 4: Preparation and Presentation of the Draft Policy Framework and Draft Town Plan
The engagement sessions held during Phase 3, were successful and the responses from the community allowed the project team to gather
considerable input and valuable information. The feedback received from Phase 3 of engagement has been analyzed and incorporated into
the draft Plan accordingly, to ensure that the new Town Plan reflects High River residents' vision for the next 20 years.
As the project moved into this Phase, the Town hosted one last public open house and presented the draft policy framework and draft plan
to the public. Participants had the opportunity to review and provide their final comments and feedback on the proposed policy framework
and draft plan.
Overall, there was general support for the new policy direction and draft Town Plan that has been pursued. Most of the participants seemed
comfortable with the proposed Vision, Guiding Principles, Goals, and Objectives, and the Town Plan in its entirety.
Phase 5: Review and Approval Process
During this phase of the project, the project team reviewed and analyzed the feedback it had received during the previous phase, adjusted,
and finalized the draft policy framework and draft Town Plan. The project team ensured that the draft Town Plan conforms to the
requirements of the Municipal Government Act, the South Saskatchewan Regional Plan, and the Calgary Metropolitan Region Growth Plan.
The project team then moved forward with the final review and approval process, and circulated the draft Plan to Foothills County for review
and comments, and to CMRB for review and approval.
High River Town Plan I 179
Consultation Implications
The response rate from the community to most of the meetings was high. The participation was beyond the expected turnout. The
engagement activities completed within the five Phases of the project were successful and allowed the project team to gather considerable
input from the public and various stakeholders.
Most of the verbal comments received were similar to the comments recorded on the surveys. There were concerns mentioned and recorded
regarding stench from the feedlot and potential growth restrictions. These concerns, for the most part, were single comments from
individuals and were not reflected by most of the participants. The Town recognizes these concerns but remains mindful of the fact that the
feedlot development is located within Foothills County's jurisdiction and authority. Therefore, the Town will continue to work and collaborate
with the County and Alberta Environment to reach a reasonable solution.
The comments received were generally favorable and supportive of the new Town Plan, its process, and the new policy direction. Participants
gave the draft Town Plan a high rating and many of them were excited and supportive of the new policy direction for supporting sustainable
development in High River, by focusing on accommodating 75% of future growth within existing communities and 25% of future growth
within greenfield areas during the lifetime of this Plan.
3. Drivers of Change
Since January 2009, a significant change has occurred in High River, Canada, and the world. The drivers listed in this section are some of
the most important considerations High River faces today and will continue to face in the future. They are wide-ranging in nature and affect
all aspects of how the Town will grow and change over time.
3.12013 High River Water Event
In June 2013, 59% of High River land was affected by the 2013 High Water Event. In addition, approximately 70% of the buildings were
damaged and 13,000 people were evacuated. This resulted in large damage to houses, and public infrastructure, and social disruption.
Since 2013, a significant amount of flood protection infrastructure has been constructed throughout the Town. The new Town Plan needs to
be updated to include the constructed flood infrastructure and integrate how growth is managed in proximity to the new infrastructure.
3.2Downtown Area Redevelopment Plan
The Town of High River adopted the Downtown Area Redevelopment Plan
in 2016. The ARP was prepared to achieve the goal of High River's 2009
Town Plan (official Municipal Development Plan). The Downtown ARP
is a roadmap for future growth over the next 30 years. It includes short-,
medium-- and long-term investment plans and policies that will help
development stakeholders and residents to collectively build a vibrant and
High River Town Plan I 180
3.3 Land Use Bylaw
resilient downtown. The new Town Plan will consider the Downtown ARP
and ensure that the plans and policies are reflected in the document.
The Downtown Area Redevelopment Plan received a national award in
2017 - Canadian Institute of Planners Award for Planning Excellence Merit
in Rural/Small Town Planning. The existing Downtown Area Redevelopment
has many relevant policies that have yet to be implemented and therefore,
have been appended to this Plan for further review and implementation.
In April 2017, Town Council approved the award-winning Land Use Bylaw, Bylaw 4510/2017. The Land Use Bylaw is a form-based code
approach to land use planning, based on the transect model, and represents a significant departure from traditional land use bylaws. The
Bylaw integrated the Town's progressive Smart Growth principles to promote urban design and a more walkable environment, it also
provided new districts (zones) for the town based on a mixed-use philosophy. Once the Town Plan review and approval process has been
completed, a minor review will be required to ensure alignment of the Bylaw with the new policy direction.
The Transect model provides a visual concept that describes how the scale of built environments can vary from place to place. It is divided
into zones based on the intensity of the built environment and physical and social interaction.
Transect Model
URD Ulllll,NIISEINEOISllllCT
3.4 Open Space Master Plan
This plan focuses on the development and renovation of parks and open spaces and that aligns with the values of High River's community.
The planning approach integrated in the plan integrates three key environmental components parks, open space, and trails. The first two
components include the Ecological Open Space and the Wildlife management plan which embraces the protection of natural areas and
High River Town Plan J 181
wildlife in the riparian zone of Highwood and Little Bow rivers. The third component lspitzee Floodway Management Plan focuses on flood
mitigation and recreational opportunities in the Highwood River Corridor.
In 2021, the Town completed its Parks, Trails, and Open Space Master Plan, which is a living document and is intended to provide a ten-
year master plan that thoughtfully considers how the Town can manage and improve the green spaces across the community. The Master
Plan includes several recommendations that summarize proposed projects and what should be done to complete a task, project, initiative,
or strategy.
The Action Plan, attached to this Plan includes a specific group of projects, implementation timeframe, and sponsor together with high-level
costing.
3.5CP Land
The Town's Public Realm Improvement Study on the Former Railway Lands (CP Lands) was prepared in 2017 for the redevelopment of the
underutilized CP Lands corridor into a vibrant and interconnected open green space. The plan facilitates the ongoing transformation of High
River's downtown into an inclusive pedestrian-oriented development that is attractive and memorable for visitors.
Figure 1-CP Land Design Concept
r ~, ...... ~
.... -:--...
High River Town Plan I 182
It includes short-, medium-- and long-term strategies focusing on the development of a green corridor that connects different parts of the
town, provides space for public enjoyment, and fosters economic growth. Most Town-owned CP lands fall under brownfield sites. 7.38 acres
out of 7.95 acres of Town-owned brownfield sites make up the former CP Railway lands downtown.
The Plan includes a Concept Design for the downtown portion of the corridor with a vision translated into design strategies for program and
development, pedestrian and cyclist circulation, vehicular circulation, and utilities and easements. The proposed Design Concept has been
appended to this Plan and shall be used as a reference for all future developments within the CP Lands corridor.
3.6 Annexation
The former Town Plan contained a policy (2.15.1.5) which required that the Town, in conjunction with Foothills County and landowners,
prepare a strategy for annexing lands to the town to accommodate future growth. Accordingly, on January 1, 2012, 716 ha (1,769 acres) of
land was annexed to the Town, of which 575 ha (1,422 acres) were deemed potentially developable. In addition, on January 1, 2021, the
Town- annexed 101.2 ha (252 acres) of land to the Town. These annexed lands are considered sufficient to provide the Town with the
required land for supporting growth over the next 30 years or so.
3.7 Calgary Metropolitan Region Growth Board (CMRB)
In 2018 the Calgary Metropolitan Growth Board (CMRB) was established
in accordance with section 708.02(1.1) of the Municipal Government Act.
The CMRB is a not-for-profit government corporation made up of elected
officials from the Calgary Metropolitan Region's 8 member municipalities, including
the Town of High River.
The role of CMRB is to support the long-term social, environmental, and economic
wellbeing of the Calgary Metropolitan Region. On August 15, 2022, the Government
of Alberta approved the CMRB's Growth Plan, a new strategy for sustainable growth
for the Calgary Metropolitan Region. The Growth and Servicing Plans set a new path
forward to manage growth in the Calgary Metropolitan Region differently than we
have in the past
o
Supporting compact and contiguous growth with a focus on transit-oriented
development at the regional scale;
o
Reinforcing the role of core urban areas as economic, cultural, and social centres;
o
Making efficient and cost-effective use of existing and planned infrastructure;
o
Recognizing the Calgary Metropolitan Region is water-constrained, and that
growth must be managed accordingly; and,
o
Supporting growth in rural municipalities, while also conserving agricultural
land and resources.
Figure 2: CMRB Regional Area
.--
.. ,,~
-::7
-~'·
--~
---
--
RodJVllt'WC' 8
~
.... .,
,UO<braae
~
Q
.--
~100.·- LJ ,---
0
-
.~
,--
\,
Calpry Mem,politan Rtgioa
.......
~-"-~
'-:!:.,,, ~ ---
...
--~
·~=-==- ~
0
High River Town Plan I 183
The new Town Plan will be drafted to ensure alignment with the Growth Plan while ensuring the community maintains the ability to grow in a
resilient nature.
3.8 Truth and Reconciliation
The Truth and Reconciliation Commission of Canada examined the
traumatic impact of residential schools on generations of Indigenous
families and explored ways for Canadians to support the healing process.
As part of its mandate, the Truth and Reconciliation Commission of
Canada identified actions that municipalities may take to further the
work of reconciliation. Reconciliation refers to the efforts we take
to increase understanding and restore balanced relationships among
Indigenous and non-Indigenous people. At the municipal level, by
providing a connection between people, land, and government. As
part of High River's reconciliation journey, planning policies and
processes can help support healing.
3.9 Climate Change
It's likely that dynamic climate conditions will have a significant effect
on High River within a short period. Research indicates that the
annual number of +30 degrees Celsius days in the High River region
could be more than double, from 7 .6 days (1976-2005) to 19.5 days
(2021-2050) *. This translates to warmer summers and water becomes
increasingly scarce.
Increased temperatures will result in impacts on agriculture, soil
conditions, and the duration of time people can spend outdoors.
Municipalities and their residents will likely need to adapt, by
conserving water, adopting renewable energy resources, constructing
energy-efficient buildings and infrastructure, and embracing low impact.
development practices and reducing reliance on private vehicles.
In 2023, the Town has completed a "Climate Change Adaptation Action
Plan, which provides strategic prioritization and implementation of actions
that could address our highest risks.
*Source: Prairie Climate Centre, University of Winnipeg, 2019.
3.10 Emerging Technologies
Technological advancements can produce long-term benefits but can
cause short-term challenges for communities and their residents.
While it is difficult to predict sudden changes, technological or
otherwise, municipalities should strive to stay diversified, resilient,
and adaptable.
Over time, autonomous vehicles are expected to fundamentally
change how people move around, reducing the need for private
vehicles and transforming public transit. The emergence of
autonomous vehicles is advancing quickly, potentially requiring
changes to roadway designs and traffic laws.
Additionally, robotics and artificial intelligence will change how we
work in the future. More workers will need to learn new skills, so the
provision of education and training facilities is an important
consideration in how the community grows.
3.11COVID -19
In 2019, the COVID-19 global pandemic began resulting in
a significant shift in the way people work and live their lives.
As a result, considerations in how we live, work, and grow post
COVID-19 needs to be contemplated. Policies in this Plan will be
developed to ensure it reflects the 'new normal' of the community.
3.12 Active Transportation Plan (ATP)
The ATP provides a course of action that reflects the community's
priorities and available resources. It presents a framework for a
comprehensive, safe, and efficient multi-modal transportation system
that meets both the present and future needs of residents,
businesses, and visitors. The recommendations outlined in the ATP
focus on the Happy Trails network in High River, as well as sidewalks
and potential on-street bicycle facilities. It also provides
recommendations for making the Town more comfortable for people
walking and rolling.
High River Town Plan I 185
4. Demographic Profile
4.1 Population Growth
Table 1-Historical Population Growth
Historical population information for High River, Foothills County, and Alberta
are provided in Table 2 with the percentage change between 2016 and 2021.
As indicated in the tables below, over the last 20 years period
(2001-2021), High River's population has experienced steady growth.
High River, Foothills County, and Alberta have been growing at a moderate rate.
The historical population for High River between 2001 and 2021 is provided in
Figure 1 and High River's population has increased from 9,345 to 14,324, a 36%
increase "over time".
Year
1996
2001
2006
2011
2016
2021
Pqpulation
7,359
9,345
10,716
12,920
13,420
14,324
Table 2: Histori~ I Pop~lation 2013-2021
Figure 3- High River's Historical Population 2001-2021
-
-
--
Lacatlon
2016
2021
%Change
16,000
13, 594
14,324
5.4
l
r
High River ~
14,000
--
12,920
Foothills County
22,616
23,199
2.6
12,000
10,716
Alberta
4,067,175
4,262,6
4.8
35
10,000
9,345
-
8,000
6,000
4,000
2,000
0
2001
2003
2005
2007
2009
2011
2013
Source: Statist ics Canada, Census Data 2001-2021
2015
14,324
13,420
2017
2019
2021
High River Town Plan I 186
4.2 CMRB Population Growth Projection for High River
Based on the Calgary Metropolitan Region Board's Population Projection of 2018, as depicted in (table 4) and the chart below, our
community is expected to maintain that steady growth pattern throughout and beyond the lifetime of this plan. The Population Projection
illustrates an increasing population rate in a diminishing pattern but is expected to reach 26,833 people by 2042.
Table 3- CMRB HR Population Projection
Figure 4: CMRB HR Population Projection
Year
Pmjett,i'on
Ahnual Rate
af Change
2022
14,448
2.8%
2032
21,616
2.6%
2042
26,833
1.9%
2052
31,244
1.3%
2062
31,619
0.8%
37089
5 40000
-
-
-
-
-
-
-
- -)4% .!'
~
-------
/1.
::, 30000
2.8% 2.91(,
_ -
-
-
3% ~
a.
~
- --- ..
-
-
-
j
~
- ... """ ..,.'2JI - - -
0
'tJ
_ .
... .. _
C,
.!! 20 000
16 907
- - -
...... 1.7%
2% o
~
---
...... _
::>
·o
__.,,.,----.
-- ..
1.1%
§
.:.
10 000
.. - -
"" ...... 0.8%
1% <
.... .. ..
05%
........ ->
2072
36,919
0.5%
Source: CMRB Population Projection (2018)
~ ~ ~ ~ ~ ~ ~ ~ ,
~ #
~
-
Recorded Populolion -
-
Projected Population
_
Ree0<ded Mnual
.. .. Projected Annual
Grow1h Role
Growth Rate
High River's growing population requires new places for community members to live, work, gather, and socialize.
4.3 Age Characteristics
The average age of communities across canada and Alberta is increasing; High River is no exception. According to Statistics Canada
Census data, the median age of High River has increased from 42.6 in 2016 to 44.6 in 2021 (Table 2). Approximately, 25% of the
population of High River is over the age of 65 and 24% are under the age of 20. The largest proportions of residents are between 20- 44
years at 27% (Figure 2).
Table 4: Median
I
Location
2016
Age, 2016-2021
High River
=i=
42.6
Foothills County
46.8
Alberta
36.7
Source: Statistics Canada, Census Data 2016 & 2021
2021
44.8
48.4
38.4
High River Town Plan I 187
This age distribution slightly differs when compared to the Alberta age
distribution of 35% between the ages of 20-44 years (Figure 5).
Source: Statistics Canada, Census Data 2021
4.4 Household Characteristics
Household characteristics data contains information about residents living
within dwellings and includes a number of people and household incomes.
Households refer to a person or group of persons who occupy the same
dwelling and do not have a usual place of residence elsewhere.
Figure 5- Present Population by Age Group-2021
- 0-19 yt:."r:s
20-44 y~dl~
- 45-0A ye .-.H s
- 65+ ye;;,~
1ll0%
9Ql1;;,.
80'
70'
60%
50%
40°/o:i
351%
26.7%
232%
30%
20%
10%
24
o-
Hian River
Foo1h1lls Coun ty
Albe~a
4.4.1 Average Household Size
Table 6: Average Number of Persons per Household, 2016, 2021
Average household sizes (persons per household) have been decreasing
over the decades at all geographic levels. This trend is typical for aging
populations that contain households without children, or spouses.
High River household size has been averaging just above two persons
over the past ten years, and as of the 2021 Census, is 2.4 persons per
household (Table 6). This is similar to Foothills County and Alberta,
which are 2.7 and 2.6 respectively.
Location
High River
Foothills County
Alberta
261(>
202.1
2.5 +
2.4
2.7
2.7 ~
2.6
2.6
Source: Statistics Canada, Census Data 2011-2021
High River Town Plan I 188
4.4.2
Household by Household Size
Table 7: High River Total Households by Household Size-2016-2021
Further details on household size are provided by the Census
regarding the number of households relative to the number of persons
living within.
Within High River, the number of one (1) person households increased
from 1,280 in 2016 to 1,545 in 2021. As with the number of all other
household sizes. (Table 7)
4.4.3 Average Household Income
Household Size
2016
%QfHHs
--
1 person
1,265 , 24%
-
2 persons
2,195
41%
3 persons
685 t
13%
4 persons
650
12%
5 or more persons
1
500_J
9%
Total private households I 5,290
100%
-Number of persons in
13,150
n/a
private households
I
Source: Statistics Canada, Census Data 2011-2021
2021
%QfHM$
1,545
27%
2,270
39%
i
730
13%
700
I
12%
I
540
9%
5,790
100%
14,110
n/a
Household income includes salaries, wages, retirement income, and government transfers of all persons residing within a household. The
average household income in High River after-tax is $43,240 (Table 5). For context, Foothills County has an average household income
(after tax) of $70,800.
Table 8: Average Household Income (after tax), 2021
Loc:atlon
High River
Foothills County
Alberta
I I
Source: Statistics Canada, Census 2021
2021
$43,240
$70,800
$50,200
High River Town Plan I 189
4.5 Ethnic and Cultural Origin
'Ethnic origin' refers to the ethnic or
cultural origins of the person's ancestors.
An ancestor is usually considered to be
more distant than a grandparent.
For additional information on the
collection and dissemination of ethnic
origin data, refer to the Ethnic Origin
Reference Guide, Census of Population,
2021.
The data indicates that the number of all
ethnic groups is increasing in our
community, which may require a holistic
planning process to ensure the cultural
background of these communities is
reflected in the futur.e growth of our
community.
4.6 Town Plan Implications
Table 9: Ethnic and Cultural Origin for 2016 and 2021
Ethnic or
Guttural Qrigin
Cou~2016
Counts2021
North American Aboriginal Indigenous
Other North American Origin
European origins
Caribbean origins
Latin; Central and South American origins
African origins
Asian origins
Oceania origins
665
3,845
10,080
45
195
160
1,320
80
----
---+
680
6,875
-
l
14,790
I
75
1
380
200
2,265
50
Household characteristics data contains information about residents living within dwellings and includes a number of people and household
incomes. Households refer to a person or group of persons who occupy the same dwelling and do not have a usual place of residence
elsewhere.
Household characteristic data indicates household size has remained relatively unchanged with a slight decrease in the household size in
High River from 2.5 in 2016 to 2.4 in 2021. The increase in the number of one (1) person households affirms the need to provide social
and community services that prevent social isolation and continue to support a strong sense of community.
Ethnic origin information indicates that there is a diverse representation of ethnic and cultural origins in High River. Encouraging cultural
development throughout High River will increase residents' respect for different cultures, leading to greater peace and harmony among
communities while helping to attract more diverse residents. When a community is living in harmony, art can flourish, and people tend to
respect each other more. Considerations to include policies grounded in reconciliation with Indigenous Peoples is also necessary to assist
in bringing healing to community members.
High River Town Plan I 190
5. Housing Profile
5.1 Dwellings
The Census defines "dwell,ing" as meeting conditions for year-round
occupancy. There are three major dwelling groups:
1. Occupied dwellings which are occupied by usual (year-round)
residents,
2. Dwellings occupied by temporary residents, and
3. Unoccupied dwellings.
5.1.1 Dwellings and Dwelling Occupancy
Total dwellings and occupied dwelling data for High River for the
2011- 2021 Censuses are identified in Table 10. Occupancy rates
for dwellings are derived between total dwellings and occupied
dwellings. The total number of dwellings have occupancy rates
has increased over the past ten years, along with occupancy
rates. High River's occupancy rates are compared to Foothills
County and the province of Alberta (table 11).
11.
5.1.2
Housing Types
The majority (50%) of High Rivers dwellings are single-detached
dwellings. Single-detached dwellings are the dominant housing
type in the CMR. Except for Calgary and High River, CMR
municipalities have a higher proportion of detached dwellings
than the rest of Canada. Table 8 shows dwellings by structure type
in High River (table 12).
Figure 10: HR Dwelling and Full-time Occupancy Rates 2011-2021
Occupied
Vacant
3%
7%
8%
97%
93%
92~ ..
HIGH RIVER
FOOTHILLS COUNTY
ALBERTA
Source: Statistics Canada, Census 2021 for 2021 in Figure
Table 11: HR Dwelling and Full-Time Occupancy Rates, 2011- 2021
DwelPng Occupancy
2011
2016
2021
Total Dwellings
I 5,473 T
5,65
I
5,95
9 _J_
0
-
-
Total Occupied Dwellings
_J
5,261 I
5,371
I
5,787
-
Full-Time Occupancy Rates
I
96%
95%
I
97%
Source: Statistics Canada, Census Data 2011, 2016 and 2021
High River Town Plan I 191
Table 12: High River's Occupied Dwellings by Structural Type - 2016, 2021 -
--
Structural (Dwelling) Type
2016
%
2021
%
-
-
-
Single-detached house
2,745
I
51%
2,910
61%
-
,--
I
0
0%
0
I
0%
Apartment in a building that has five or more storeys
--
_I_
--+-
590
I
18%
730
15%
Apartment in a building that has fewer than five storeys
---
--
I
--
Row House
730
14%
r
105
2%
Semi-Detached House
985
!
1%
725
15%
l
-
- -
Apartment of flat in a duplex
55
I
11%
0 J
0%
-
Other single-attached house
5
0.1%
I
5
0.1%
-
Moveable Dwelling
255
-r-
5%
I
275
I
6%
1
-l
Total
5,365
,-
100%
4,750
100%
I
Source: Statistics Canada, Census 2016-2021
Table 13: Period of Construction - Percent(%) of Housing Stock, 2021
Time Period
High River
2021
1960 or before
7%
8%
1961-1980
17%
19%
1981-1990
13%
9%
1991-2000
20%
23%
2001-2005
13%
13%
2006-2010
16%
13%
2011-2015
10%
9%
2016-2021
4%
6%
Total
100%
100%
Source: Statistics Canada, Census 2021
High River Town Plan I 192
5.1.3
Age of Housing Stock
The majority (57%) of High River's housing was built prior to 2000. In comparison, 59% of Foothills County housing stock was built prior to
2000.
5.1.4 Housing Values
Table 14: Housing Value-Average Value of Dwellings, 2016-2021
High River 2016
Housing value refers to the amount an owner expects if the asset is sold
and includes land and all structures located on it for single-detached
dwellings. For multiple dwellings within a structure (i.e., apartments,
rowhouses), it includes only the individual dwelling. Average values for
Average Value of
Dwellings
$340,399
$341,200
a dwelling is provided in Table 12. Also noted in the table, is the average
value of dwellings from the 2016 Census.
Source: Statistics canada, Census 2016-2021
5.2 Housing Tenure
Tenure refers to whether persons living within the dwelling own
or rent it. In High River 75% of dwellings are owner-occupied.
This is slightly lower than Foothills County which is 90% of
occupied dwellings (Table 13).
Table 15: Housing Tenure 2021
%Owner
Loeati.on
~-~ Oc;:ct,11>led
High River
I
75%
-
Foothills County
90%
Source: Statistics Canada, Census 2021
% Renter
Occue!ed
25%
10%
-% Band
Housing_
I
0
T
0
High ownership rates are often an indicator of housing affordability in a municipality, it also indicates that there is limited supply for
individuals looking to rent within a community. Another housing indicator available from the Census is 'housing suitability'. In High River,
97% of housing is considered suitable for persons occupying the housing, meaning the dweUing has enough bedrooms for the size and
composition of the household.
5.2.1 Housing Maintainers
Household maintainers refers to the primary person, whether or not, they are residing in the household, who pays rent, mortgage, taxes,
and utilities. In High River 45% of the household are between the ages of 15-54, while 20% of household maintainers are between the ages
of 65-74 (Table 14).
High River Town Plan I 193
Table 16: Total Households by Age of Primary Household Maintainers, 2021
Age Group
High River
%
15 to 24 years
95
i
2%
--
25 to 34 years
550 ±
10%
35 to 44 years
985
17%
45 to 54 years
905
16%
55 to 64 years
1,11
I
19%
0
65 to 7 4 years
1,18
;
20%
0
-
75 to 84 years
I
705
12%
85 years and over
250
4%
-
Total
5,79
100%
0
Source: Statistics Canada, Census 2021
5.3 Housing Needs and Gaps
Housing needs come in a variety of different forms. The need for more housing diversification in Alberta and High River has become an
increasing concern for the past several years. On June 6, 2022, the High River Housing Needs Assessment was released. The information
below has been derived from the Housing Needs Assessment indicating needs and gaps regarding housing in High River.
5.3.1
Housing Needs
The Housing Needs Assessment included information synthesized from both qualitative analysis and quantitative data analysis. The needs
that were identified have been outlined below.
a. Housing is not responding to needs, and is causing stress:
o
More variety in housing types, tenure, and size is needed.
o
People feel isolated due to lack of housing choice.
o
Lack of access to adequate, suitable, and affordable housing is impacting mental health, separating families, and holding
people back.
o
There is a lack of pet-friendly housing.
o
Need to think outside the box and provide unique housing opportunities.
High River Town Plan I 194
b. Affordability isn't just about housing:
o
Costs are rising.
o
Access to reliable and affordable transportation is a barrier.
o
Costs of childcare need to be addressed.
o
Advocate to utility rates regarding reconnection rates.
c.
More support is needed across the board:
o
Specific supporting programs including:
-
Support for mental health and substance use challenges
-
Better programs for those receiving income support
-
Transportation support for seniors
-
Medication reminders for seniors
-
Programs for renters need
o
Youth have specific needs including both short-term and long-term support programs.
o Perception of who renters are needs to change.
d. There are opportunities to collaborate and coordinate between agencies.
e. Innovation, creativity, and risk-takers are needed:
o
Development mindset needs to shift:
-
Developers need to be willing to take on more risk and demonstrate social responsibility.
o
Municipalities have a leadership role to play:
-
Municipalities have a role to help build capacity in and support partnerships with the non-profit sector.
-
Advocate for more funding from higher levels of government.
-
Municipal processes and priorities need to meet needs.
5.3.2
Summary of Housing Gaps
The Housing Needs Assessment suggests a split between non-market, market rental, and market ownership and was calculated based on
the percentage of people struggling with affordability. There is a greater proportional need for renters (especially non-market units) than for
owners.
The suggested split for new units in High River is:
-
Market Ownership: 65%
-
Market Rental: 17.5%
-
Non-Market Rental: 17.5%
Non-market rental means rental housing provided for low and moderate-income groups not traditionally served by the private market. It is
typically made affordable through public and/or non-profit ownership of housing units or through rent supplements that allow low-income
households to access housing in the private market.
High River Town Plan I 195
5.3.3
Homelessness
Homelessness is defined as the situation of an individual or family not having a permanent address or residence. Homelessness is an
increasing concern across Alberta and even impacts the Town of High River. As per the Town of High River Housing Needs Assessment
2022, Youth are the invisible homeless, some are currently experiencing homelessness in the community and are temporarily couch surfing
with friends and family. Additionally, respondents to surveys indicated, "If rent increases like it has been, within the next three years, I will
be homeless." One couple even indicated that they are technically homeless and living with family while they wait for a senior unit to
become available.
5.3.4 Town Plan Implications
As noted, most of the housing is owner-occupied, single detached
dwellings built before 2000. While housing values have slightly
increased from 2016, the overall suitability for year-round
habitation has been maintained. The ability to "age in place" is an
important consideration as the age of primary household
maintainers will continue to increase, much like the average age of
residents in High River. The need for programs and housing to
support lone-parent households, youth, single-older men, low-
income housing, and indigenous peoples is continually increasing.
High River Town Plan I 196
6. Labour Force and Employment
6.1 Employment Rates
Labour force employment rates include all persons aged 15 and over who are participating in the labour force. High River showed an
employment rate of 59% in 2016 and decreased to 54.4% in 2021. The percentage of the population employed in High River 55.4% is
lower than that in the province and Foothills County (Table 17).
As presented in Table 16, the overall participation rate (relative to full-time residents) for High River was 64.4% in 2016 and decreased to
60.3% in 2021. In comparison, the provincial participation rate was 71.8% in 2016 and decreased to 68.0% in 2021. Participation rates
are affected by several factors, including population age (retired vs. non-retired residents) and employment demand.
6.2 Labour Force by Industry
Table 17: Labour Force Employment Rates, 2021
Employed
54.4%
Unemployed
9.9%
Statistics Canada, Census 2021
60.8
%
8.7%
60.2%
11.5%
Table 18: HR Labour Force Participation Rates 2001, 2006, 2016, 2021
High River
68.1%
64%
64.4%
60.3%
AB
73.2%
74%
71.8%
68.0
Source: Statistics Canada, Census 2001, 2006, 2016 and 2021
Information collected through the 2019 Municipal Census indicates that approximately 20% of employed residents work for a government
service provider, with another approximately 20% working in the trades. The majority of the 20% that work in the 'Other' category is made
up of 'Oil & Gas' and the service industry (restaurants and retail).
High River Town Plan I 197
Note: The 2019 Municipal Census included a note that stated a portion of the 'other' category includes oil field workers as there was some
misunderstanding with where 'oil field work' would best fit (due to it being included under the 'mining' category). Therefore, the
'Mining/Oilfield' category should be higher and the
'Other' category is lower. Also, many of those who
also answered 'other' and indicated they worked.
in the service or retail industries.
Figure 5: Occupation Field by Industry, HR Municipal Census 2019
Materials
1%
Transportation
2%
Construction1T1'ades
151.1;r,
-=-,1Ltory
l
Olt,~
Managerial
6%
E1191ne.::~ 1·.~1
Education
Sales
9%
Emergency
1%
Mining/Oil Field Farming
3%
2%
6"','r:
Banking
3%>
Healthcare
9%
Government
4%
Non-9roflt
2%
Artistic
1%
Administrative
5%
High River Town Plan I 198
6.3 Commute Destination
Figure 6 indicates that 50% of the working population in High River commutes
outside of the Town for work purposes. The data illustrates the need for
diversification of the local economy, businesses, and infrastructure to retain the
working population and promoting High River as a place for new industries in the
Calgary Metropolitan Region.
Figure 6: Commute Destination 2021
60%
50%
40%
30%
20%
10%
0%
Commute Destination 2021
Source: Statistics Canada Census, 2021
1
2
6.4 Commute Duration
Figure 7 shows 84.2% of the Town's employed labour force above 15 years
and over commute duration is less than 45 minutes. This includes 48.90% of the
population's commute distance is under 15 minutes.
6.5 Mode of Commute
Figure 8 shows High River's mode of travel to work, collected during the
2019 Municipal Census. The information indicates that 88% of the trips are made
using personal vehicles, whereas, about 0.6% of the trips are made using public
transit. Walking to work comprises 5.42% and is the second highest mode of travel
to work, whereas biking is just 1%.
Figure 8: Modes of Travel to Work, 2019
onoo
5000
4000
3000
:wou
1000
88°/D
o'-~e
1'¼
<o:;f''
5.42"/o -
.. J~
0 .43%
~$'~
,;.>"'
.... ~~
- I r~vel Moch~
Source: High River Municipal Census, 2019
0.16'¼,
...,_,:1;,c!"~
(.,') ....... -::;.
4.59 1%. -
c,~.;p'
Within High River
Outside High River
Outside Alberta
,t
- Less than 15 minutes - 15 to 29 minutes
- 30 to 44 minutes
45 to 59 minutes
- 60 minutes and over
Figure 7: Commute Duration for High River residents in 2021
Source: Statistics Canada, Census 2021
High River Town Plan I 199
6.6 Town Plan Implications
The high number of residents commuting outside of High River for employment indicates that there is a need to increase employment
opportunities locally. Consideration should be given when planning for employment areas including lands for commercial, industrial, and
office use. Additionally, the highest percentage of mode of travel to work was through personal vehicle, this indicates that regional travel
opportunities would be a benefit and would contribute to reducing the number of vehicles on the road.
High River Town Plan I 200
7. Growth and Development Context
7 .1 Growth Values of High River Residents
Through the comprehensive community engagement process, completed in support of the Town Plan review, the following values were
established:
o
Protect the small-town feel.
o
Manage a balanced growth (upward growth rather than outward growth).
o
Ensure growth does not exceed the capacity of our existing water supply.
o
Protect the natural environment and landscape.
o
Attract a variety of retail businesses and developments that fit our vision.
Although the Town has an opportunity to pursue multiple growth scenarios, the comprehensive community consultation process resulted in
one preferred growth scenario a managed, balanced, and responsible growth. A growth that respects and protects the community values.
Therefore, our community will strive to ensure existing infrastructure is enhanced and maintained properly and new infrastructure is built
when needed, and that it is complete, connected, and multi-functional.
Managed growth has many benefits, including but not limited to:
o
Achieving the long-term vision described in the Town Plan, Council Strategic Plan, and other statutory documents; and
o
Supporting complete and vibrant neighbourhoods in the growing and changing established areas, in support of a sustainable and
compact urban growth pattern.
7.2 Smart Growth Principles (SGPs}
The town and the community SGPs guide the future growth of the community. Principles that protect the small-town feel and return to
building complete neighborhoods that people can live, work, shop, and play within. Increasing the mix and density of land uses and housing,
a better sense of place is created, aging within the community is supported, green space is preserved, ecosystem health is improved, and a
better quality of life for residents' results.
Smart growth supports sustainability, affordability, and climate change resiliency and ensures that fiscal, environmental, economic, and
social responsibilities are recognized and considered in the planning and development decision-making process. Being resilient and
adaptive in the way we grow will better prepare us for what's ahead.
Smart Growth Principles will:
o
Create a variety of housing opportunities and choices for all residents.
o
Create pedestrian-friendly communities where healthy options to walk or cycle are convenient and attractive to residents.
High River Town Plan I 201
o
Create compact and complete communities by mixing land uses and using land more efficiently.
o
Provide transportation services in a safe, effective, affordable, and efficient manner.
o
Preserve open space, agricultural land, natural beauty, and critical environmental areas.
o
Foster distinctive, attractive communities with a strong sense of place.
o
Engage community members to ensure that growth responds to local needs and makes the community a better place.
o
Direct development towards existing neighbourhoods and communities.
o
Make development decisions predictable, fair, and cost-effective.
Incorporation of these principles in the design and development of new communities should result in a sustainable growth approach that
balances public interests with private innovation while promoting long-term sustainability to meet the needs of our current residents and
future generations.
To maintain High River as an attractive place to live, work, play, or start a business, it is important to anticipate, plan, and strategically
invest to accommodate balanced and well-managed future growth. This requires a review of development opportunities within the
established areas and greenfield areas, together with available municipal servicing for supporting this growth.
7 .3 Growth and Development Trends
The following are highlights of growth and development trends in High River since the current Town Plan was adopted.
Consistent Single-Family Residential Construction
New residential growth in High River has been driven largely by single-family home construction. This has taken place in the Hampton Hills
Estates, Redtail Rise, and Montrose neighbourhoods.
Diversification of Multi-Housing Types
The housing stock in High River has grown rapidly more diverse since 2006, with several semi-detached and row housing developments
being constructed in the Montrose and Monteith neighbourhoods.
Steady Commercial Development
High River continually sees steady commercial development, with most new commercial development occurring in Sunrise Meadows, the
Highway Industrial Park, and the Sunshine Meadows areas.
Modest Industrial and Institutional Growth
High River has experienced limited industrial growth and development over the last 10 years. The highest number of Institutional building
permits issued were in 2014 and 2016.
High River Town Plan I 202
7.4 Growth and Development Numbers
The following are local statistics illustrating the type of growth and development trend experienced in the community over the last 10 years
in High River.
Table 19: Hi~h River New Construction between 2012-2021
Single Family Residential
41
39
33
34
33
38
Multi-Family Residential
39
5
10
6
4
8
Commercial
18
23
4
63
52
44
Industrial
3
3
5
3
4
4
I nstitutiona I
5
5
10
5
10
2
Source: Town of High River
Table 20: High River New Growth-Related Infrastructure (Roads and Walks} between 2019-2021
2019
2020
2021
Source: Town of High River
328m
135m
1890
m
Table 21: Hiiah River New Growth-Related Infrastructure {Roads and Walks
Town Plan Amendments
0
0
0
Rezoning Applications
1
3
18
LUB Amendments
1*
1
2
Development Permits
143
127
169
Development Permit -
I
14
I
Variance Requests
6
I
10
I
Source: Town of High River
*Represents New Land Use Bylaw ** Represents Updated Land Use Bylaw
756m
0
7m
0
0
0
18
4
6
0
0
0
155
121
102
10
I
8
I
10
I
45
20
28
13
8
4
56
42
60
3
0
1
3
0
2
0
0
0
0
2
0
0
0
1*
0
0
0
89
119
61
71
10
I
57
I
23
I
25
I
55
14
62
1
2
0
2
1**
109
56
High River Town Plan I 203
7 .5 Infrastructure Considerations
The management of infrastructure (also known as asset management) is a key factor in the successful development and sustainability of a
community. The key to making good decisions on asset management is good data and understanding how a community may grow.
Decisions need to be made on the budgetary implications of maintaining, replacing, and repairing community infrastructure. This is
especially important when reviewing future development.
-
Asset Management is an integrated approach involving planning, financing, engineering, and operations to effectively manage existing
and new infrastructure to maximize benefits, reduce risks, and provide satisfactory levels of service to community users in a socially,
environmentally, and economically sustainable manner. It is a function of growth and development.
In September 2022, the Town of High River prepared an Asset Management Strategy Framework and Action Plan. This includes the
Town's service delivery strategic priorities and a roadmap with the steps to achieve the strategic goals by the year 2024. The report
provides a gap assessment, and opportunities for future infrastructure upgrading, and identifies the roles, responsibilities, and guidance for
the Town's administration involved in managing assets. The report also recommends establishing an up-to-date Asset Management Policy
to ensure its alignment with the New Town Plan and the Asset Management Strategy.
7.6 Municipal Infrastructure
A critical factor in achieving sustainable development and building resilient communities is determining how, when, and where municipal
infrastructure should be built and who should pay for it. This includes the quality and quantity of potable water, wastewater capacity,
stormwater management, and transportation. The Town aims to identify existing infrastructure capacities and plan growth around them.
7 .6.1 Municipal Water
The Town receives its water supply from a few shallow groundwater wells, located south of the Highwood River within the Town Boundary.
Water is pumped via a network of supply mains to the water treatment plant, located just south of the Highwood River, a short distance
west of Highway 2A.
After a careful review and analysis of the existing capacity, without requiring an immediate upgrade to the system, it has been confirmed
that there is an adequate water license in place to service the projected population growth of 24,000 people. This indicates that the Town
has sufficient water for development during the lifetime of this Plan.
Should the projected population growth change for any reason and surpass the projected number, along with development pressure. the
following is a list of key recommendations of the Infrastructure Master Plan (IMP) related to water supply that should be followed to
facilitate future growth and development:
High River Town Plan I 204
o
Construct a new water servicing system.
o
Implement a new northwest pressure zone, which can be achieved by the development of a new reservoir/pumphouse in
the northwest.
o
Construct a water reservoir in the northwest of the plan area.
o
Continue with monitoring of water leakage and target replacement of existing water mains in areas with high water leakage.
7 .6.2 Wastewater
To provide the required wastewater servicing for supporting population growth, it is necessary to consider how future development areas
will be serviced by the wastewater collection system without causing problems for existing development areas.
Based on the current condition and capacity of the wastewater treatment plant, it has been determined that it will need to be upgraded to
provide the required capacity to service population growth during the lifetime of this Plan. It has also been confirmed that the new upgrade
in the pre-design stage should accommodate growth for the next 20 years.
In addition to increasing the capacity of the wastewater treatment plant, an additional lift station servicing the north/northeast area will be
required, and the northwest area will require a lift station to be serviced.
The IMP also identified the following upgrades to the existing system to allow growth and development to proceed in the future. Before any
development taking place in the 2012 annexation areas, ensure provisions are made to:
o
Install a new lift station for supporting growth in the northwest.
o
Expand the capacity of the existing wastewater treatment plant.
o
Provide for improvement to the efficient discharge into Frank Lake.
High River Town Plan I 205
8. Potential Growth Options
The updated Town Plan will guide future growth and development decisions in High River. The following highlights high-level growth options for High River
based on the baseline assessment. They are intended to start the conversation on what, where, and how growth will be accommodated in the community
over the next 20 years.
8.1 Sensitive Intensification
Sensitive intensification to densify some of the areas through infill development in existing single-family neighbourhoods, could occur within the Town of
High River. Low-density neighbourhoods such as single-family land uses which are not suitable for higher-density development, could allow this form of
densification. Types of gentle densification are:
o
Carriage Homes
o
Accessory Suites
o
Small Lot Homes
All these housing types have the potential
to be built on an existing single-family lots.
8.2 Downtown
Table 22: Pro/Con for Sensitive Intensification
Pro
Con
Supports an increase in rental housing & homeowner !Potential to create parking challenges
affordability (i.e. mortgage helper)
Efficient use of existing Town infrastructure
Near invisible approach to intensification
Potential need to upgrade Town services in
areas
Potential neighbour concerns/resistance to
change
The Downtown area continues to be one of the focus areas of our community, by supporting growth in downtown High River, through mixed
commercial and higher-density residential development. The Mixed Use/Downtown Areas are areas that are focused on concentrating
growth through mixed commercial and higher-density development. Although much of this area is built out, there is an intensification
opportunity on brownfield sites and the redevelopment of underutilized sites. Some of these areas overlap with the Downtown Area
Redevelopment Plan (DARP). The transition of these areas is further supported by the DARP for higher density residential. These areas
provide opportunities for more intensive residential and mixed-use developments, while ensuring alignment with the DARP.
High River Town Plan I 206
Table 23: Pro/ Con for Downtown First
Pro
I
Con
Supports a walkable & vibrant core
!Possible limited market demand
Supports local economy & crime prevention !Limited vacant land availability
Increases housing options
!Potential resistance to change
Efficient use of existing Town infrastructure !Potential for overnight parking
hallenges
8.3 Land Supply
To determine whether the Town has a sufficient supply of land in its current boundary to meet the anticipated growth during the lifetime of
this Plan, a review of the land currently designated under the Land Use Bylaw was undertaken. In addition, approved existing plans (e.g.
ASPs, approved NOPs, and concept plans), and the annexation areas were also reviewed.
All areas with detailed planning in place are anticipated to be developed in an orderly fashion, according to their approved phasing plans
and the Smart Growth principles recognized and listed in this Plan.
It is further understood that areas that are presently without detailed planning documents can be developed in the future provided that
detailed plans and servicing studies for these areas have been completed supported, and adopted by Council.
Available Land Supply Within Established Communities
The established areas are mature areas, some of which are fully built out, while others have available redevelopment opportunities.
Generally, development in these areas will occur through infill development. The redevelopment in these areas shall be sensitive and
compatible with existing development while supporting additional growth.
The structure and fabric of these areas will largely remain unchanged, with targeted increases in density taking place in select areas.
Intensification will be directed primarily to vacant or underutilized land. These areas will provide for an increasingly greater mix of uses
including residential and retail opportunities.
High River Town Plan I 207
To support these areas to accommodate future growth, investments in public spaces such as parks, open spaces, sidewalks, enhanced
public realm, and pathways will help communities build capacity to accommodate people and businesses choosing to locate here and
improve the quality of life for existing residents.
Currently, there is 186.5 ha (460 acres) of land available
for new development and infill development
opportunities within the established communities (table
# 24).
Based on the population projection, which estimates
that our community will grow by 12,385 people by the
year 2042, and assuming household sizes remains at
approximately 2.40 people or more residents per
household, about 5,160 new units will be required to
accommodate the growing population over the next 20
years. This would require approximately 261 ha (645
acres) of land for residential housing by that year. This
translates into a density of 8 units per acre.
Table 24: Estimated Serviced Population
. .
Area
Size <:>f Gross Developable
Areas
Infill Opportunities
8.02 ha (20.05 Acres)
Hampton Hills Community
37 ha (91.43 Acres)
Montrose Community
36 ha (89 acres)
South Hi~h River ASP
88 ha (217.45 acres}
Superman Land
10 ha (24.71 acres)
Ellis Land Area Concept Plan
3.5 ha (8.64 acres)
North Eagleview Area Concept Plan
4 ha (10 acres)
Total
186.5 ha (460 acres}
Estimated
population
384 people
1,755 people
1,708 people
4,175 people
447 people
165 people
192 people
8,832peoole
As the policy direction within this Plan suggest that 75% of future growth can be accommodated within the existing communities, it would
mean that 3,870 units would be required for providing housing opportunities which could accommodate 75% of the expected population
growth (12,385 people), which is 9,289 people. This would require 196 ha (484 acres). According to the land inventory available for
development within the existing communities, with additional 12 ha (30 acres) of land, the Town would have sufficient land to
accommodate 75% of the anticipated growth.
Should a portion of this serviced land be used for meeting high density targets of 37 upa, the available serviced land could provide more
housing opportunities within the existing communities than needed.
To achieve these density targets, the Town may need to ensure that the ASPs for the areas with development opportunities are reviewed
and aligned with the new Town Plan policy direction.
The available land inventory for supporting development within the existing communities are highlighted in Table 24.
8.4 Undeveloped Suburban Land
Currently within Town boundaries there is a significant amount of undeveloped suburban land. These lands provide opportunities for growth
within Town boundaries without the need for additional annexation.
Areas currently considered 'undeveloped suburban land' include a total land area of approximately 560 ha (1,384 acres) of land. Some of
these areas are currently covered by an Area Structure Plan including the Sptizee Crossing ASP.
High River Town Plan I 208
Some of the other greenfield areas are located within the South High River ASP and Hampton Hills ASP. Lands located in these areas are
considered development opportunities within existing communities due to the availability of servicing in proximity.
Although these lands are covered by an ASP, consideration should be given to creating Master Planned Communities should the
developments not be proceeded with as planned. Masterplan Communities are areas that take a comprehensive and integrated approach
to land use. They typically include a mix of housing types and land uses, including retail, commercial, civic, and recreational amenities
within walking distance of residences. These areas generally include safe and direct pedestrian and bicycle access between uses.
There are potentially 8 expected new communities that may partially be built during and/or beyond the lifetime of this Plan. The new
communities include Red Tail Rise, Country Residential Parcels, located east of 112 Street, and five communities within the Spitzee
Crossing ASP, the North ASP, and Northeast areas. These new communities shall follow the policy direction of this plan and be developed as
more residential and mixed-use, dense, and livable, in a greater way than established communities. In addition, investments in these new
communities should support housing choice and affordability.
Prior to the development of these new communities, a comprehensive planning process shall be completed. This planning process includes
the development of Areas Structure Plans (ASPs), Functional Servicing Reports (FSRs), Neighbourhood Outline Plans (NOPs), Site Master
Plans, and any other required technical studies to the satisfaction of the Town. Completing the required planning process before the
development of any of the areas would ensure that the areas are designed and built with consideration of the most appropriate land use,
and best transportation options.
Furthermore, new potential communities can be placed into two categories - those that have completed the planning process, and been
previously approved by Council, where the funding and/or delivery of infrastructure has not yet been finalized. The other category is those
communities that have not yet initiated and/or completed the required planning process. The first category includes the Spitzee Crossing
ASP and the second category includes Red Tail Rise, Country Residential Parcels, North ASP, and Northeast areas.
Although the policy direction of this Plan suggests that 25% of future growth can be accommodated in these areas within the lifetime of this
Plan, there is opportunity for accommodating part of the anticipated growth should the required planning and servicing studies have been
completed and new growth pays for itself.
Table 25: Estimated un-serviced land and population.
Area
Gross Develooable Areas
Estimated Additional Pooulation
Spitzee Crossin.I?: ASP
247.6 ha (612 Acres)
11,750 people
North and Northeast ASPs
295 ha (729 Acres)
13,996 People
Red Tail Rise ASP
17.4 (44 acres)
844 People
Countrv Residential Parcels ASP
73.81 ha (182.1 acres)
N/A
Total
560 ha (1,384 acres)
26,572 People
High River Town Plan I 209
8.5 Employment Area Intensification
While businesses are located throughout High River, Employment Areas are dedicated locations for a variety of businesses that are
essential to the town's economy and non-residential tax base. Within High River's Employment Areas, there is an opportunity for further
growth through the development of areas of parking and intensification of underutilized sites.
Employment areas are generally characterized by a variety of commercial and industrial land uses that may include office complexes,
research parks, warehousing, and manufacturing. Supporting uses for workers may also be included in these areas.
Table 26: Pro/Con for Employment Area Intensification
Pro
Reduces an individual's environmental footprint by reducing
commuting distances
Allows for the efficient use of land
8.6 Sensitive Intensification
Con
Significant investments in new infrastructure & increase in future
maintenance
New infrastructure may be required
Sensitive intensification through infill development in existing neighbourhoods could occur within the Town of High River. Predominantly
single-family neighbourhoods which are suitable for higher density development, could allow this form of densification and more ownership
opportunities.
Sensitive density focuses on higher-density infill development in existing neighbourhoods throughout High River. Types of densifications are:
o
Duplexes and semi-detached residences
o
Townhomes and stacked townhomes
o
Low-rise apartments.
Pro
I
Con
Supports an increase in housing tenure & mixed housing I Limited land availability
options within existing established areas
Encourages aging in place
Potential neighbour concerns/ resistance to change
Efficient Use ofTown Infrastructure
Can be more costly than suburban development if
major up-grades to infrastructure are required
High River Town Plan I 210
8. 7 Commercial Land and Development
One of the key principles underlying the concept of building a complete community is to ensure that retail commercial services are available
in various locations, throughout the community. These retail commercial services can enhance the quality of life serving the day-to-day
needs of the neighbourhood's residents, creating social gathering places, reducing vehicle trips, and promoting walkability within the
neighbourhood.
Currently, High River's catchment population that depends on High River for local needs is 2,898 people. This adds to the High River
population of 14,324 for a total catchment population of 17,222, which is equivalent to 20.2% of the Town's population.
The review of our commercial land inventory provides information on the amount of existing and future commercial land opportunities.
The total commercial land within the Neighbourhood Centre District (NCO) and the Service Employment District (SED) is 88 ha (217 acres).
Out of this amount, 53 ha (131 acres) is occupied while 35 ha (86 acres) remain vacant. In addition, 4.38 ha (11 acres) of land remains un-
serviced within the Spitzee Crossing ASP.
In addition, at present the commercial floor space ratio is 28.4 sq. ft (2.64 m2) per person. This ratio is higher than what was documented
by the Town's Urban Development Potential study (Coriolis Consulting Corp 2009). The recorded ratio at that time was 27 sq. Ft (2.5 m2)
per person. This ratio suggests that High River has a slightly higher ratio of retail/service floorspace than might be expected in a town of its
size.
As there is significant commercial space that can still be developed in the Town, it is reasonable to assume that this ratio could continue to
grow over the next 20-year period.
With a projected population of 26, 833, by the year 2042, High River may need 4 7 .60 ha (117 .6 acres) of vacant commercial land to meet
the community's needs over the next 20 years. As it stands, High River has 35 ha (86 acres) of vacant serviced commercial land and 4.38
ha (11 acres) vacant un-serviced commercial land. Therefore, High River does not have enough vacant commercial land to meet the needs
of the community over the course of the next 20 years and requires an additional 8.4 ha (20.76 acres) of commercial land.
8.8 Industrial Land and Development
There has not been much industrial development occurring inside the Town's boundaries in the recent years. One of the reasons is that the
industrial development tends to prefer large serviced low-cost land with highway accessibility. This scenario is reflected in the large number
of industrial parcels available outside the Town's boundary, along highway 2A corridor, north of the Town.
Currently, there is 153.31 ha (379 acres) of designated industrial lands located within the community. 59.43 ha (14 7 acres) of these lands
are occupied while 94 ha (232 acres) are vacant. Based on this information, along with the current population, the ratio of industrial land is
High River Town Plan I 211
4.14 ha (10 acres), which is equivalent to 31 sq ft (2.88 sq m) per person. This ratio is higher than the ratio of occupied commercial floor
space in our community.
According to the CMRB population projection, the Town is expected to grow by 12,509 people by the year 2042. Therefore, the Town can
expect to need 52 ha (128.5 acres) of vacant industrial land to meet the needs of the community over the next 20-year period. By
considering the current available vacant industrial land, which is 93.88 ha (232 acres), High River has more than enough vacant industrial
land to the needs of the community over the next 20 years. Therefore, the available industrial land is sufficient for accommodating the
required industrial development within the Town during and beyond the lifetime of this Plan.
Based on the abovementioned information, for the Town to succeed in attracting industrial development to our community, the Town would
have to take a different approach. This may include the Town taking a proactive approach and playing a more direct role in exploring
potential partnership opportunities and facilitating the planning process, servicing, encouraging the provision of medium to large parcels,
and marketing the existing serviced industrial lands within the town boundaries.
8.9 Priority Growth Areas
Based on the land supply, density requirement, available servicing, and projected population, it is fair to assume and consider all available
land identified within established neighbourhoods as PGAs. This will require a prioritization of municipal capital infrastructure projects to
support and facilitate the intensification and development of these areas when needed.
In previous years, the Town focussed on striving to achieve 75% of future growth in the greenfield areas and 25% of growth within infill
development opportunities. Based on the state of available infrastructure capacities and land supply within established communities,
together with a well-thought inward growth strategy that focuses on taking advantage of available development opportunities, may help us
achieve the long-term vision described in the Town Plan while mitigating the short -and medium-term risks.
Furthermore, with the need to have balanced and managed growth, it is essential to target 75% of future growth over the next 20 years
within the established communities, while allowing 25% of growth in the greenfield areas, provided that the required planning studies,
servicing, technical studies have been completed.
8.10 Town Implications
The Town of High River has been fortunate to experience steady development and investment over the last 20 years. Looking into the
future, and after a careful review of available development opportunities within existing communities, the Plan is recommending certain
Priority Growth Areas (PGAs) as locations where significant population and service growth could be accommodated. These growth areas are
expected to accommodate more dwelling units and meet the population growth during the lifetime of this plan. It includes areas with
development and redevelopment opportunities and readily available and accessible servicing.
High River Town Plan I 212
Map 1- B5: Priority Growth Areas
✓ .....
- ~
~
H i.gh t River
-=-=--
Map BS
Priority Growth Antas (PGA) Map
-
Bll:s Land AO (3.S ha/8 5 ac)
-
HamptDn HIiis Canmu,ity (37 ha/ 9l,4 ac)
-
JnHll~ltics(8ha/19.8ac)
"°"'""" """""'11ty (J6 hl/89 oc)
Soi.th High Al- /t6fJ (88 hl/217.5 K}
-
-
Uond (10.5 hl/20.6 K)
___j North f,aglNIM ,a (11 6 hc/28.7 .:)
~
Town Boundaty
Scale; 0
250
500
1,000
\
1·1-.100 ---===-----m ...l
-
_ _ _. ___ ... .__
N
_..._. _______ _
------
~,G~ CouNrRe 0,, ""'
"
~
~
...
North Eaglevlew
Area Concept Plan
Est. Pop.: 200 People
Ellis Land
ArH Concept Plan
Est. Pop.: 172 People
\
~
-iA-VE~
~ \II
, ,A,es,
'-'
\
t
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~lgh f lY\ r:1.,.,,.
:- .~ ..
' '
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It
-
-.,iip.CLEOO.
-
: J!IJill Opportunities -
Est. Pop.: 400 People
-~
~ .
-
~
S'outti Hlgli Rlv,lfr
"Are~-Sl(ucture Piao
Esl. Pop.: !1,349' People
, 6' ......
1111'- -
-
Montrose
Community
r
t'"
~ .
...~
.. ,...
Hampton Hills
Community
;
Est. Pop.: 1,828 People ,
~
and
Super':" 690 People
Est. ,Pop ..
...
-
0
:::
f;1
Est. Pop.: 1,780 People
I
]
High River Town Plan I 213
Map 2- B6: Developable Land
/"""
m
~
., 'J',.
High 11 River
M~°j;e&
Oevelopable Land
~ ~~\'°" - ='l""-
3 =,)
-
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-~, ----
Conmierdal and
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' Resld81lU.
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eo.oo,e,,:;a1
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, Cornmet'da1 and
-
lrdu&ll1al
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_
_
.. udy_
=--~-
Sak,: 0
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~
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l -:J UOO ---===-----m
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-
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'llfl! AVEE
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High River Town Plan I 214