ASP Document Highlights
The following section highlights key data detailed in the ASP draft document. If you want to learn more about any specific topic, you can explore the full document here, or reach out to our team at hello@twpplanning.com or through the contact form below.
Regulatory Process
The Highfield and Rowland Acres ASP was prepared in accordance with the Municipal Government Act (MGA) and the Calgary Metropolitan Region Growth Plan (Growth Plan). The MGA provides guidance from the Government of Alberta in the preparation of ASPs in the Province and specifies the content that is mandatory to be included in all ASPs. The vision and policies of this ASP are influenced by a wide range of existing plans, policies and guidelines, including:
• The South Saskatchewan Regional Plan (May 2018)
• The Municipal Government Act (RSA 2000, M-26)
• The Calgary Metropolitan Region Board – Growth Plan and Servicing Plan (August 2022)
• The Foothills County Municipal Development Plan, Bylaw 52/2016 (October 2017)
• The Foothills County Growth Management Strategy, (February 2013)
• The Foothills County Land Use Bylaw 60/2014 (December 2014)
Plan Area & Context
The Plan Area is comprised of two neighbourhoods: Highfield and Rowland Acres. Highfield is bound by Highway 547 on the north side, the eastern boundary was determined by utilizing the road allowance for 112 Street E, and the west boundary is the Highwood River. The south boundary of the Highfield area is delineated by the southern boundary of NW8-20-28-4 and NE8 20-28-4. Rowland Acres is bound by Highway 547 on the south side, and the eastern boundary was determined by utilizing the road allowance for 96th Street E. The west boundary is delineated by Highway 2 and the north boundary is delineated along boundary for the existing Ravencrest Area Structure Plan.
The Highfield and Rowland Acres ASP is located in an area that provides direct access to the provincial highway system. The project is in close proximity to several existing residential developments including Silver Tip and Ravencrest.
Additional area development includes employment areas such as the Warner Business park, the Volker Stevin highway maintenance facility and asphalt production plant, and service and convenience uses in the Aldersyde Petro-Canada Station and A&W restaurant. There are existing agricultural land uses to the north, east, and south of the Plan Area. This ASP seeks to ensure that the Highfield and Rowland Acres neighbourhoods integrate and respect the existing residential, agriculture, and industrial land uses in the area.
Pre-Development Studies
During the course of preparing the Highfield and Rowland Acres ASP, several predevelopment studies were undertaken to gain a better understanding of the Plan Area to inform the community land use concept. This included preparing baseline assessments reviewing topography, biophysical resources, historical resources, flood mapping, traffic, infrastructure servicing and stormwater. These reports were utilized to not only determine open space allocations, but also to inform many of the land use choices in the Plan. Additional studies or further detail on existing studies may be required at the Land Use stage of development.
These studies include:
Topography
Abandoned Wells & Sour Gas Infrastructure
Historical Resources
Phase 1 Environmental Site Assessment
Geotechnical Reports
Preliminary Stormwater Management Plan
Highwood River Flood Hazard Protection Overlay
Noise Attenuation
Provincial Jurisdiction Lands
Community Planning Framework
The Highfield and Rowland Acres ASP comprises a comprehensively planned community with a series of unifying urban design elements for each neighbourhood. However, given its overall size, distinct individual Neighbourhood Areas should be designed to foster unique character and provide focal points to create variety and interest in the built-form and landscape. Smaller activity centres or focal points within each neighbourhood are encouraged to increase a diversity of land use and create destinations, which can be inclusive of minor retail or employment uses, institutional, and/or recreational and open space amenities.
Placemaking + Community Character
The neighbourhoods of Highfield and Rowland Acres will have high aesthetic appeal with pride of ownership and amenities unlike other communities in the Region. The community will celebrate the long-standing equestrian culture in Foothills County, while accentuating rural and thoroughbred horse racing heritage elements in the form of signage and wayfinding elements, sculptures, architectural fixtures, and thoughtful plantings. Tree lined drives leading to central and significant areas assist in sweeping the character across the community, framing public spaces, and leading the eye to placemaking features. Residents will benefit from a legacy represented in park spaces and street naming and feel it in the lifestyle and sense of community in their surroundings. This sense of community provides the experience and feel of equestrian living.
Land Uses
The Highfield and Rowland Acres ASP provides for a range of residential land uses and parcel sizes (ranging from 0.125 acres to 1.98 acres) to support a mix of housing types and densities. The range of residential land uses are intended to balance the need to facilitate densities that reflect efficient use of land and generally align with CMRB standards, while remaining contextually appropriate in rural municipalities. Residential densities in the Plan Area range from a minimum of 2.5 UPA to 5.0 UPA. The Plan Area densities are intended to align with the direction in the Foothills County MDP.
Open Space + Mobility
The Highfield and Rowland Acres ASP Open Space system, comprises a series of parks, public spaces, natural areas, and other open spaces that will provide social, biophysical, and aesthetic functions. Specifically, the Open Space within the Plan Area promote, conserve, and enhance an interconnected ecological and recreation network and provide for circulation within neighbourhoods and connection through the community. The Open Space network will not only serve to protect the Highwood River but will also facilitate opportunities for active and passive recreation and programming in the community. The Open Space system is comprised of a multi-modal pathways system, a series of interconnected community gathering spaces, special purpose recreation, and an equestrian facility.
Servicing + Phasing
The ASP outlines a general phasing plan of the identified Neighbourhood cells.
The Plan outlines the proposed phasing strategy for the orderly development of the ASP lands over the next 20 to 30 years. A significant amount of new infrastructure will be required to service the ultimate development of the Plan Area.
Development sequencing from an infrastructure perspective is based upon the following criteria:
Drainage and topography
Boundary conditions
Road access
Looped water distribution
Gravity sewer connection to lift station
Shallow utilities, power and gas
Minimizing off-site costs
The purpose of the phasing strategy is to outline the ideal sequencing of development of the Plan Area from a servicing standpoint. From an infrastructure perspective, the ability to service a proposed development phase will depend upon the availability of the required infrastructure and the cost to develop the infrastructure, therefore, there may be some variance in phasing. Having an idea of infrastructure phasing aids in attaining an estimate of housing buildout over the twenty-five to thirty year time frame.
Environment + Sustainability
The Plan outlines the integration of renewable energy sources, electric vehicle infrastructure, and environmental sustainability practices to be encouraged within the ASP Area. By promoting the utilization of solar panels and electric car plug-ins, this section of the Plan aims to foster energy efficiency, reduce greenhouse gas emissions, and create an environmentally responsible community.
Environmental and sustainability policies in the Plan Area refer to the following set of guidelines and practices aimed at promoting sustainable and environmentally responsible development and management of residential communities.
Architectural Style & Controls
The ASP defines that the overall look and feel of the community will be inspired by a rural equestrian design aesthetic. The Plan establishes that design of residential and commercial buildings should contain enough variety to create interest, while at the same time achieving a balanced harmony of forms, colours, and themes.
Architectural Controls will be registered on each lot in the Plan Area at the time of subdivision. The Architectural Controls will provide guidelines on residential, commercial, and recreational architecture as well as landscape design and will contribute to the overall community image and rural equestrian feel reflected in this Plan.