New developments on 12th Ave. will need to comply with a few more guidelines. High River Town Council has decided to implement architectural controls to maintain it's appeal to those coming into town.

Mayor Craig Snodgrass says, it's something that is important for the town to lead.

"You can't just expect that every developer's going to come in and build things in a nice manner. A lot do, like you look at the Montrose and Dream developments. This actually get us matched up to the high standards that they've put in place and the reason why CO-OP area looks the way it does."

He says this is especially important to give a good first impression of our community.

"It's not that the box stores don't want to do this, but they'll do the minimum required. So the more guidelines that we have in place with architectural controls and setbacks and those kinds of things makes those developments much more appealing when you're driving into town."

Snodgrass says he's happy to see the town maintaining it's appeal while expanding.

"I think it's fantastic and this is something that's very, very important on the arteries that lead into your town. Especially if the box stores that do come in are going to be out in that area. We just want to protect the aesthetics of how this town looks when we're expanding as fast as we are."

He says the biggest thing is to improve the connectivity from downtown up into the Montrose area and east, so it's easier to access without needing people to drive.

There will be a public hearing for the guidelines on Feb 8th.

From the town's last agenda, here is a list of the guidelines being considered for the 12th Avenue SE overlay:

1 The purpose and intent of the 12th Avenue SE Overlay District is to implement the following policies in the Town Plan:
2.10.2.1 Opportunities for intensification of land use, mixed use development and improvements to make the 12th Avenue corridor more pedestrian friendly shall be explored.
2.10.2.2 Ensure, through performance standards contained in the Land Use Bylaw, that landscaping, building placement, building and form and architectural treatment of commercial development provides a high quality visual appearance.
2.10.2.3 Commercial developments shall provide for safe and convenient on-site vehicular, bicycle and pedestrian movement.
2.10.2.4 Where necessary, adequate buffering between commercial and nearby existing or future residential areas shall be provided to minimize noise, traffic, light and visual impacts.”


2 This Overlay District applies to all sites within the area indicated on the 12th Avenue SE Overlay Map, which forms part of Section 106 of Land Use Bylaw 4306/2011;


3 12th Avenue SE is a four-lane arterial roadway that acts as a main gateway into the community from Highway 2. It forms a vital link via the Centre Street district to the Downtown Historical District. The Overlay area contains a variety of existing uses and also offers opportunities for sensitive intensification that will contribute to the creation of an attractive and vibrant image of the town for residents and visitors alike.

4 All new buildings in the 12th Avenue SE Overlay area must be developed or redeveloped in accordance with the provisions of this Overlay District. For additions to existing buildings, if the addition is 25% or greater than the gross floor of the original building, the entire exterior of the building, existing and new, will be subject to the District’s provisions.


5 In addition to the permitted and discretionary uses allowed in each land use district in the Overlay area, mixed use development is also allowed as a discretionary use in the Commercial Shopping Centre District (CSC) and the Service Commercial/Industrial District (SC).


6 All uses within an existing commercial building in the overlay area are “permitted uses” and are allowed unconditionally providing they do not give rise to conditions that may be objectionable to neighbouring property owners.


7 The following urban design requirements must be taken into account by the Development Authority when making decisions on commercial development permit applications:
(a) Setbacks
The maximum front yard setback is 6.0 m (19.7 ft). No minimum yard setbacks are required except where buildings abut a residential district in which case the minimum setback is 6.0 m (19.7 ft).
(b) Site Design
The plans for all new development shall clearly indicate how pedestrian movement will be accommodated in and around the site including: location of sidewalks, links to adjoining properties, inter-connection between buildings on the site, bicycle racks and handicapped parking stalls.
(c) Height of Buildings
The minimum height of buildings having a façade facing 12th Avenue SE is 6 metres (19.7 ft). The maximum height of any building is 18.0 m (59.0 ft).
(d) Building Step-back
Buildings fronting 12th Avenue SE in excess of two storeys in height shall bestepped back a minimum of 2.0 m (6.6 ft) above the second storey level.
(e) Building Design
-(i) The facades of multi-tenant buildings shall be organized to provide a strong and consistent rhythm to the streetscape.
-(ii) Buildings in excess of 40.0 m (131.2 ft) in length shall break up the visual impact of their mass using vertical recesses or other architectural articulation and/or changes in material.
-(iii) A minimum of 60% glazing should be used on the grade level of facades fronting 12th Avenue.
-(iv) All visible building facades should feature architectural detailing to create a unified exterior.
-(v) No new building shall cast a shadow on a residential building between the hours of 10.00 am and 2.00 pm on March 21st.
(f) Building Materials
Brick, wood and stone can be used as architectural elements in concert with modern materials such as aluminium, zinc, steel, glass and concrete. All elevations of buildings shall use materials of a standard similar to the front facades of buildings.
(g) Mixed Use
Any residential development in mixed use buildings shall be above the ground floor.
(h) Parking
-(i) No parking area shall project closer than 6.0 m (19.7 ft) to 12th Avenue SE
-(ii) Parking areas facing public roadways shall be screened from view with landscaping.
-(iii) Low-impact development features (such as permeable curbs, rain gardens, bio-infiltration trenches) shall be used to help manage rain water pooling and run off from impervious parking surfaces.
-(iv) Each new development shall demonstrate how snow clearing and storage will be managed.
(i) Access
Vehicular access to sites abutting 12th Avenue SE may be restricted to right-in and right-out only depending on the location of intersections.
(j) Signage
-(i) Building and tenant identification shall be organized as distinct architectural elements that reflect the character of the site development.
-(ii) Building signage should be limited in scale and integrated with the design of the building facades.
-(iii) Freestanding signs shall not exceed a sign area of 9.0 sq m
(96.9 sq ft) or a height of 9.0 m (29.5 sq ft).
(k) Building Servicing
-(i) Loading and waste storage areas shall be screened from view from adjacent properties and pedestrian areas: screening shall utilize highquality components such as landscaped berms, masonry walls, wood fencing and plantings.
-(ii) Garbage storage, loading and other servicing functions shall be located within or at the rear or side of buildings.