• Red Tail Rise
• 112 Street E.

Redtail Rise

• The properties in Phases 1 will be rezoned to Traditional Neighbourhood District (TND) when the developer is ready to rezone the entire Redtail Rise Development.
• The developer was given approval for Phase 1 to proceed without an ASP. The developer is required to prepare an ASP and a Functional Servicing Report prior to proceeding with the development of the remaining phases. Once the ASP is adopted by Council, the developer's next step will be to rezone all of the Redtail Rise properties to TND, and then submit a Neighbourhood Outline Plan for the Town's review. These steps may be done concurrently.
• All of the Redtail Rise land is currently zoned Country Estate Residential Sub. A (CERA)
• Development in Phase 3 and beyond will not be allowed to commence until the ASP is adopted and the land is zoned TND
• There maybe be a requirement for a Neighbourhood Outline Plan (NOP) as well.
• All development in Phase 3 and beyond is expected to comply with the TND zoning
• Development in Phases 1 and 2 will become legal non-conforming to the TND zoning because these houses were developed using the CERA regulations from the Foothills County Land Use Bylaw.

112 St. E

• The 112 St. E owners have been directed to work on an Area Structure Plan (ASP) and Joint Functional Servicing Report (JFSR) to be submitted for Council review and adoption
• Until the ASP and JFSR are adopted, the land will be continued to be zoned under the Foothills County Land Use Bylaw
• The properties are either zoned Country Residential (CR) or Rural Business (RB).
• Most of the properties are affected by the Flood Hazard Protection District overlay because they were impacted by June 2013 flood event within the Foothills County. The intent of this section is to discourage new development on lands subject to flooding and achieve the long term goal of maintaining and decreasing the overall density of development on lands that may be subject to flooding.
• Once the ASP is adopted by Council, the landowners' next step will be to rezone the properties to Town of High River zones then submit a Neighbourhood Outline Plan for the Town's review. These steps may be done concurrently.

• Every year the Town of High River receives market data from Foothills County . This enables the Town to establish a market value for all property types identified in the annexed areas, so it is the same as similar properties in Foothills County.

• In addition to being valued consistently with similar properties in Foothills County, the mill rate used to calculate the annual taxes will be the lower of that of the Town of High River or Foothills County

• The sale of the property or the change of ownership is not a trigger affecting assessment and taxation

• Any one of the following "Triggers", as mentioned under Section 5 (2), affect subsequent assessment and taxation:

1. The creation of a new parcel of land by subdivision, including separation of title
   
2. The land is re-designated at the request of the landowner
3. Land is connected to the Town water, sanitary sewer, or storm water services
4. Landowner requests to be taxed at the rate established by the Town

• Property must be assessed and taxed in the same manner as other properties within the Town of High River

Redtail Rise

• The developer is working on an Area Structure Plan (ASP) which will include Phase 3 and beyond. Once the ASP is adopted by Council, the developer's next step will be to rezone all of the Redtail Rise lands property to TND

112 St. E

• The 112 St. E owners have been directed to work on an Area Structure Plan (ASP) and Joint Functional Servicing Report (JFSR) to be submitted for Council review and adoption
• The owners will need to work as a group with a consulting team of their choice to prepare an ultimate land use, transportation, and servicing plan for the area.
• Considerations will include, municipal reserve dedication for parks and school sites, school site planning, general allocation of storm water ponds, primary roadways, and land use categories ( residential, commercial, industrial, etc.)
  Will also include technical studies to determine flooding hazards, infrastructure upgrades for water and sewer, connection points for shallow utilities, review of the area for environmental sensitive areas, and other development constraints.
• Until the ASP and JFSR are adopted, the land will be continued to be zoned under the Foothills County Land Use Bylaw.

To view the application form and checklist, visit this link: Development Plans, Reports and Studies

To view the ASP Plan Process, visit this link: Area Structure Plan Process

Neighbourhood Outline Plans are more detailed plans that are submitted after the Area Structure Plans are passed by bylaw.

NOPs include the following information:

• • Local subdivision and road network
  • Street naming
  • Servicing alignments on local streets
  • May require technical studies and reports to confirm development potential of lands

To view the Neighbourhood Outline Plan Application visit this link: Neighbourhood Outline Plan Application

Redtail Rise

• The developer is able to develop Phases 1 and 2 under the County's Land Use Bylaw - CERA zoning
• Phase 3 and beyond must have an ASP, NOP, and Town of High River zoning in place before development may occur.

112 St. E

• The landowners may apply for subdivisions
• The landowners may apply for dwelling unit(s) that comply with the County's Land Use Bylaw

• The landowners may apply for uses that comply with the County’s Land Use bylaw that do not result in further intensification of the land. New buildings will not be supported unless approval was granted prior to Annexation.

• Home Occupations – land use is regulated according to the County’s Land Use Bylaw; therefore, Home Occupations will be permitted only in accordance with the County’s Land Use Bylaw.

• A Building Permit will only be issued after a Development Permit is approved.
• Building Permit application is required. The Application process will take up to 10 business days to issue the permit.
• The Safety Codes division strictly deals with the National Building Code - Alberta Edition 2019.
• For more information visit our Safety Codes webpage.

The Good Neighbour Bylaw 4579-2020 applies to the annexed areas now that they are part of the Town.

The Bylaw covers items including but not limited to noise, sidewalk clearing, and property maintenance.

The Bylaw can be viewed here: Good Neighbour Bylaw 4579-2020.

Redtail Tail Rise

• The County Estate Residential District A (CERA) does not allow for agricultural uses.
• Therefore, only the Town's Animal Bylaw 4567/2019 or any successor thereof would apply.
• In addition to domestic animals such as dogs and cats, the bylaw has allowances for bees and chickens.

112 Street E

• The Country Residential District and the Rural Business District allow for some agricultural uses on parcels that are not less than three (3) acres.
• You are allowed to keep up to three (3) animal units on parcels between three (3) and nice (9) acres.
• Animal units are listed in the County's Land Use Bylaw under Section 10.1.
• For example, one (1) dairy cow is equivalent to one (1) animal unit.

The Town of High River Dangerous Weapons Bylaw 3634/89 prohibits the use of bows and arrows, cross bows and bolts, firearms, B. B. guns, and pellet guns in the Town of High River except with written approval from the Council to an individual, group, club, or association.