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Part 2 - Development Process

Permit Requirements

This part outlines the City’s Development Permit Process, including related requirements and procedures.

2.1 Control of Development

  1. Except as provided in section 2.2 ‘Development Not Requiring A Development Permit,’ no development shall be allowed unless a Development Permit means the document issued by the Development Authority or by Council in a Direct Control District under this Bylaw or any previous Land Use Bylaw, and includes any plans or conditions of approval. has been issued for it.
  2. If the use of a Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway. , or a portion of a building, ceases for six months or less, re-establishment of the same or substantially the same use in the premises does not require a Development Permit, provided no structural changes are made to the space. If structural changes are made, a new Development Permit is required.
  3. If the use of a building, or a portion of a building, ceases for more than six months, the Development Permit that authorized that use is of no further force or effect and re-establishment of that use, or the establishment of any other use in the building, requires a new Development Permit.
  4. Sections (2) and (3) do not apply to the use of dwelling units.
  5. All developments that require a Development Permit must be in compliance with the terms and conditions of the Development Permit.
  6. All development must be in compliance with the regulations of this Bylaw.

2.2 Development Not Requiring a Development Permit

  1. A development described in Table 2-1 does not require a Development Permit, provided the development complies with all applicable development regulations and other requirements of this Bylaw. If a development requires a Variance means a deviation or waiver of a development regulation. A site density bonus or height bonus is not a variance. (Section 2.15), a Development Permit is required for the development.

Table 2-1: Development Not Requiring A Development Permit

Development Development Permit Not Required

2. Development subject to a valid Development Agreement means an agreement between a developer or property owner and the City that defines the terms and conditions under which a development must be carried out.
  1. Constructing, widening, altering, redesigning, or maintaining a public roadway;
  2. Traffic management projects and devices;
  3. Vehicular and pedestrian bridges and walkways;
  4. Water reservoirs, water lines, storm, and sanitary sewer installations;
  5. Street furniture, sport courts, playgrounds, public park landscaping, municipal Recreation Equipment means a utility trailer, boat, boat trailer, all-terrain vehicle, or snowmobile, but not a recreation vehicle., and civic buildings with a Gross Floor Area means the total area of all floors of a building located totally or partially above finished grade, and the total area of all mechanical equipment areas. The area comprising the gross floor area must be enclosed or have a roof over the area, but does not require interior finishing. Gross floor area shall be measured: 1) To the outside surface of the exterior walls; or 2) Where buildings are separated by firewalls, to the centre line of the common firewalls. under 807.29 sq. ft.;
  6. Constructing and maintaining Public Utility means a system or works used to provide one or more of the following for public consumption, benefit, convenience, or use:

    1. Water or steam; 2. Sewage disposal; 3. Telecommunications; 4. Irrigation; 5. Drainage; 6. Fuel; 7. Electric power; 8. Heat; 9. Waste management; or 10. Residential and commercial street lighting;

    and includes the thing that is provided for public consumption, benefit, convenience, or use.    ; and
  7. Stripping means any activity that removes or significantly disturbs vegetated or otherwise stabilized soil surface, including clearing and grubbing operations. This does not include grading or excavation., Grading means any land disturbance, removal, or fill, or any combination thereof, and shall include the conditions resulting from any land disturbance. This does not include excavation or stripping., or filling of land, including temporary storage and sale of topsoil, in an area governed by a development agreement, but excluding Topsoil Processing and Sales means the act of stripping and refining raw soil for reuse as topsoil, and may include processing, stockpiling, and sales of soil. or screening.

3. A government project
  1. A project listed in section (2) undertaken by the City;
  2. Construction and maintenance of that part of a Public Utility means a system or works used to provide one or more of the following for public consumption, benefit, convenience, or use:

    1. Water or steam; 2. Sewage disposal; 3. Telecommunications; 4. Irrigation; 5. Drainage; 6. Fuel; 7. Electric power; 8. Heat; 9. Waste management; or 10. Residential and commercial street lighting;

    and includes the thing that is provided for public consumption, benefit, convenience, or use.     located in, on, over, or under a public roadway, a Public Utility means a system or works used to provide one or more of the following for public consumption, benefit, convenience, or use:

    1. Water or steam; 2. Sewage disposal; 3. Telecommunications; 4. Irrigation; 5. Drainage; 6. Fuel; 7. Electric power; 8. Heat; 9. Waste management; or 10. Residential and commercial street lighting;

    and includes the thing that is provided for public consumption, benefit, convenience, or use.     right-of-way, or a public utility lot;
  3. The installation, maintenance, and repair of one or more public works, provincial highways, facilities, or utilities carried out by, or on behalf of federal, provincial, or local authorities.

4. Address pillar
  1. In a Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts., the FUD, or TRN Districts, the installation of a freestanding pillar less than 3.94 ft. in height for the purpose of municipal addressing.

5. Agriculture Accessory Building means a building associated with an agricultural use on the lot on which it is located that is used for the housing of livestock, the storage of farm produce or livestock feed, or the storage and maintenance of agricultural machinery, including a grain bin or silo for the storage of on-farm produced crops, not including a building used for dwelling.
  1. In the FUD and TRN Districts, an agriculture accessory building.

6. Agriculture (General) means the cultivation of soil for the growing of a crop or the raising of livestock, but does not include agriculture (intensive) or topsoil processing and sales.
  1. In the FUD and TRN Districts, an agriculture (general) use.

7. Commercial vehicle parking
  1. On a lot in a Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts. limited to:
    1. The parking of one commercial vehicle having a Gross Vehicle Weight means the licensed maximum weight of the vehicle, as set out on the vehicle’s certificate of registration. of between 6,613.87 lbs and 11,023.11 lbs; and
    2. The parking of one commercial vehicle having a Gross Vehicle Weight means the licensed maximum weight of the vehicle, as set out on the vehicle’s certificate of registration. of more than 11,023.11 lbs, but less than 15,432.36 lbs, if it is parked or stored in a Garage means a building that is intended to provide parking for vehicles, is enclosed on all sides, and may either be attached to or detached from the principal building., or is being loaded or unloaded.
  2. In a Commercial or Industrial District includes the BP1, BP2, ICS, and IND Districts., parking of a commercial motor vehicle that is Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. to a use for which a Development Permit has been issued under this Bylaw.

8. Congregate Housing (Level One) means a group of up to six individuals living together communally in a dwelling (single detached), dwelling (semi-detached), or dwelling (duplex). This does not include congregate housing (level two), short-term rental, or a boarding house.
  1. In the LDR, SLR, LLR, FBR, MID (areas A and B), FUD, or TRN Districts.

9. Demolition
  1. The demolition of any Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway. .
    Note: a building permit may be required.

10. Driveway means a privately owned, hard-surfaced access that connects on-site parking areas to the public roadway.
  1. In a Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts., the width of hard-surfacing in any yard for the purposes of providing vehicular access from a Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. to a Garage means a building that is intended to provide parking for vehicles, is enclosed on all sides, and may either be attached to or detached from the principal building. or Carport means a structure, with a minimum 40% of its perimeter open and unobstructed, used to provide overhead shelter for a vehicle., provided that it does not exceed:
    1. 24.60 ft. on a lot 40.03 ft. or greater in width; and
    2. 18.04 ft. on a lot less than 40.03 ft. in width.

11. Dugout means a development where earth, rock, concrete, or other material is removed in order to retain water for household, landscaping, stormwater management, or general agricultural uses, including a borrow pit, but not including a lagoon for wastewater.
  1. In the FUD or TRN Districts, a dugout, in accordance with section 3.81 ‘ Dugout means a development where earth, rock, concrete, or other material is removed in order to retain water for household, landscaping, stormwater management, or general agricultural uses, including a borrow pit, but not including a lagoon for wastewater..’

12. Election or census use
  1. The use of a Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway.  or a part of it in connection with a federal, provincial, municipal, or school board election, referendum, or census.

13. Fence means a vertical physical barrier constructed to provide visual screening or to enclose a lot or site., wall, or gate
  1. Construction of a fence, wall, or gate on an Interior Lot means any lot other than a corner lot., less than 6.56 ft. in height; or on a Corner Lot means a lot located at the intersection of two or more public roadways, but not the intersection of a street and a rear lane, or a lot that has two public road frontages., less than 3.94 ft. in height, in accordance with sections 3.62 ‘Fences (Residential)’ and 3.84 ‘Fences (Non-Residential).’

14. Garage means a building that is intended to provide parking for vehicles, is enclosed on all sides, and may either be attached to or detached from the principal building. Sale
  1. In a Residential District, the FUD, or TRN Districts, holding a garage sale up to three times per calendar year, each for a duration of not more than three consecutive days.

15. Home-Based Business (Level One) means an Accessory Development contained within one room in a dwelling unit or an accessory building, for a business that is operated by a permanent resident of the dwelling unit, and involves office functions only. No on-site employees, except the resident, are permitted for a home-based business (level one).
  1. In accordance with section 3.59 ‘Home-Based Business (Level One).’

16. Lodger means someone who pays for a place to sleep, which may include meals, but does not include the purchase of a room in a hotel.
  1. In a Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts., a Mixed-Use District includes the MID (Area C), MU1, MU2, and DTN Districts., and the FUD or TRN Districts, the habitation within a dwelling unit of a family, plus a maximum of two lodgers.

17. Maintenance
  1. Routine maintenance of, and repairs to, a building not involving any structural changes.

18. Private Pool means any private swimming pool or hot tub, whether above or below the ground. This does not include a decorative pond. or Decorative Pond means any decorative pond, whether above or below the ground. This does not include a private pool.
  1. Construction of a private pool or decorative pond 1.97 ft. or less in depth.

19. Radio Antenna means a device used for commercial fleet dispatch and ham (or hobby) radio antennas, and their support structures, designed to receive and transmit radio waves for limited commercial uses and non-commercial uses, including commercial fleet services or amateur radio operators.
  1. Installation of a radio antenna in accordance with section 3.30 ‘Radio Antenna.’

20. Recreation Vehicle means a vehicle, with seating and sleeping capacity to provide temporary living accommodation, either carried on or pulled by another vehicle, or transported under its own power. and Recreation Equipment means a utility trailer, boat, boat trailer, all-terrain vehicle, or snowmobile, but not a recreation vehicle. parking and storage
  1. In a Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts., the FUD, or TRN Districts, the parking of a Recreation Vehicle means a vehicle, with seating and sleeping capacity to provide temporary living accommodation, either carried on or pulled by another vehicle, or transported under its own power. less than 32.81 ft. in length, or the storage of Recreation Equipment means a utility trailer, boat, boat trailer, all-terrain vehicle, or snowmobile, but not a recreation vehicle. less than 26.25 ft. in length:
    1. In a fenced rear or side yard, unless a development on an Adjoining Site means a site that is contiguous to another site along a common property line. An adjoining site also includes a site that is adjacent across a rear lane, but not across a street. has a window of a Habitable Room means a bedroom, dining room, family room, or living room. on the ground floor facing the Recreation Vehicle means a vehicle, with seating and sleeping capacity to provide temporary living accommodation, either carried on or pulled by another vehicle, or transported under its own power. or Recreation Equipment means a utility trailer, boat, boat trailer, all-terrain vehicle, or snowmobile, but not a recreation vehicle., and this window is located less than 8.20 ft. from the recreation vehicle or recreation equipment;
    2. On a Driveway means a privately owned, hard-surfaced access that connects on-site parking areas to the public roadway., if the recreation vehicle or recreation equipment is set back a minimum of 0.98 ft. from a sidewalk or where there is no sidewalk, set back 6.56 ft. from a curb; and
    3. In the case of a site accessed by a Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6., the Recreation Vehicle means a vehicle, with seating and sleeping capacity to provide temporary living accommodation, either carried on or pulled by another vehicle, or transported under its own power. or Recreation Equipment means a utility trailer, boat, boat trailer, all-terrain vehicle, or snowmobile, but not a recreation vehicle. shall be set back a minimum of 3.28 ft. from the closest edge of the lane.
  2. Notwithstanding the above, the parking or storage of a recreation vehicle or recreation equipment shall not be allowed if it interferes with safe traffic sight-lines, as determined by the Development Authority.

21. Residential accessory building
  1. In a Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts., the FUD, or TRN Districts, construction of:
    1. An Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. building less than 107.64 sq. ft. in floor area;
    2. An unenclosed, uncovered Deck means a raised platform, normally attached to a dwelling unit, which projects beyond the principal building, including balconies., to a maximum of 1.97 ft. above finished grade;
    3. A Patio means an at-grade concrete slab or other hard surface that adjoins a dwelling unit for the purpose of outdoor gatherings.; and
    4. A firepit or a barbecue (in accordance with the Fire Services Bylaw 01/2020);

where the development otherwise complies with this Bylaw.

22. Residential Landscaping means preserving, enhancing, or incorporating vegetative and other materials in a development, and includes combining new or existing vegetative materials with architectural elements, existing site features, or other development features – including fences or walls.
  1. Landscaping on a low-density residential lot districted LDR, SLR, LLR, or FBR, which may include container gardens located in the front yard less than 3.28 ft. in height.

23. Retaining Wall means a wall structure which supports and contains the ground on a site.
  1. Construction of a retaining wall less than 3.94 ft. in height, if the slope of that portion of the site retained by the wall is less than 8%.

24. Satellite Dish means a parabolic device and its support structure, designed to receive or transmit frequencies transmitted by satellites.
  1. Installation of a satellite dish in accordance with section 3.33 ‘Satellite Dish.’

25. Shipping Container means an accessory development that was previously used to transport goods, and is now used for storage purposes only. This does not include a moving pod/refuse bin.
  1. In the TRN District, a shipping container, in accordance with section 3.35 ‘Shipping Container’ and section 5.25(13) ‘Shipping Container.’

26. Short-Term Rental means a dwelling or portion of a dwelling that is advertised for rent for a period of less than 30 days, but does not include a bed and breakfast or a boarding house.
  1. A short-term rental in Residential or Mixed-Use District includes the MID (Area C), MU1, MU2, and DTN Districts..

27. Sign means an accessory device or structure erected or placed for the purpose of providing directions or information, and includes copy. This does not include a wall mural.
  1. A sign identified in section 6.3 ‘Signs Not Requiring A Development Permit.’

28. Moving Pod/Refuse Bin means an accessory development that is placed to assist with the temporary storage of goods related to a move, or disposal of waste materials during renovations. This does not include a shipping container.
  1. In a Residential District, the placement of a moving pod/refuse bin, not otherwise associated with a building permit, on a paved Driveway means a privately owned, hard-surfaced access that connects on-site parking areas to the public roadway., for a period of no more than two weeks.

29. Solar collector
  1. Installation of solar collectors, in accordance with section 3.36 ‘ Solar Collector (Attached) means a non-reflective accessory structure attached to a building, used to collect sunlight, that is part of a system used to convert radiant energy from the sun into thermal or electrical energy.’ or section 3.37 ‘ Solar Collector (Freestanding) means a non-reflective accessory structure not attached to a building, used to collect sunlight, that is part of a system used to convert radiant energy from the sun into thermal or electrical energy..’

30. Telecommunication Tower means any tower used to provide communication services through the transmitting, receiving, or relaying of voice and data signals, including radio, cellular, broadcast, Personal Communication Services (PCS), or wireless data, such as cell phone towers and wireless internet towers. For the purposes of this Bylaw, this excludes radio antennas and satellite dishes.
  1. Installation of telecommunication towers that are not added or mounted to a building, are federally regulated, and comply with the regulations in section 3.38 ‘Telecommunication Towers.’

31. Temporary Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway. 
  1. A temporary building, including a Shed means an accessory building used for the storage of gardening or household equipment, materials, and tools in a residential development, and includes a storage shed., office, or storage building, used solely as an Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. to the construction or renovation of a Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway.  or development subject to a valid Development Permit for a period of up to 12 months, or as otherwise determined by the Development Authority.

32. Wall Mural means a graphic painted or affixed to an exterior wall of a building for decorative purposes only. This does not include a sign.
  1. A wall mural in any District.

2.3 Application for a Development Permit

  1. An application for a Development Permit shall be made by the registered owner of the land on which the development is proposed, or by some other person with the written consent of the owner, to the Development Authority by submitting the following:
    1. Required information as described in sections 2.4 to 2.9; and
    2. The applicable fee prescribed in the Master Rates Bylaw.
  2. An application is incomplete until all the information and fees required under section (1) are submitted to the Development Authority.

2.4 Plans and Information Required

  1. Unless the Development Authority specifies otherwise in writing, the following information must be submitted to the Development Authority when an application for a Development Permit is made:
    1. Two copies of a Site Plan means a detailed dimensional plan, at a reproducible scale, providing information and graphic depiction of all physical development relationships to occur on a site. or package of site plans showing the following information:
      1. A north arrow;
      2. The scale of the plan (in metric, minimum 1:100);
      3. A legal description of the property;
      4. The municipal address;
      5. Labels showing the Property Line means a line of record bounding a lot that divides one lot from another lot, a public roadway, or any other public space. and Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections. requirements in accordance with this Bylaw;
      6. An outline of all Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway.  on the site;
      7. The total Gross Floor Area means the total area of all floors of a building located totally or partially above finished grade, and the total area of all mechanical equipment areas. The area comprising the gross floor area must be enclosed or have a roof over the area, but does not require interior finishing. Gross floor area shall be measured: 1) To the outside surface of the exterior walls; or 2) Where buildings are separated by firewalls, to the centre line of the common firewalls., and, where applicable, gross floor areas of each individual unit within a Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway. ;
      8. Easements;
      9. The locations of all existing and proposed utility rights-of-way;
      10. The distances from the back of the walk and the face of the curb (existing and proposed) to the Property Line means a line of record bounding a lot that divides one lot from another lot, a public roadway, or any other public space.;
      11. Any medians and/or breaks in medians on Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. adjacent to the site;
      12. The existing and proposed site grades, contours, Designated Flood Line means the observed and calculated elevation for the 1:100-year flood elevation along the Sturgeon River, Big Lake, and Carrot Creek as indicated on the Land Use Map. (where applicable), and any special topographical features or site conditions;
      13. The locations of all existing and proposed Public Utility means a system or works used to provide one or more of the following for public consumption, benefit, convenience, or use:

        1. Water or steam; 2. Sewage disposal; 3. Telecommunications; 4. Irrigation; 5. Drainage; 6. Fuel; 7. Electric power; 8. Heat; 9. Waste management; or 10. Residential and commercial street lighting;

        and includes the thing that is provided for public consumption, benefit, convenience, or use.        ;
      14. The locations of all lighting and light standards, catch basins, utilities poles, hydrants, and utility fixtures;
      15. The locations and dimensions of Driveway means a privately owned, hard-surfaced access that connects on-site parking areas to the public roadway. accesses;
      16. Any adjoining Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway., and Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6., all shown and labeled;
      17. The layout of existing and proposed Parking means leaving a vehicle temporarily on a lot or site. areas showing dimensioned depth and width of stalls, Barrier-Free means to allow proper and safe access and use of buildings, facilities, and open areas, with a proper and safe outcome for accessibility. stalls, aisle dimensions, angles of stalls, and number of stalls;
      18. The Parking means leaving a vehicle temporarily on a lot or site. area grades, including any Driveway means a privately owned, hard-surfaced access that connects on-site parking areas to the public roadway. and ramps;
      19. Identification of surface treatments for all areas;
      20. The locations of all existing and proposed Fence means a vertical physical barrier constructed to provide visual screening or to enclose a lot or site.;
      21. The locations of garbage and recycling receptacles and loading areas; and
      22. The existing and proposed Sign means an accessory device or structure erected or placed for the purpose of providing directions or information, and includes copy. This does not include a wall mural. locations;
    2. Landscaping means preserving, enhancing, or incorporating vegetative and other materials in a development, and includes combining new or existing vegetative materials with architectural elements, existing site features, or other development features – including fences or walls. plans as required by the Development Authority showing:
      1. The existing topography, identifying the vegetation that is to be retained or removed;
      2. A layout of the soft and hard landscaping, pedestrian circulation and open space systems, Screening means the concealment of a development by a fence, wall, berm, landscaping, or combination thereof. Such screening is intended to mitigate any visual nuisance of the development., Berm means an elongated mound of earth projecting above the adjoining average finished grade, designed to provide screening or noise attenuation within a development or between adjoining developments., slopes, and Retaining Wall means a wall structure which supports and contains the ground on a site.;
      3. The types, sizes, and numbers of plant materials, calliper of trees, and the types of hard landscaping; and
      4. The municipal address, north arrow, scale, and Property Line means a line of record bounding a lot that divides one lot from another lot, a public roadway, or any other public space.;
    3. A certified copy of title of the site indicating ownership, interest and encumbrances accompanied by a written authorization for the Development Authority or their representative to enter upon the site;
    4. An address for any subsequent notification; and
    5. Any other additional information required in accordance with sections 2.5 through 2.9.

2.5 Additional Plans and Information

  1. The Development Authority may require the following additional plans and information in support of a Development Permit application, all to the satisfaction of the Development Authority:
    1. Photographic prints showing the site in its existing state;
    2. An Urban Design Review, which must show:
      1. How the form, mass, and architectural character of the proposed development will relate to adjacent developments, and the public realm, including the interface with public sidewalks, Park means land that is intended to be used by the public for active and passive recreation, or general enjoyment., and open spaces; and
      2. How the design, materials, and finish of the principal Façade means the exterior, outward face of the building. of the proposed development will relate to existing or planned façades of neighbouring Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway. , including photographs of existing building façades;
    3. Any or all of the following which were undertaken by a Professional Engineer:
      1. Parking study;
      2. Transportation study;
      3. Transportation impact assessment (TIA); or
      4. Swept path analysis;
    4. A Historic Resource means a building, group of buildings, District, landscape, archaeological site, or other place that has been formally recognized by the City, provincial, and/or federal government for its heritage value. assessment, heritage assessment, or related study;
    5. A wastewater servicing study or re-evaluation of wastewater servicing study, prepared by a Professional Engineer or other qualified professional;
    6. A vibration or noise evaluation study or attenuation proposal prepared by a Professional Engineer;
    7. A lighting plan;
    8. A sun shadow study or a height impact assessment prepared by a qualified professional;
    9. A Retaining Wall means a wall structure which supports and contains the ground on a site. design prepared by a Professional Engineer;
    10. A Real Property Report means a document showing building location and other site data prepared by a Registered Alberta Land Surveyor, according to the standards of the Alberta Land Surveyors Association.;
    11. Clear drawings, electronic or hard copy, when required for presentations to Council;
    12. Site topography, trees, Landscaping means preserving, enhancing, or incorporating vegetative and other materials in a development, and includes combining new or existing vegetative materials with architectural elements, existing site features, or other development features – including fences or walls., or other physical conditions;
    13. Copies of plans in such number as specified by the Development Authority showing the elevations, floor plan, and a perspective of the proposed development, including a description of the exterior finishing materials;
    14. A vicinity map of appropriate scale, indicating the location of the proposed development in relation to nearby access Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. and other significant physical features which may have a bearing on the proposed project;
    15. Copies of any permit, license, approval, or applications for any permit, license, or approval, any environmental assessment, environmental impact assessment, emergency response plan, baseline environmental study, environmental audit, and any other report, study, or analysis that the Applicant or owner has, is, or will be required or requested to obtain or prepare pursuant to any federal, provincial, or municipal enactment or any other law that the Development Authority deems necessary to properly assess the application;
    16. Any geotechnical report, environmental assessment, environmental impact assessment, emergency response plan, construction fire-safety plan, risk assessment, baseline environmental study, environmental audit, report, map, study, or analysis that the Development Authority deems necessary to properly assess the application;
    17. Information confirming that the Applicant has discussed the proposed development with any person affected by the proposed development;
    18. Other information required by the Development Authority to determine how a proposed development may affect land uses in the vicinity; and
    19. On sites greater than 1.85 acres, the Development Authority may require information on how the development will incorporate and utilize sustainable development practices through the use of, the following techniques:
      1. Infrastructure practices, Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway. , and site design that conserves the consumption of water, energy, and materials; or
      2. Any combination of low-impact development techniques implemented throughout the parking area of the site that results in an efficient conservation of site run-off - typical techniques include bioretention cells, bioswales, or permeable surfaces.

2.6 Height Impact Assessment and Sun Shadow Study

  1. In the case of an application for a Development Permit for a building greater than 82.02 ft. in height, or when a proposed building is more than 1.5 times greater than the maximum building height allowed in the District of any adjacent property:
    1. The application must include a height impact assessment and a sun shadow study, to the satisfaction of the Development Authority; and
    2. The study shall address the shading impact of the proposed building on adjacent properties and Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway.  and, where applicable, the impact of glare and noise reverberation.

2.7 Stripping, Grading, Excavation Applications

  1. In addition to the plans and information required under section 2.4, an application for a Development Permit for the Excavation means any breaking of ground, but does not include landscaping of a use for which a Development Permit has been issued, agricultural cultivating, limited household gardening, or ground care., Stripping means any activity that removes or significantly disturbs vegetated or otherwise stabilized soil surface, including clearing and grubbing operations. This does not include grading or excavation., or Grading means any land disturbance, removal, or fill, or any combination thereof, and shall include the conditions resulting from any land disturbance. This does not include excavation or stripping. of land, whether with or without other development on the same site, must include the following information:
    1. The specific location and area of the site proposed for Excavation means any breaking of ground, but does not include landscaping of a use for which a Development Permit has been issued, agricultural cultivating, limited household gardening, or ground care., Stripping means any activity that removes or significantly disturbs vegetated or otherwise stabilized soil surface, including clearing and grubbing operations. This does not include grading or excavation., Grading means any land disturbance, removal, or fill, or any combination thereof, and shall include the conditions resulting from any land disturbance. This does not include excavation or stripping., or stockpiling of material resulting from excavation, stripping, or grading;
    2. The type of excavation, stripping, or grading proposed;
    3. The quantity of soil to be removed, the depth of topsoil to be removed, the total depth of excavating, and depth of topsoil to remain;
    4. The setback from any environmentally sensitive areas on the site to the proposed location of the Excavation means any breaking of ground, but does not include landscaping of a use for which a Development Permit has been issued, agricultural cultivating, limited household gardening, or ground care., Stripping means any activity that removes or significantly disturbs vegetated or otherwise stabilized soil surface, including clearing and grubbing operations. This does not include grading or excavation., Grading means any land disturbance, removal, or fill, or any combination thereof, and shall include the conditions resulting from any land disturbance. This does not include excavation or stripping., or stockpiling;
    5. Test results confirming the quality of imported fill, if imported fill is proposed to be used;
    6. The location of access points, proposed haul routes, and hauling activities;
    7. The proposed method for the mitigation of any nuisance caused by dust and erosion;
    8. A detailed plan for controlling erosion, sedimentation, and weeds on the site;
    9. A detailed timing and phasing program covering the length of the proposed operation, including any processing or sales operations; and
    10. A plan showing the final site conditions following completion of the operation and any land reclamation proposals.
  2. In making a decision for a Development Permit application for any or all Stripping means any activity that removes or significantly disturbs vegetated or otherwise stabilized soil surface, including clearing and grubbing operations. This does not include grading or excavation., Grading means any land disturbance, removal, or fill, or any combination thereof, and shall include the conditions resulting from any land disturbance. This does not include excavation or stripping., or excavating, the Development Authority may impose conditions to:
    1. Address On-Site means a location on the site which is the subject of a development. areas which are subject to erosion and Off-Site means a location other than the site which is the subject of a development. areas which are vulnerable to damage from erosion, sedimentation, or both;
    2. Limit exposure of loose soil for the shortest feasible time;
    3. Minimize the size of the area to be exposed at any one time;
    4. Control surface-water runoff originating upgrade of exposed areas to reduce erosion and sediment-loss during the period of exposure;
    5. Reduce impacts on the privacy or views of adjacent properties;
    6. Prevent off-site sedimentation damage; and
    7. Control impacts to adjacent properties, including excessive dust and dirt migration to adjacent properties.

2.8 Show Home and Residential Sales Centre Application

  1. In addition to the plans and information required under section 2.4, an application for a Development Permit for a Residential Sales Centre means a dwelling unit or temporary building used to exhibit dwelling units for sale, rent, or raffle. Typical uses include show or raffle homes. shall include the following information:
    1. The specific location of the proposed Residential Sales Centre means a dwelling unit or temporary building used to exhibit dwelling units for sale, rent, or raffle. Typical uses include show or raffle homes.;
    2. Parking provisions;
    3. Lighting provisions; and
    4. Signage.

2.9 Home-Based Business Application

In addition to the plans and information required under section 2.4, an application for a home-based business (level two or level three) shall include detailed information regarding the scope and nature of the proposed business, provided through detailed answers satisfactory to the Development Authority to the questions on a form or questionnaire prescribed by the Development Authority.

2.10 Determination of Completeness

  1. A Development Authority must make reasonable efforts consistent with budget and resource constraints, to determine within 20 days after the receipt of an application for a Development Permit, whether the application is complete, unless an agreement is reached between the Development Authority and the Applicant to extend the 20-day period in accordance with section 2.12 ‘Time Extension Agreement.’
  2. If the Development Authority fails to make a determination regarding completeness within 20 days of receipt of an application for a Development Permit, or within such longer time established by agreement between the Applicant and the Development Authority, the application shall be deemed to be complete.
  3. When, in the opinion of the Development Authority, an application is determined to be incomplete, the Applicant shall be advised in writing that the application is incomplete, and that the application will not be processed until all required information is provided. The written notice shall include a description of the information required for the application to be considered complete and the deadline by which such information is to be submitted.
  4. Failure by an Applicant to submit the required information in support of a Development Permit application in accordance with the notice shall result in the application being deemed refused. An application deemed refused on this basis may be appealed, as per the MGA.
  5. Once an application is deemed to be complete, the Applicant shall be notified in writing that the application is complete, and the Development Authority shall process the application.

2.11 Review Period

  1. The Development Authority must make reasonable efforts - consistent with budget and resource constraints - to make a decision on the application for a Development Permit within 40 days after the Development Authority determines the application is complete.
  2. Notwithstanding section (1), the time for the Development Authority to make a decision on a completed Development Permit application may be extended by a written Time Extension Agreement means a written request to extend the processing time of a Development Permit application, or a written request to extend a Development Permit approval. (section 2.12) between the Applicant and the Development Authority.
  3. An application for a Development Permit is deemed to be refused when a decision on the application is not made by the Development Authority within 40 days of receipt of the complete application, or within such longer time set out in a Time Extension Agreement means a written request to extend the processing time of a Development Permit application, or a written request to extend a Development Permit approval..

2.12 Time Extension Agreement

  1. The Development Authority may request an extension of the determination of completeness time-period or the application review period of a Development Permit from the Applicant.
  2. The Development Authority may grant an extension of the determination of completeness time-period or the review period of a Development Permit application at the request of the Applicant.
  3. An agreement between the Development Authority and an Applicant to extend the time for determining the completeness of a Development Permit application or for making a decision on the application must be in writing, dated and signed by the Applicant.

2.13 Permitted and Discretionary Uses

  1. The Development Authority shall review each Development Permit application to determine whether the development constitutes a Discretionary Use or a Permitted Use.
  2. The Development Authority shall issue a Development Permit for a Permitted Use if the application conforms to this Bylaw.
  3. The Development Authority may issue a Development Permit for a Discretionary Use if the application conforms to this Bylaw.
  4. The Development Authority shall refuse to issue a Development Permit:
    1. For a proposed Permitted Use that does not conform to this Bylaw; or
    2. For a proposed Discretionary Use that conforms or does not conform to this Bylaw, or that, in the opinion of the Development Authority, is not suitable for its intended location on the basis of applicable land use planning considerations or principles.
  5. Despite section (4), the Development Authority may issue a Development Permit for a Permitted Use or Discretionary Use that does not conform to this Bylaw subject to a Variance means a deviation or waiver of a development regulation. A site density bonus or height bonus is not a variance., if the Development Authority determines that a variance under this Bylaw is appropriate and within the authority of the Development Authority to grant.
  6. A decision on an application for a Development Permit for a Permitted Use or Discretionary Use shall be in writing, and a copy shall be sent to the Applicant.
  7. If the Development Authority refuses an application for a Development Permit, the decision shall contain the reasons for the refusal.

2.14 Notification

  1. When a Development Permit is issued for a Discretionary Use, or for a Permitted Use that was approved with conditions or with a Variance means a deviation or waiver of a development regulation. A site density bonus or height bonus is not a variance., notice to the public of the issuance of the Development Permit shall be made as follows:
    1. Within five business days of the issuance of the Development Permit, notice shall be published on the City’s website; or
    2. Within five business days of the issuance of the Development Permit, notice shall be mailed by ordinary mail to each registered owner as shown on the assessment roll of the City at the date of the application of land, any part of which lies within 98.43 ft. from the boundary of the site of the proposed development.
  2. Notification of an application to Council for approval of a Direct Control development shall be made as follows:
    1. Published on the City’s website or in two consecutive issues of a newspaper circulating in the City, not later than five business days before the date on which the matter is scheduled to be on a Council agenda, with such publication including sufficient detail to allow a reader to understand the essential elements of the proposed Direct Control means a customized land use designation. A Direct Control development or District has a set of rules specific to a particular property or development. development; and
    2. Within five business days, mailed by ordinary mail to each registered owner of land within 196.85 ft. from the boundary of the site of the proposed Direct Control means a customized land use designation. A Direct Control development or District has a set of rules specific to a particular property or development. development, as shown on the assessment roll of the City at the date of application, with such publication including sufficient detail to allow a reader to understand the essential elements of the proposed Direct Control development.
  3. The Development Authority may notify property owners in an area greater than that required under section (1)(b) or (2)(b).

Last edited: January 30, 2026

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