Application Process

To apply for a development permit, a completed application form must be submitted to City Hall and should include (as per Land Use Bylaw #2880-16):

  • An application to the Development Authority, signed by the registered owner of the land on which the development is proposed, or an authorized agent of the registered owner;
  • A statement of the proposed use of all parts of the land and building(s);
  • The development fee as is prescribed in the Fees and Charges – Planning and Development Bylaw, as amended;
  • A site plan, in duplicate, showing:
    • North arrow;
    • Scale of plan, minimum of 1:1,000 or to the satisfaction of the Development Authority;
    • Legal description of the land on which the development is proposed;
    • Municipal address (if any);
    • Front yard, side yard and rear yard setback requirements, shown and labelled;
    • Location of sidewalks and curbs;
    • Location and height of proposed and existing buildings or structures, dimensioned to the property line, including utility poles, fire hydrants, retaining walls, fences and signs;
    • Dimensioned layout of proposed and existing off-street parking areas, loading areas, driveways, entrances and exits abutting streets and lanes;
    • Location of existing landscaped areas including retaining walls, existing trees, buffer and screening areas;
    • Location of all registered utility easements and right of ways;
    • Proposed grade and on site drainage of the lot; and
    • Location of service connections.
  • A set of plans in duplicate showing floor plans, all elevations and perspective relationship of the building to adjacent buildings; and
  • A vicinity map indicating the location of the proposed development in relation to nearby streets and other significant physical features which may have implications for the proposed development

The Development Authority may request supplementary information such as (per Land Use Bylaw #2880-16):

  • A landscaping plan, in accordance with Section 11.0 of this Bylaw;
  • Photographic prints showing the site in its current condition;
  • Analysis of the form, mass and character of the proposed development to demonstrate that it complements the neighbouring development;
  • A geotechnical or floodplain study prepared by a qualified engineer if, in the opinion of the Development Authority, the site is potentially hazardous or unstable;
  • A level one and/or level two environmental site assessment, conducted according to Canadian Standards Association (CSA) guidelines, to determine potential contamination and mitigation;
  • An environmental impact assessment prepared by a qualified professional if the proposed development may, in the opinion of the Development Authority, result in potentially significant environmental effects;
  • A traffic impact analysis prepared by a qualified engineer specializing in transportation engineering. Such an analysis shall address, but not be limited to, impact on adjacent public streets, pedestrian circulation on and off site, vehicular circulation on and off the site, turning radius diagrams for large truck movements on and off site, and any other information required by the Development Authority;
  • A parking study prepared by a qualified engineer specializing in transportation engineering;
  • A noise attenuation study prepared by a qualified professional acoustic engineer;
  • A report showing the effect of wind and shadow produced by the proposed development;
  • A Plan of Survey or a Real Property Report, in duplicate, prepared by an Alberta Land Surveyor, showing the site to be developed;
  • A reclamation plan for aggregate extraction or other major surface disturbance;
  • Information to assist in assessing the impact the proposed development may have on utilities, services, traffic circulation within the site and on adjacent public roadways, land uses, tax base, community facilities, employment and other matters;
  • An automatically renewable, irrevocable letter of credit, or some other form of insurance suitable to the Finance Department, to ensure the completion of the development;
  • For discretionary use permits or variances, information showing that the applicant has consulted nearby residents and landowners; and/or
  • Any such other plans, photographs, documents or information that the Development Authority may consider necessary to properly evaluate the impact arising from the proposed development.

Incomplete applications may be considered (as per Land Use Bylaw #2880-16):

  • Should the application be deemed incomplete the application form and all submissions shall be returned to the applicant, together with the appropriate refund in compliance with the fee schedule.
  • Where the proposed development is located on a parcel of land with a conditionally approved subdivision, the Development Permit application shall be deemed incomplete until the subdivision is registered at land titles. Development Permit applications for model units may be accepted prior to a subdivision being registered at Land Titles.
  • If an application for Development Permit is deemed incomplete, the applicant may request that the application be reviewed by the Development Authority as submitted for a decision. Request for the review of and decision on an incomplete application must be made in writing and signed by the applicant. The Development Authority must respond, in writing, to this request prior to the expiry of the Development Permit consideration period.