Development permits are required for the development of all properties in the "development permit areas" identified in the Official Community Plan (OCP). This includes all commercial, industrial, multi-family, and infill residential developments.
The development permit process addresses landscaping, exterior character, and the compatibility of new construction with existing development in the same area.
With the exception of infill residential applications and minor amendment applications, development permit applications are reviewed by the Advisory Design Panel, a committee appointed by City Council. If the application conforms to the guidelines set out in the OCP, the panel will send the development proposal to Council with a recommendation for approval. If the application does not conform to the guidelines, the panel will ask for revisions. For an overview download "A Guide to Development Permits" below.
Download the Important Updates to Development Application Fees or see below.
|Single Family, Duplex, Garden Suite||$400 / residential unit|
|Multifamily||$2500 + $55 / residential unit|
|Industrial||$2500 + $40/100m2 building gross floor area|
|Other||$2500 + $60/100m2 building gross floor area|
|Landscaping Development Permit Compliance & Inspection||2% of estimated landscaping costs (max $2000)|
Step 1: Preparation
Development proposals should be well prepared and researched. All applicants should be aware of the following City plans, policies and regulations:
- Official Community Plan (OCP), and
- Zoning Bylaw and Maps – Refer to the zoning map for the existing zoning of your property and then the Zoning Bylaw for permitted land uses, building height requirements and setbacks.
Step 2: Pre-application Meeting
Development Services staff is available to meet with prospective applicants and their consultants to discuss the development proposal and provide advice on submission requirements and procedures.
Step 3: Application Submission
Your development permit application must include the following:
- completed application form, signed by the registered owner(s);
- application fee;
- Letter of Authorization signed by the property owner(s) if the applicant is applying on behalf of the owner(s) (staff will only deal with the applicant);
- Certificate(s) of Title within five (5) days of application;
- written description of the existing and proposed uses of the property;
- the compliance of the proposal with applicable Official Community Plan policies, design guidelines and zoning regulations;
- the reasons for the request and the benefits to the community;
- development data summary form provided by the City;
- one (1) full size set of plans drawn to scale, four (4) copies in 11” x 17” and PDF files of the drawings with the following: location of existing and proposed buildings with setbacks (site plan); location and dimensions of all municipal easements, right-of-ways and registered covenants; floor plans and elevations of proposed buildings with Floor Area Ratio (FAR); landscape plans showing location and species of plants, location and details of fencing, and surface treatments; location and layout of parking and loading areas; and location and sizes of underground and surface utilities;
- Site Profile regarding possible soil contamination on the property from certain types of industrial and commercial uses and activities;
- Sustainability Checklist to demonstrate sustainable development initiatives; and
- additional information such as traffic impact studies, and Good Neighbour Agreements may also be required depending on the site and proposal. Please refer to the Good Neighbour Agreement Policy for details.
Step 4: Application Review
Applications will be circulated internally by the File Manager to appropriate staff for comment.
In some cases, applications are also referred to external agencies for comments. Most commonly, the Provincial Ministry of Transportation if adjacent to Lougheed Highway; the Agricultural Land Commission if excluding the land from the ALR; and School District 42 if new development results in a large increase of residential density consisting primarily of young families.
Step 5: Advisory Panel
A development permit application may first be considered by the Advisory Design Panel (ADP), a five-to-nine member panel appointed by Council. The ADP will provide Council with a recommendation based on various design criteria.
Step 6: Council Consideration
The File Manager prepares a staff report which includes the comments from the review, conditions that may need to be met, and recommendations from staff, the Advisory Design Panel and any external agencies.
Step 7: Final Approval
If Council authorizes issuance of the permit, the applicant is forwarded copies of the permit to be signed and returned. Once issued by the City, a Notice of Permit will be registered with the Land Titles Office on the title of the property. The permit will remain on title and will be binding on all subsequent owners.
If construction does not substantially begin within two years of the development permit issuance date, it will lapse. If this happens, a new application must be submitted.