Development in Your Neighbourhood

The development permitting process ensures that buildings and uses are allowed in accordance with the Zoning Bylaw.

Development Planners review Development Permit applications for compliance with the Zoning Bylaw. The Zoning Bylaw regulates the scale of residential developments — there are rules for site coverage, height, and setbacks. There are also regulations for landscaping, waste collection and more.

Parking rules were updated in 2020 through Open Option Parking, which removed the requirement to provide a minimum number of parking stalls. This change now allows homeowners and businesses to decide how much on-site parking to provide on their properties based on their particular operations, activities or lifestyle. While it is permissible not to provide parking, Development Permit data shows that the majority of developments continue to provide some level of parking.

Permitted Development

When a development fully aligns with the regulations, it is considered a permitted development and legally must be approved. There may be other requirements, like restrictive covenants or caveats on title that the applicant must consider when developing their land, but these do not inform development permit decisions.

Discretionary Development

If a proposed development does not fully align with the Zoning Bylaw regulations, the Development Planner will require the applicant to modify the proposed plan or may consider a variance. Variance requests may be approved or refused. 

• If a Development Permit is approved with variances, landowners and residents within 60 metres will be notified, and they can file an appeal to the Subdivision and Development Appeal Board (SDAB)
• If a Development Permit application is refused, the applicant can appeal the refusal decision to the SDAB, and landowners and residents within 60 metres will be notified and provided an opportunity to submit their concerns to the SDAB

Development Permit Notification Signs

Development Permits for new principal buildings, substantial redevelopment, and demolition in redeveloping neighbourhoods require that signage be posted on the site within 14 days of the permit becoming valid. 

• Development signage requirements

Utility Services

Development Planners circulate applications to utility providers, such as EPCOR Water and EPCOR Power, during the technical review. The application may be revised and/or conditions may be applied to ensure appropriate service levels are met and utility connections can be accommodated.

For more information on the development application process, visit New Home Construction.

The permitting process for building and trades is in place to ensure that all construction in Alberta is safe and adheres to the Alberta Safety Codes Act.

The City issues building and trades permits after processing an application. Some developments have trade permits included in the Building Permit. During the permit application process, the City audits the design of a project. It confirms that the construction intentions comply with minimum safety standards enacted under the Alberta Safety Codes Act.

A Development Permit and a Building Permit are required to demolish a building.

Notification signs are mandatory for the demolition of residential structures in the Small Scale Residential Zone (RS) Zone. Signs must be posted within 14 days of development permit approval and maintained until final occupancy is issued. No activity should occur on a construction site without an installed Development Permit Notification Sign.

Builders and homeowners must demonstrate compliance with the Occupational Health and Safety Code and National Building Code (Alberta Edition). A demolition plan must be included in the Project Implementation Plan (PIP), which will contain appropriate strategies for the demolition, deconstruction or removal.

Construction can only begin once all required permits and approvals have been issued. Workers should operate and maintain the site in a manner that is mindful of and respectful to the surrounding properties.

The City enforces City bylaw requirements, including the hours of construction and keeping streets, alleys and sidewalks clean and clear of debris, garbage and materials. 

• Bylaw concerns

Tree Protection

Tree protection is needed when work happens within 5 metres of a City-owned boulevard tree. A Public Tree Permit will be required in order to preserve and protect trees near worksites. All suspected damage to City trees can be reported to 311 for follow-up by an Urban Forester.

Roadways, Sidewalks or Boulevards

On-Street Construction and Maintenance (OSCAM) permits are required for all work on City road rights-of-way, including when motorized equipment will be crossing a boulevard or a sidewalk to temporarily access private property for demolition, deliveries and construction, or to place a waste bin, POD or SeaCan on City right-of-way. This is to ensure that boulevards, sidewalks or City-owned trees are not damaged while accessing the site.

For a list of resources and tips for best practices for building, visit Working With Neighbourhoods.

City Inspectors do a point-in-time audit (meaning the point where an Inspector actually visits the site) to ensure the work complies with approved permits and meets the minimum safety standards.

Safety Codes Inspections

Projects must undergo residential and commercial inspections to audit construction. These are point-in-time audits to ensure the work meets the minimum safety standards. The work being built needs to match the reviewed permit documents. Safety Codes Officers conduct inspections at various stages of construction – from the foundation to the final build. An Occupancy Permit, which represents permission to occupy, will be emailed to the permit holder following successful completion of all mandatory inspections.

Development Permit Inspections

Development Permit Inspections are conducted in redeveloping neighbourhoods for residential infill. A Development Permit Inspection confirms that new construction is completed in accordance with the approved Development Permit and applicable zoning bylaw regulations.

Lot Grading Inspections

During the construction phase, sites must be configured to provide interim control of surface drainage to ensure that adjacent private properties are not impacted by stormwater run-off from the site. Lot Grading Inspections confirm that the rough graded lot and final graded lot conform to the approved Lot Grading Plan.

Landscape Inspections

Landscape Inspections are required for some residential developments (5 or more units) and confirm that landscaping has been installed based on the approved landscape plan.

Finished development is the completion of the development process. All required Safety Codes inspections must be completed before any new development can be occupied. Occupying a building before getting an Occupancy Permit is against the Safety Codes Act and Safety Codes Permit Bylaw 15894. An Order to Vacate and penalties may be administered.

Landscaping

The Zoning Bylaw requires landscaping to be installed for new developments. For new small-scale residential developments, this must be done within 18 months of occupancy. 

• Installing and Maintaining Landscaping
• Tree and Plant Complaints

Drainage/Lot Grading

There are set standards for surface drainage and lot grading under Drainage Bylaw 18093. All property owners have an equal interest in effective drainage of surface water, and it is the property owner's responsibility to maintain the surface grades in perpetuity. 

• Lot Grading Issues FAQ

Roadways, Sidewalks or Boulevards

It is expected that Permit Holders will return work areas to the same condition that they were before work commenced. All materials must be removed from the road rights-of-way.