Development Permits

The following information provides a guideline to assist applicants in preparing a Development Permit Application.

Anyone can make application whether or not they own the property concerned, provided they have a letter of authorization from the property owner.

Any questions about whether or not a development permit is required should be directed to the Planning and Development Department. General guidelines for determining when a development permit is required are as follows.

1. the construction of a new building; or an addition, repair or replacement of an existing building,
2. a change of use of land or a building,
3. a change in the intensity of the use of land or a building,
4. the construction of a temporary structure,
5. the creation of an excavation or stockpile,
6. the construction of a fence,
7. the construction of a deck,
8. the construction of an accessory building over 100 sq.ft. (9.29m2)

1. construct an accessory building if it is less than 100 sq.ft. (9.29m2),
2. develop a basement or interior partitioning if there is no change in the use, occupancy, or size of a building,
3. carry out works of maintenance or repair provided no structural alterations or major renovations are undertaken (ie. paint, carpet etc.)

A completed application form must be submitted to City Hall with:

1. Two copies of the site plan showing the following information:
   1. north arrow
   2. scale of plan
   3. legal description
   4. municipal address
   5. fully dimensioned parcel boundaries
   6. front yard, side yard and rear yard dimensions
   7. location of sidewalks and curbs (existing and proposed)
   8. location of buildings (existing and proposed) with front yard, side yard, and rear yard dimensions
   9. parking areas (stall dimensions), entrances and exits abutting public roadways
   10. existing easements
   11. proposed grade and drainage of the property
   12. location of service connections (existing and proposed).
2. Two copies of the building plans and profiles.
3. Landscaping plans for all multi-family, commercial, and industrial buildings (existing and proposed).
4. Owners' consent to develop the property (if the applicant is not the owner).
5. Recent copy of the title.
6. Description of the development.
7. The application fee.

Your application will not be accepted until all required documentation is submitted for review.

Note: These are minimum requirements and supplementary material may be required at the discretion of the Development Officer.

Processing times for Development Permit applications vary depending on the type of development. The Development Officer must make a decision on a Development Permit within 40 days of receipt of the completed application, although typically development is granted much sooner. A single family dwelling can usually be dealt with in 10 working days, smaller projects such as additions and renovations require less time. The application is deemed to be refused if no decision is made within 40 days.

1. if it is issued by the City Council with respect to a development in a Direct Control District, upon the date of its issue, or
2. if an appeal is made, on the date that the appeal is finally determined, or
3. if it is issued by the Development Officer, seventeen (17) days after the date of the issue of the Notice of Decision.

A Development Permit remains in effect for twelve (12) months from the date of its issue and thereafter is null and void.

Development fees are based on the number of units for residential developments. For all other developments, a base application fee, plus a fee per square meter will be calculated.

Please see our FAQ section for current Planning and Development Fees.

If the application is refused, you have fourteen (14) days from the date on the notification of refusal to appeal the decision.

Before filing an appeal it is a good idea, but not necessary, to speak with the Development Officer. They will be able to advise you of the process and feasibility of your appeal.

An appeal must be in writing and must be accompanied by the development appeal fee. The appeal goes to the Development Appeal Board, consisting of several council members and three (3) members at large.

In addition to your Development Permit, building, electrical, plumbing, gas, and heating permits may also be required.

Even when the permit is approved it often carries conditions that must be fulfilled by the developer. The developer is responsible for the provision of adequate water and sanitary service, storm water management, mail service, roadways, lanes, sidewalks, curbs, gutters, landscaping, fencing and fire protection as outlined in their permit.

• Developer's Checklist
• Single Family Dwelling & Duplex Checklist

• Accessory Building Application Form
• Deck Application Form
• Development Permit Application Form
• Fence Permit Application Form

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