Development and Property Services



DEVELOPMENT AND PROPERTY SERVICES 


Land Use Bylaw 

Development Permits

Sign Permits

Demolition Permits

Home Occupations

Building Permits

Electrical / Plumbing / Gas Permits

Certificate of Compliance Requests

Business Licensing

Subdivision

Engineering

Municipal Services (Water & Sewer)

Fees, Forms, Maps

FAQ & Other Development Links

LAND USE BYLAW 


The Land Use Bylaw is a document created to regulate the use and development of land and buildings in the Town of Stavely, with the goal of achieving orderly and efficient development of land as well as:

a)      To divide the Town of Stavely into land use districts;

b)     To prescribe and regulate for each land use district, the range of uses and the purpose for which land or buildings may be used;

c)      To establish a method of making decisions on applications for Development Permits including the issuing of Development Permits, Sign Permits and Demolition Permits;

d)     To prescribe the procedure to notify owners of land likely to be affected by the issuance of a Development Permit.



DEVELOPMENT PERMITS

A Development Permit is a document issued by the Town that authorizes the construction of a development and includes the plans and applicable conditions of approval. The approval process guides ‘what’ goes ‘where’ on a property. New construction, signs, and ‘change of intensity of use’ (e.g. house to duplex, or new business location) usually require a permit, though there are exceptions. A number of things don’t require a permit but must still meet Land Use Bylaw requirements for things such as setback from property line, height restrictions, visibility, and site coverage. Refer to the Land Use Bylaw for more information.   Development Application.


SIGN PERMITS 

A Sign Permit is a type of development permit issued by the Town that authorizes the placement and/or construction of one or more of a variety of signs on a property. A sign permit is required prior to the construction, reconstruction, location, relocation, alteration, modification or use of all signs except for those specifically exempt under the Land Use Bylaw. Refer to the Land Use Bylaw for more information.


DEMOLITION PERMITS

A Demolition Permit is a type of development permit issued by the Town that is required in order to demolish or remove a building or structure from a site. No person shall commence or cause to be commenced the demolition or relocation of any building or structure, or portion thereof, unless a permit has first been obtained. The permit process ensures that buildings are dismantled and removed in a safe manner and that the land will be left in a suitable state after removal. The demolition of a building or structure shall require a building permit and will be subject to the requirements of the Town’s Safety Codes Officer. Refer to the Land Use Bylaw for more information.


HOME OCCUPATIONS

A Home Occupation is any occupation, trade, profession, service or craft carried on by the occupant of a residence as a use that is secondary to the residential use of the lot. A Home Occupation is non-transferable; the permit is only valid for the property for which it was applied for. All permits issued shall be subject to the conditions that it is renewed annually and may be revoked at any time if, in the opinion of the Municipal Planning Commission, the use is, or has become detrimental to the residential character and amenities of the neighbourhood. All Home Occupations must possess a valid town-approved business license. If the license is not renewed annually, the permit will expire and the occupant would need to reapply for Home Occupation. Refer to the Land Use Bylaw for more information.



BUILDING PERMITS

A Building Permit is a document issued by the Town’s Building Safety Codes Officer that authorizes construction. Building inspection is a legal requirement of the Safety Codes Act, ensuring that the construction meets the requirements of the Alberta Building Code and is as per the specifications outlined in the building permit application.

The permit fee is payable to Park Enterprises by credit card or cheque.  For more information please contact the Park Enterprises Lethbridge Office by telephone at 1-800-621-544 or by fax at 1-866-406-8484    

  

ELECTRICAL / PLUMBING / GAS PERMITS

An Electrical / Plumbing / Gas Permit is a document issued by the Town’s Safety Codes Officer that authorizes construction. In the interest of public safety and as required by the Safety Codes Act, all electrical, plumbing and gas installations require a permit and must be acquired prior to undertaking any work. Inspections are also a legal requirement of the Safety Codes Act, ensuring that the construction meets the requirements of the appropriate Safety Code and is as per the specifications outlined in the permit application.

The permit fee is payable to Park Enterprises by credit card or cheque.  For more information please contact the Park Enterprises Lethbridge Office by telephone at 1-800-621-544 or by fax at 1-866-406-8484 

     

CERTIFICATE OF COMPLIANCE REQUESTS

A Letter of Compliance is confirmation from the Town of Stavely that the positioning and use of buildings on a property meets the regulations of the Land Use Bylaw. It does not regulate or enforce any building code requirements and is typically requested by lawyers and lending institutions in real estate transactions and/or mortgage approval in order to protect their clients’ investments. Refer to the Land Use Bylaw for more information.


BUSINESS LICENSING

All businesses with an office/shop in the Town are required to obtain a Business License from the Town. These include home-based businesses, commercial and industrial operations. Businesses or persons that do not have an office/shop in the Town but do business within the Town must obtain a Business License. 

Business Licensing is mandated to promote safe and legitimate business premises and operations within the Town. The primary function of Planning & Development is to provide initial advice for new businesses, to process business license applications within the context of the Town’s regulatory requirements and to maintain an up-to date database on existing businesses in the Town. 

The Town of Stavely is a member of the Alberta Southwest Regional Alliance and as such offers a Regional Business license to businesses located in the Town. A Regional Business License issued by the Town is valid in the15 other communities that are members of the Alberta Southwest Regional Alliance.  www.albertasouthwest.com


SUBDIVISION

Subdivision is the dividing of a single parcel of land into two or more parcels, each to be given a separate title, which is a legal process governed and regulated by a number of various provincial and municipal legislations. The subdivision of land is part of a larger process of land use planning beyond just the actual lot being created at a specific site. Planners and those assigned the duties of processing subdivision proposals on behalf of a municipality spend a great deal of time reviewing land use, legislation, studies, site suitability and subdivision site specifics of proposals both before and after an actual application is submitted; the Oldman River Regional Services Commission (ORRSC) processes applications on behalf of the Town of Stavely. Subdivision approval is also required for title separations and property line adjustments. Please contact ORRSC at 403-329-1344 (or toll free at 1-877-329-1387), or refer to the subdivision brochures supplied by ORRSC for more information; the brochures can be picked up at the Town Office.


ENGINEERING

Engineering services in the Town of Stavely are outsourced to multiple different contractors. 

MUNICIPAL SERVICES (WATER & SEWER)

The Town of Stavely provides its own Municipal Services through the Public Works Department.

Jim Watson, Public Works Superintendent             (403) 549-3944

 

FEES, FORMS, MAPS

Planning & Development Fees

Development Permit Application

Sign Permit Application

Demolition Permit Application

Home Occupation Application

GIS Map - Town of Stavely


For more information, please contact the office at (403) 549-3761. 

FAQ & OTHER DEVELOPMENT LINKS

Q: When do I need to obtain a Development Permit?

A: The following will require you to obtain a Permit (source: MGA RSA 2000 Chapter M-26):

an excavation or stockpile and the creation of either of them,

a building or an addition to or replacement or repair of a building and the construction or placing of any development on, in, over or under land,

a change of use of land or a building or an act done in relation to land or a building that results in or is likely to result in a change in the use of the land or building, or

a change in the intensity of use of land or a building or an act done in relation to land or a building that results in or is likely to result in a change in the intensity of use of the land or building;

EXCEPTING:

any use or development exempted under Section 618(1) of the Act;


The following developments shall not require a development permit, but must otherwise comply with all other provisions of this bylaw:


(a) the maintenance or repair of any building provided that the work does not include structural alterations or additions;


(b) interior renovations to a building which do not:

(i) create another dwelling unit,

(ii) increase parking requirements, or

(iii) result in the change of use of a building;


(c) the temporary placement or construction of works, plants or machinery (not including shipping            containers) needed to construct a development for which a development permit has been issued for the period of those operations;


(d) any structure placed on a lot which is 11.1 m2 (120 ft2) or less in area that is not on a permanent foundation;


(e) in all districts the erection, maintenance or alteration of a fence, gate, wall, hedge or other means of enclosure that does not exceed 0.9 m (3 ft) in height in any front yard and 1.8 m (6 ft) in height in any secondary front, rear or side yard;


(f) in the Industrial land use district, the erection, maintenance or alteration of a fence, gate, wall hedge, or other means of enclosure that does not exceed 2.4 m (8 ft) in height in any rear or side yard;


(g) landscaping that was not required as part of the original development permit;


(h) temporary outdoor swimming pools and above ground hot tubs;


(i) the installation of cement or other hard surface material that is not to be covered or partially covered by a roof or other shelter;


(j) excavation, grading, stripping, or stockpile provided it is part of a development for which a development permit has been issued or is addressed in a signed Development Agreement with the Town of Stavely; and


(k) the construction of uncovered decks or patios 0.6 m (2 ft) or lower to ground level.

Q: How much does a Development Permit cost?

A: The cost of the permit is typically determined by the estimated project value and varies depending on the type of development and the designated land use of the property. Please refer to the Planning and Development Fee Schedule for specific costs.

Q: How do I get licensed as a Home Occupation?

A: A Home Occupation application must be filled out and submitted to the Town Office. Once the application has been received, a letter will be sent to all adjacent land owners to notify them of the proposed development. The application, along with comments collected from adjacent land owners, will be reviewed by the Municipal Planning Commission, who will approve, approve with conditions, or refuse the application with reasons. If they choose to approve the application, with or without conditions, it will be subject to an appeal period and an advertisement will be placed in the local newspaper.

Q: When do I need to apply for a Building Permit and how much will it cost?

A: The Town of Stavely contracts Park Enterprises to process permit applications and to do the required inspections. You should always review your building requirements with the Town staff before commencing a project. Work that does not require a permit must still comply with the Town of Stavely Bylaws and the Building Code. Building permit applications can be picked up at the Town Office. The fee structure is based on the estimated project value and is as follows:

$150 minimum permit fee.   

$5.50 /$1,000 of market value (e.g. a permit for a project valued at $250,000 would cost $1,375).

Q: What is the Compliance Process?

A: To begin the compliance process a written compliance request, a compliance request fee and an original copy of the Real Property Report (RPR) or Surveyor’s Certificate must be submitted to the Town of Stavely. The Town will either issue a certificate of compliance, legal non-conforming status to the property, or determine that the property is in a state of non-compliance. 

Q: What is a Real Property Report (RPR) or Surveyor’s Certificate?

A: A Real Property Report (RPR) or Surveyor’s Certificate is a legal document prepared by a registered Alberta Land Surveyor determining the location, form or boundaries of a tract of land and buildings by measuring the lines and angles in accordance with the principles of the Land Surveyors Act. To find a surveyor please contact the Alberta Land Surveyors’ Association online at www.alsa.ab.ca or by phone at 1-800-665-2572.

Q: What is the Oldman River Regional Services Commission (ORRSC)?

A: The Oldman River Regional Services Commission (ORRSC) is a cooperative effort of 38 municipalities in southwestern Alberta who have created an organization that provides planning services and advice to its members. ORRSC is responsible for processing subdivision applications on behalf of its member municipalities and providing recommendations to them. However, the final decision lies with the local municipal Subdivision Authority.


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