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Red Deer County News

Posted on: June 15, 2020

Planning & Development

Planning FAQ.jpg

ANSWERS TO YOUR MOST COMMON PLANNING & DEVELOPMENT QUESTIONS

  • WHAT IS THE DIFFERENCE BETWEEN A DEVELOPMENT PERMIT AND A BUILDING PERMIT? 
    A development permit is to ensure the proposed development is compliant in accordance with Red Deer County’s Land Use Bylaw. A building permit approves the applicant for the structure(s) being built in accordance with the Alberta Building Code and Safety Codes Act of Alberta. 
  • I’M BUILDING A SHED, DO I NEED A DEVELOPMENT OR BUILDING PERMIT?
    If the shed does not exceed 10m² (110ft²) and is not permanently attached to the ground, the development and building permits are not required. For any accessory building exceeding 10m² (110ft²), a development and building permit will be required. 
  • I’M BUILDING A DECK, DO I NEED A DEVELOPMENT OR BUILDING PERMIT? 
    All decks require a development permit to ensure compliance with the setbacks to the property lines as listed in the Land Use Bylaw. A building permit is required for all decks over 2ft in height from grade to surface. 
  • HOW MUCH DOES A DEVELOPMENT PERMIT COST? 
    The application fees for a development permit vary depending on the type of development. Please contact Planning and Development and describe what your plans are to receive the most accurate fee associated with your development. The current fee bylaw is available online at www.rdcounty.ca. Please note Safety Code permits have their own fee bylaw associated with each discipline. 
  • CAN I RUN A BUSINESS OUT OF MY HOME? 
    Home businesses are generally recognized and supported as a viable lifestyle and economic development opportunity. A home business located within Red Deer County requires a development permit which would be considered for a 5 year approval and a business license. The home business shall be in accordance with the Land Use Bylaw 2006/6 and will be reviewed to ensure the scale and intensity is appropriate for the character of the neighbourhood and that it is complementary and compatible with adjacent land uses. 

WHAT DO I NEED? 

DEVELOPMENT PERMIT FORM APPLICATION
Before Planning and Development can accept payment and begin processing your application, a complete development permit form application must be provided. To be deemed complete the following will be required: 

  • Completed application form 
  • Signatures of all registered landowners 
  • Abandoned Oil/Gas Well Information (found at www.aer.ca) 
  • Site Plan (showing the proposed development setbacks from all property lines) 
  • Building Plans (floor plan & elevation drawings including all dimensions) 
  • Preliminary Private Sewage Disposal System application (dwellings, additions, basement development, secondary suites, shops with plumbing etc.) 
  • Appointment of Agent (if applicable) 
  • Statutory Declaration (if applicable) 
  • Site Access application (if applicable) • Rural Address application (if applicable) 
  • Application fee (payable by cheque, debit, money order, cash or credit card) 

ADDITIONAL PERMITS & INFORMATION 
Red Deer County issues Safety Code permits (Building, Electrical, Gas, Plumbing & Private Sewage) additional information may be required by the Safety Codes Officers. Applicants can apply for a building permit upon approval of the development permit. Safety Code permits can be applied for by a licensed contractor or by the homeowner. For more information regarding Safety Code permits, call 403.754.6371 or email completed permit applications to inspections@rdcounty.ca.

HOW LONG DOES IT TAKE?

PERMITTED USE APPLICATIONS
Typically, a permitted use application decision will take 1-2 weeks upon receiving a complete development permit application. If a variance is required it will have a similar timeline to a discretionary use application. 

DISCRETIONARY USE APPLICATIONS 
Discretionary use application decisions will take 4-6 weeks. Discretionary use permits require referrals to adjacent landowners, which allow the landowners 2 weeks to comment on the proposed development. Once this referral period has ended, the application will be brought forward to the Municipal Planning Commission for a decision. A Notice of Decision will then be given to the applicant, with a 21 day appeal period being held before the decision is finalized. This will result in a development permit being issued, or the application being denied. The Development Authority legally has up to 40 days to render a decision. Please note that processing times vary from application to application. 

SAFETY CODES PERMIT APPLICATIONS 
Responsibility for compliance 
The owner has full responsibility for carrying out construction or having construction carried out in accordance with the requirements of: 

  • the Safety Codes Act; 
  • regulations related to the Safety Codes Act; 
  • the National Building Code – Alberta Edition 2019; and 
  • the permit, including compliance with any special conditions required by the authority having jurisdiction.

Benefits of getting a safety code permit 
When you apply for a permit, certified Safety Codes Officers (inspectors) will give you expert advice; review your plans to find any potential problems; inspect your project; and make sure your project meets the National Building Code – Alberta Edition 2019. 

Making changes at the planning stage can save you money rather than making costly corrections after construction. Certified Safety Codes Officers will give you an inspection report(s) and follow-up on any ongoing problems to make sure your project is safe. 

You may also require other safety code permits for your project: electrical, gas, plumbing and/or private sewage. 

All Safety Codes permits can be applied for online, go to www.rdcounty.ca to fill out your application, email your application and required documents to inspections@rdcounty.ca

Do you still have questions on whether you need a permit? Contact Safety Codes 403.754.6371 if it is not clear whether a permit is required for a specific project. 

PRIVATE SEWAGE 


PRIVATE SEWAGE DISPOSAL SYSTEMS (PSDS) 
A PSDS does much more than make your sewage soak into the ground. The PSDS treats the sewage to prevent the transmission of disease to your family or neighbours and prevents damage to the environment. 

Q: I’m building a new house or adding a second residence, do I need a PSDS permit? Planning and Development requires a preliminary PSDS form and detailed site plan with your development permit application. This process will help you determine if you require a new PSDS system, where and what type of system you would like to install or if you can use the existing PSDS (if applicable). 

Considerations that are commonly overlooked include the cost of a new PSDS; the best location for the dwelling and sewer, setbacks to the property lines, bodies of water, and other buildings on-site; keeping the sewer site from being compacted before and after the PSDS is installed; keeping downspouts and other surface water flows away from the septic system and maintaining your PSDS regularly. 

A certified installer is highly recommended to design and install your sewage disposal system. Go to www.open. alberta.ca/publications/private-sewage-systems-installercertification-list or a complete list of contractors. 

Once ready to apply for your PSDS permit, the applicant must provide the Safety Codes Department with the System Design Support Documents, including the following: 

  1. Peak flow volume calculation.
  2. A site plan showing distances from the effluent component design to the following: property lines; residence or building being served; water sources; septic or sewage holding tank; lagoons and test pit location.
  3. Soil profile and lab analysis. 
  4. Worksheets showing calculations for treatment components are required along with system design documents. 
  5. Tank certification information.

If your PSDS is failing, please call a certified installer as soon as possible to investigate the issue and to prevent potential contamination.

development permit process

  1. Fill out the Development Permit application, found online at www.rdcounty.ca Submit permit application to development@rdcounty.ca and pay the appropriate fees.
  2. Permit will be reviewed and when deemed complete and assigned to a Development Officer. 
  3. Discretionary Use permits will be brought forward to MPC after referral, while Permitted Use permits will be reviewed by a Development Officer. 
  4. The application will be approved with conditions or denied. 
    • If approved, applicant is responsible to obtain any other required permits through the Safety Codes department. 
    • If denied, the applicant may speak with a Development Officer and has the option to appeal the decision.