Recreation, Culture & Social Services
E-Permitting
Permit Fee Exemptions
As of Nov. 7, 2016, all permit fees and Safety Code levies associated with rebuilding structures destroyed as a result of the 2016 wildfire were no longer be required for in-person applications. Fee exemption for E-Permitting applications is available by selecting the Wildfire Fee Exemption option in the online application. [Learn More]
Connect with E-Permitting
E-Permitting Login: You must use the Internet Explorer or Firefox browsers. Google Chrome is not supported.
You can submit Business Licence applications, permitting applications, drawings and payment online with E-Permitting.
Business Licences
All business operating in the region must be licensed to operate. This includes all businesses from out of town. If you intend to setup a new business or work in the region, the Business Licensing Bylaw requires that you obtain a licence. A licence is valid for one calendar year from the date of issue.
Permits
Keep in mind that there are many different types of permits that may have to be obtained prior to commencing a project. If you intend to do any of the following you may need a permit:
- make changes to water, sewer or storm lines
- build or relocate a home
- build/occupy an office
- build an accessory building (e.g. deck/shed/playhouse/garage)
- demolish a structure
- locate/relocate a manufactured home
- start a home business
- start renovations
- relocate a business
- put up a sign
Alberta Permit Regulations require that a Building permit be obtained when constructing a building, renovating, adding or changing the occupancy of a building. In addition to the building permit, electrical, plumbing, gas, ventilation and sewage permits may be required when installing, adding, or altering a system. Depending on your project both a Development permit (which includes water and utility connection permits) and a Safety Codes permit may be required.
If you are unsure about whether or not a permit is required, or which permit you need, please contact Planning and Development for further information. Additional information such as construction details, site maps and business details will be required to make the proper assessment of your situation. You can submit an inquiry at current.planning@rmwb.ca.
What Services Will I Receive for a Permit?
Services that you can normally expect to receive include: a permit, plans examination, inspection(s) by certified safety codes officers, inspection report(s), follow-up of deficiencies and/or unsafe conditions, technical advice, and a status report at the completion of the project.
Time it Takes to Receive a Permit
From the time the permit application is accepted by the development clerk, the time will vary depending on the complexity of the project, if all the required documents have been submitted and if there is any application backlog. However, the minimum time is five business days and the maximum time would be 15 business days. Please be aware that permits can expire.
Checklists of Permit Requirements
Please complete the applicable application checklists before completing and submitting any permit application. Please make sure that you have all the requirements mentioned in the relevant checklist for your project.
System Maintenance
The Accela E-Permitting system is unavailable between 1 a.m. and 1:30 a.m. every night.
Subdivision
Subdivision of Land
Subdivision is the process whereby a parcel of land is divided into two or more parcels in order to obtain separate legal titles for each parcel. For more information about technical details and specifications for subdivision applications, see Subdivision of Land Process below.
The Planning and Development Department is located at 309 Powder Drive in Timberlea (Fort McMurray).
Web-Based Application
If you are considering subdividing a property, the Regional Municipality of Wood Buffalo Planning and Development Branch uses a web-based Land Development Application (LDA) process for all subdivision applications. The online application form asks users to register for an account. Once registered, applicants can monitor the progress of their applications online.
A landowner may make an application for subdivision, or hire an individual such as a professional planning consultant or an Alberta Land Surveyor, to make an application on the owner's behalf.
The Current Planning and Development Branch processes applications to:
- Subdivide land into two or more parcels (online)
- Create bare land condominium units (online)
- Convert existing buildings into condominiums (online)
Application Review and Approval
The Planning and Development Department reviews all subdivision applications to ensure compliance with Area and Neighbourhood Structure Plans, servicing and staging requirements and the Land Use Bylaw.
Discussions and negotiations with the applicant take place before a recommendation is made to the Subdivision Authority. The Subdivision and Development Regulation requires that the Subdivision Authority render a decision on the subdivision within 60 days. This deadline may be extended through an agreement with the applicant.
Conditional Approval
If your application is approved, it may be subject to certain conditions. An example of a common condition of approval is the request for an easement to protect an existing utility service. After the Subdivision Authority approves a subdivision, a development agreement is required to ensure that the development is built in accordance with the Regional Municipality of Wood Buffalo standards. For more information, see Development Agreement below.
Appeal
If your application for subdivision is not approved, or you disagree with a condition, you may appeal to the Subdivision and Development Appeal Board within 14 days of receipt of the written decision of the Subdivision Authority.
For More Information
Current Planning & Development Branch
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@woodbuffalo.ab.ca
Subdivision Authority
Subdivision of land is an important and effective land use management and planning tool. It is governed by the Municipal Government Act (MGA) and the Subdivision and Development Regulation, whereby Municipal Council is the subdivision authority. Council, in turn, has delegated its subdivision authority through a bylaw to the Subdivision Authority.
The Subdivision Authority is a non-political body comprised of three staff members from the Planning and Development Department. It reviews technical matters involved in subdivision proposals, including conformity with statutory and non-statutory plans and any implementation requirements administration needs to include in associated development agreements.
Appeal
Decisions of the Subdivision Authority can be appealed to the Subdivision and Development Appeal Board. A Municipal Council bylaw established the board, with members appointed by Council.
If your application for subdivision is denied, or you disagree with a condition, you may appeal to the Subdivision and Development Appeal Board within 14 days of receipt of the written decision of the Subdivision Authority.
Only the applicant, the Municipality, school boards and the provincial government may appeal subdivisions. Adjacent property owners are notified when applications are received and are invited to comment, but cannot appeal decisions.
The Municipal Government Act also allows subdivisions to be appealed to the Municipal Government Board, a provincially appointed board, on matters of provincial concern or inter-municipal dispute.
Subdivision and Development Appeal Board
The Subdivision and Development Appeal Board (SDAB) hears appeals from people who have been affected by a decision of the Development Authority under the Land Use Bylaw, and the Subdivision Authority under the Subdivision Authority Bylaw. The board is appointed by Municipal Council and consists of citizens living in the Regional Municipality of Wood Buffalo.
Once you have met requirements and filed a proper appeal, this Board presides over your hearing. SDAB meeting agendas are posted on the municipal website homepage several days before meetings take place. Agendas are also posted in the hearing waiting area in Council Chambers – Jubilee Centre 9909 Franklin Avenue.
Appeal
Subdivision Appeal Process Chart [enlarge]
For More Information
Legislative and Legal Services Branch
Jubilee Centre (9909 Franklin Avenue)
Ph: 780-743-7001
Fax: 780-743-7028
Email: sdab@woodbuffalo.ab.ca
Subdivision of Land Process
Subdividing a parcel of land is a complex process that requires a number of specific steps and detailed technical information.
A landowner may make an application for subdivision, or hire an individual such as a professional planning consultant or an Alberta Land Surveyor, to make an application on the owner's behalf.
Process of Approval Flowchart [enlarge]
The Current Planning Branch processes applications to:
- Subdivide land into two or more parcels (online)
- Create bare land condominium units (online)
- Convert existing buildings into condominiums (online)
Application Criteria
Each application is reviewed to determine:
- compliance with statutory plans including Neighbourhood area redevelopment plans, Neighbourhood area structure plans and Neighbourhood structure plans
- compliance with the Regional Municipality of Wood Buffalo Land Use Bylaw
- compliance with the Subdivision Checklist
- if the parcel created has access to a road or a lawful means of access satisfactory to the Subdivision Authority
- if the parcel created is suitable for its intended use including environmental considerations
- if the parcel created is serviceable
- if the parcel created acts in character with the surrounding properties
Requirements
These are the minimum requirements needed to make an application for subdivision.
- One application for subdivision completed online using the online Land Development Application form.
- Application fee, paid by Visa or Master Card.
- One digital copy of all Certificate of Titles in PDF, TIFF, JPG or GIF format. The copy may be obtained from Alberta Land Title. The applicant will be responsible for the conversion of the certificate to a digital format. The copy is to be validated within 30 days of the submission of the application.
- One digital copy of the tentative plan of subdivision in a DWG format. All submissions in AutoCAD must be set in AutoCAD 14. A copy of your tentative plan must be included in your online application in PDF format and attached in Supporting Documents. Some referral agencies do not have the necessary software in place to review DWG files at this time.
Plan Specifications
The plan must include the following:
- location, dimensions and boundaries of the land to be subdivided
- land that the applicant wishes to register
- location, dimensions, and boundaries of each new lot to be created and any reserve land
- existing rights-of-way of each public utility, or other rights-of-way
- location, use and dimensions of buildings on the land that is the subject of the application and specifying those buildings that are proposed to be demolished or moved
- approximate location and boundaries of the bed and shore of any river, stream, watercourse, lake or other body of water that is contained within or bounds the proposed parcel of land
- description of the use or uses proposed for the land that is the subject of the application
- location of any existing or proposed wells, the location and type of any private sewage disposal systems and the distance from these to existing or proposed buildings and property lines, if the proposed lots are to be served by individual wells and private sewage disposal systems
- existing and proposed access to the proposed parcels and the remainder of the titled area
- proposed roads identified as numbered or named streets and avenues
Other Considerations
The Subdivision Authority may require an applicant to submit, in addition to a complete application for subdivision, any or all of the following.
- A map of the land that is to be subdivided, showing topographic contours at intervals no greater than 1.5 meters apart and related to existing survey information, where practicable.
- If a proposed subdivision is not to be served by a water distribution system, information supported by the report of a person qualified to make it, respecting the provision, availability and suitability of potable water on or to the land to be subdivided.
- An assessment of subsurface characteristics of the land that is to be subdivided, including but not limited to susceptibility to slumping or subsidence, depth to water table and suitability for any proposed on site sewage disposal system.
- If the land that is the subject of an application is located in a potential flood plain and flood plain mapping is available, a map showing the 1:100 year flood.
- If a proposed subdivision is not to be served by a wastewater collection system, information supported by the report of a person qualified to make it, respecting the intended method of providing sewage disposal facilities to each lot in the proposed subdivision.
- Information respecting the land use and land surface characteristics of land within 0.8 kilometres of the land proposed to be subdivided.
- If any portion of the parcel of land affected by the proposed subdivision is situated within 1.5 kilometres of a sour gas facility, a map showing the location of the sour gas facility.
- A conceptual scheme that relates the application to future subdivision and development of adjacent areas.
- An appraisal report prepared by an Alberta Land Appraiser if reserves are owing and money in place for reserves is requested.
- Subdivision Computation Sheet prepared by the applicant.
- Environmental Site Assessment if the land to be subdivided is zoned industrial.
Only completed applications will be accepted.
After You Apply
Your application will be circulated to Municipal departments, other affected agencies, and in some cases, adjacent landowners for their comments and recommendations. The responses will be reviewed and your application will be approved or refused. If your application is refused, you can appeal that decision to the Subdivision and Development Appeal Board.
Conditional Approval
If your application is approved by the Subdivision Authority, it may be subject to certain conditions such as the request for an easement to protect a utility service or access to a property or properties. Another common condition of subdivision is that the applicant enters into a development agreement with the Municipality in order to construct certain improvements such as sewers, water, and roads so that the properties within the subdivision are properly serviced.
The applicant may also be required to pay certain fees and assessments, such as sewer or roadway assessments, which help pay for larger shared infrastructure from which the lands will benefit.
Development Agreement
Development Agreement Overview
After a subdivision approval is made by the Subdivision Authority, a development agreement is required to ensure that the development is constructed in accordance with the Regional Municipality of Wood Buffalo standards. The Regional Municipality of Wood Buffalo uses a web-based application process for development agreement applications.
When a land developer or property owner wishes to provide services to a new subdivision or to existing unserviced properties in residential, commercial and industrial areas, the Regional Municipality of Wood Buffalo may require that the developer or property owner enter into a development agreement.
The development agreement is a legal contract between the developer or property owner and the Regional Municipality of Wood Buffalo, which outlines the terms and conditions (financial and otherwise) which must be met and agreed upon prior to development proceeding. Development agreements make provision for construction of Municipal improvements such as water mains, storm and sanitary sewers, roads, sidewalks, curbs and gutters, power, street lighting, landscaping and various other items.
Under Section 655 and 650 of the Municipal Government Act and Section 86 of the Regional Municipality of Wood Buffalo Bylaw 99/059, the Subdivision Authority or Development Officer may require the developer or property owner to enter into a development agreement with the Municipality as a condition of a subdivision approval, as a condition of a development permit or it may be initiated at the request of the property owner.
Development Agreement Drawing Approval Process
Development Agreement is a complex process that requires a number of specific steps and detailed technical information. Current Planning & Development in the Planning and Development Department is responsible for preparing and administering development agreements.
Once the requirement for a development agreement has been identified, the developer must enter into the agreement prior to construction of any Municipal improvements or infrastructure on Municipal owned land or Municipal right-of-way, or on lands that will become Municipal property upon registration of a subdivision plan.
The purpose of the development agreement is to identify the Municipal improvements to be constructed, along with the responsibilities of both the developer and the Municipality once the improvements are completed. These responsibilities include construction, inspections, approval of the Municipal improvements and short and long term maintenance. The development agreement also identifies any fees, security deposit, development charges and assessments the developer is required to pay.
The design and specifications of Municipal improvements and infrastructure to be constructed should be shown on detailed engineering drawings prepared by an engineering consultant retained by the developer. All related Municipal departments and external agencies will then review the engineering drawings to ensure the design conforms to Regional Municipality of Wood Buffalo's Engineering Service Standards. The engineering drawings are then approved by various departments and external agencies and are signed by the Engineering Department. Once signed, the drawings form part of the development agreement.
In order to obtain registration of a subdivision plan which requires a development agreement, the developer must have an executed servicing agreement as well as approved engineering drawings.
Development Agreement Process Flow Chart [enlarge]
For More Information:
Current Planning & Development Branch
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@woodbuffalo.ab.ca
Engineering Servicing Standards
Engineering Servicing Standards and Development Procedures — Dec. 2016
The "Regional Municipality of Wood Buffalo - Engineering Servicing Standards and Development Procedures" have been prepared for the benefit of Developers, Consulting Engineers, Contractors and other interested parties to provide procedures and standards on the development of land and the construction of public and private infrastructure in the Regional Municipality of Wood Buffalo (the Municipality).
The Engineering Services Standard and Development Procedures define the minimum requirement for public and private infrastructure.
It is the responsibility of Developers, Consulting Engineers and Contractors to apply sound engineering principles and industry best practices to provide an end product that is practical, economical, efficient, safe and sustainable to operate and maintain by the Municipality.
These Standards also serve as a guide for the exploration of implementing viable and economic alternatives that meet the intent of the Standards. Proposed alternatives must be reviewed and approved through an application for a Deviation prior to implementation. Refer to Chapter 2 for more information.
This manual will be reviewed and updated periodically to stay current with the Municipal Development Plan and related strategic plans, industry best practices, and to remain in compliance with regulatory requirements. Through this regular update process, the Municipality strives to provide a duty of care in the standard of expectation of public and private infrastructure, for safeguarding the public and protecting the environment.
To promote continuous improvement, the RMWB welcomes comments regarding either the format or content of the standards. Send your comments or enquiries to:
Engineering Department
Hardin Street Building (9816 Hardin Street)
Ph: 780-743-7850
Fax: 780-799-5899
Email: engineering.requests@rmwb.ca
Development Agreement Related Links
External Agencies
Amendment
Amendment Overview
The Land Use Bylaw regulates all land development in the Regional Municipality of Wood Buffalo. These regulations can be amended by Municipal Council. All applications requesting an amendment to the Land Use Bylaw, Municipal Development Plan, Area Structure Plan or an Area Redevelopment Plan must comply with related policies.
Before any amendment takes place, Current Planning & Development Branch consults with other Municipal departments, franchise utilities, provincial agencies and adjacent property owners. The Municipality may require an applicant to hold a public information meeting/ consultation, prior to first reading and the public hearing. After this consultation process and an internal review is completed, a report and proposed amendment is prepared for a council vote.
Applicants must apply for any amendment using the Land Development Application.
Amendment Process
The amendment is a complex process that requires a number of specific steps and detailed information. Notice of the application and a subject property drawings are circulated to Municipal departments, franchise utilities, provincial agencies and adjacent property owners.
The Municipality may require that an applicant hold a public information meeting/consultation, prior to first reading and the public hearing. Council gives first reading of the required bylaw implementing the amendment and sets a date for a public hearing.
Applicants must post the site with a notice of change sign within five (50 working days of the first reading by Council, if applicable. Notice of the proposed amendment and impending public hearing is published in the newspaper for two (2) consecutive weeks. A public hearing is held by Council.
Council gives the implementing bylaw second reading or defeats it. Council finalizes the bylaw by giving third and final reading or defeats it.
Amendment Process Flow Chart [enlarge]
For More Information:
Customer Information and Support Services
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@woodbuffalo.ab.ca
Notification of Proposed Amendment
All applicants requesting an amendment to the Land Use Bylaw, Municipal Development Plan, Area Structure Plan or an Area Redevelopment Plan (see below) are required to comply with the following policies:
Area Structure Plans
- Saline Creek Area Structure Plan - 07-058
- Hamlet of Anzac - 12/018
- Hamlet of Conklin - 02/061
- Highway 63/881 Area Structure Plan
- Highway 63 North - 99/037
- Highway 69/Clearwater River Valley - 99/058
- Municipal Airport - 03/061 (CONSOLIDATED)
- Timberlea - 01/020
Area Redevelopment Plans
- Posting a notice on the property within five (5) working days of the first reading of the proposed amendment by Regional Council. The applicant shall be informed in writing of the date of the first reading by the Current Planning and Development Branch. The notice shall contain information on standard drawing 10-801.
- The sign shall be placed in a visible location on the affected property. The design, size and standard of construction shall be to the standards stipulated by the Municipality.
- Failure to place a notice on the property by the specified day may result in a deferral on the amendments approval and will result in the requirement of payment of additional advertising fees by the applicant to re-advertise the proposed amendment in the newspaper.
- Once the notice has been placed on the subject property, the applicant will notify the Current Planning and Development Branch's development control office, who will then verify that the location and content of the notice are acceptable.
- The sign must be removed from the site within two weeks following the date of the public hearing.
If a public hearing is required in relation to any amendment, an advertising and notification fee is required.
For More Information:
Current Planning & Development Branch
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@woodbuffalo.ab.ca
Licenses & Permits
Licenses and Permits Overview
The Municipality issues permits and licenses for the development, construction and use of all commercial, industrial, institutional or residential properties and buildings. The permits set standards for the health and safety of the citizens of the Regional Municipality of Wood Buffalo.
Guidelines
Permits and license approvals are made based on legislation from the Municipal Government Act, Land Use Bylaw and the Alberta Building Code.
Services
We have consolidated permit and license applications so that the customer can apply for any of the following permits and licenses in one location: Development, Building, Electrical, Gas, Private Sewage Disposal, Water Meter, Utility Connection, Utility Installation, Boulevard Crossing, Annual Electrical permits and Business License.
Bizpal Online Business Permits and Licenses
BizPal is an online business permits and licenses service which will provide you with a customized list of what permits and licenses you will need to obtain from all levels of government, including Industry Canada, the Government of Alberta and the Regional Municipality of Wood Buffalo to properly license your new business.
For More Information:
Current Planning & Development Branch
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@woodbuffalo.ab.ca
Business and Commercial
The Regional Municipality of Wood Buffalo requires all business owners to have a Business License.
Guidelines
Licenses are regulated by under a number of different bylaws which promote the health, safety and community standards for the citizens of Regional Municipality of Wood Buffalo.
Development Permits
All business license application are reviewed to determine whether a development permit would also be required in addition to the business license.
Development Permits are required approvals to ensure the proposed business activity is allowed for that location. These uses are defined and designated in the Land Use Bylaw.
Development Permit Process Flow Chart [enlarge]
For More Information
Current Planning & Development Branch
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@woodbuffalo.ab.ca
Related Links
Residential Licenses & Permits
Permits and Licenses apply to all new and existing households and must be obtained anytime a resident or owner:
- adds a new building or structure to the property (deck, garage etc)
- constructs interior alterations and/or exterior alterations which modify the size of an existing building
- renovates to create rentable space (secondary suite)
- plans to operate a business from a residential property
New Structures
All new structures must conform to the size, height, side yard distances, site coverage and setback standards outlined in the Regional Municipality of Wood Buffalo Land Use Bylaw. In addition, the structure's building method must adhere to Alberta building code standards.
Modifying the Size
All modifications altering the size of a structure, such as a bay window or an addition, must conform to standards outlined in the Land Use Bylaw and the Alberta Building Code.
Alterations and Suites
Structural changes such as finishing a basement or adding or removing walls usually require a building permit. Developing a suite requires both development and building permits.
Structural Changes or Construction Before Permits
Any new construction or alteration made to a structure before permits are obtained will result in double fees for the required permits.
Businesses and Sales
Residential neighborhoods are designed primarily for living purposes; however, some types of businesses can operate from a house or apartment suite with the approval of both a development permit and business license.
For More Information:
Current Planning & Development Branch
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@woodbuffalo.ab.ca
4.3.7 Related Links
Permit Types
The Regional Municipality of Wood Buffalo issues a wide range of permits.
Development Permits
A development permit approves the location, size and use of a building. Development permits and approvals need to be obtained for new construction, renovations, businesses, and changes to how a building is being used. For details on what type of development permit to apply please visit E-Permitting. All properties within the Regional Municipality of Wood Buffalo are zoned, which determines what type of building and what uses are allowed.
A development permit may also be subject to conditions, such as a requirement to pay for a sewer or roadway assessment, used to finance larger shared infrastructure that will benefit the property.
Building Permit
While development permits regulate your property's appearance and use, building permits make sure that what you build is safe by ensuring development on your property is up to the standards of the Alberta Building Code.
Gas Permit
The Municipality will issue a gas permit and Superior Safety Codes will conduct site inspections at various stages depending on the proposed scope of work. Applicants are required to submit construction documents (including plans and specifications) describing the work for any proposed gas installation. For details, please refer to UQMP Compliance.
Plumbing Permit
The Municipality of Wood Buffalo will issue a Plumbing permit and Superior Safety codes will conduct site inspections at various stages depending on the proposed scope of work. Applicants are required to submit construction documents (including plans and specifications) describing the work for any proposed plumbing installation. For details, please refer to UQMP Compliance.
Electrical Permit
The Municipality will issue a Electrical Permit and Superior Safety codes will conduct site inspections at various stages depending on the proposed scope of work. Applicants are required to submit construction documents (including plans and specifications) describing the work for any proposed electrical installation. For details, please refer to UQMP Compliance.
Private Sewer Disposal Permit
The Municipality will issue a permit for Private Sewage Disposal system installation. Prior to permit issuance, the applicant needs to provide relevant installation details such as site plan, expected volume of sewage per day, criteria used to determine the expected volume of sewage per day and description and details of all sewage system treatment and effluent disposal components. For details, please refer to UQMP Compliance.
For more information on Permits:
Planning & Development Branch
Timberlea Landing (309 Powder Drive)
Ph: 780-799-8695
Fax: 780-743-7874
Email: current.planning@rmwb.ca
For Utility Installation, Street Occupation and Boulevard Crossing permits, please contact:
Engineering Department
Hardin Street Building (9816 Hardin Street)
Ph: 780-743-7850
Fax: 780-799-5899
