Planning & Development

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The Flagstaff County Land Use Bylaw states that no development shall be undertaken within the municipality unless an application for it has been approved and a development permit has been issued.

(For more, click on the images below.)

Development Permits	2018	2017	2016
Number of Permits Issued	55	52	63
Value of Permits Issued	$78,551,011.21	$15,853,603.11	$34,892,820

Fee schedule

Municipal Development Plan	$20*
Flagstaff County Land Use Bylaw	$20*
Intermunicipal Development Plans: - Lougheed - Heisler - Alliance - Daysland - Sedgewick - Hardisty - Forestburg - Killam	$20*
Compliance Certificate	$40
Land Use Bylaw Amendment Application	$200
Development Concept Plan	$5,000
Subdivision and Development Appeal	$300
Demolition Permit	$50
Development Permit within the following land use districts: Agriculture, Agriculture Small Holdings, Highway Commercial, Multi-Lot Country Residential, Rural Industrial, Hamlet General, Hamlet Industrial and Hamlet Public
- Permitted use	$50
- Discretionary use or variance	$100
Development Permit issued after commencement of project within the following land use districts: Agriculture, Agriculture Small Holdings, Highway Commercial, Multi-Lot Country Residential, Rural Industrial, Hamlet General, Hamlet Industrial and Hamlet Public
- Permitted use	$100
- Discretionary use	$200
Development Permit within the following land use districts: Agriculture, Agriculture Small Holdings, Highway Commercial, Multi-Lot Country Residential, Rural Industrial, Hamlet General, Hamlet Industrial and Hamlet Public - Permitted or discretionary use (after development is constructed and a variance required)	5% of development cost
Development Permit within the industrial district:
- Permitted use	$100
- Discretionary use	$500
Persons contravening any provision of the Land Use Bylaw 09/18 or the Municipal Development Plan 10/18 to whom violation tickets are issued shall be liable for a penalty:
- First offence	$100
- Second offence (each day that a breach of the Bylaw has occurred may be considered to be a separate offence)	$150

Flagstaff County has contracted an accredited agency, Superior Safety Codes Inc. to issue all building, gas, plumbing, electrical and private sewage disposal system permits, and perform any required inspections. For information regarding fees and regulations, please call 1-866-999-4777 or go to www.superiorsafetycodes.com.

National Energy Code for Building Compliance Report
National Energy Code 9.36 Compliance Report - Houses & Small Building (New Construction Including Additions)

* plus GST

Subdivisions

For Flagstaff County's subdivision process, please go to www.munplan.ab.ca.

Subdivisions	2018	2017	2016
Number of Subdivisions	10	15	11

Bylaws, Policies, and Related Documents

Hierarchy of Plans

MGA Section 638 states that all statutory plans adopted by a municipality must be consistent with each other.

If a conflict or inconsistency between statutory plans is found:

An intermunicipal development plan will prevail over a municipal development plan, area structure plan or area redevelopment plan; and
A municipal development plan will prevail over an area structure plan or area redevelopment plan.

Intermunicipal Development Plans

Policies and Bylaws related to planning, subdivision, and development

Below is a listing of all Flagstaff County Policies which are taken into consideration, where applicable, in land use planning or development decisions. The policies are used in conjunction with the statutory plans adopted by Flagstaff County, including, but not limited to: Intermunicipal Development Plans, Municipal Development Plan, Area Structure Plans, Land Use Bylaw, and Development Standards.

Bylaw 14/18 Procedural Bylaw Establishes a process and procedure of municipal governance that reflects an open, transparent government where decisions are made after all information has been provided.
Bylaw 08/18 Council Code of Conduct Establishes a code of conduct for members of Council.
Bylaw 01/18 The Conservation Easement Bylaw Establishes a Municipal Conservation Easement Program.
Bylaw 09/17 Traffic Bylaw Regulates the use of highways under the direction, control and management of the County and the parking of vehicles on such highways and on privately owned property located within Flagstaff County.
Bylaw 01/17 Dog Control Bylaw Regulates and controls dogs within the County.
Bylaw 04/12 Flagstaff Regional Subdivision and Development Appeal Board Establishes the Flagstaff Regional Subdivision and Development Appeal Board.
Bylaw 05/11 Rural Addressing System Implements a municipal rural addressing system.
Bylaw 03/11 Establishment of Development Authority for Flagstaff County Establishes the Development Authority of Flagstaff County.
Bylaw 01/10 CAO and Designated Officers Establishes the position of Chief Administrator, to establish certain designated officer positions, to assign powers, duties and functions to those positions, and to establish a framework for delegation of administrative functions.
Bylaw 11/99 Subdivision Authority Bylaw Establishes the Subdivision Authority of Flagstaff County.
Policy CP 001 Fees and Charges Establishes a fee structure to provide efficient, effective and equitable municipal services.
Policy CP 007 Administration of Safety Codes Promotes safe communities through a quality, comprehensive public safety system for our citizens with the provision of standards set by the Safety Codes Council.
HR 003 Code of Conduct Commits to a fair and equitable decision-making process based on our Strategic Objectives.
LE 006 Public Participation Recognizes that quality public participation is an essential component of good governance and is a shared responsibility of Council, Administration and the community.
PW 004 Approaches Commits to the enhancement of quality of life and economic prosperity through the safe movement of people, goods and services.
PW 005 Railway Crossings Provides an additional element of safety at railway crossings.
PW 006 Resource Industry Access Manages the high impact of economic growth in order to minimize the impact on the quality of life of citizens, protect the existing infrastructure, minimize the environmental impact and ensure the safety of the traveling public.
PW 007 Weight Restrictions on Roads Demonstrates responsible service and Flagstaff County’s commitment to the preservation and safety of the road network.
PW 010 Residential Access Road Construction Promotes stronger communities through the encouragement of residential development in rural areas by cost sharing road construction costs on undeveloped road allowances that will provide access and benefit single family dwelling development.

Land Use Bylaw 09/18

Flagstaff County Land Use Bylaw 09/18 is a regulatory document that implements the land use policy and regulates the use of land and buildings within the County. Land Use Bylaw 09/18 was adopted by County Council on September 26, 2018.

A printed copy of the Land Use Bylaw can be obtained from the County Office (for $20.00 + GST) or printed from this webpage.

A Land Use Bylaw can be amended from time to time by Council, or through an application for amendment from a landowner. The copy of Bylaw 09/18 above, includes any amendments to date. If you want original copies of the bylaw or the amending bylaws contact the Planning Department.

Questions concerning any amendments to Land Use Bylaw 09/18, or the application or interpretation of Land Use Bylaw 09/18 should be directed to the Planning & Development Department.

Guide to Using the Land Use Bylaw

The Land Use Bylaw establishes the regulations on how land can be developed (that is, how land can be used, and buildings can be either constructed or moved in) in Flagstaff County. Regulations vary depending on the location and types of development. Other bylaws or regulations of the County, Provincial Government, or Federal Government must also be followed.

There are several parts of the Land Use Bylaw that need to be examined to understand how it works. Firstly, the Land Use Bylaw maps divide the County into various Land Use Districts. Secondly, the text of the Land Use Bylaw details the uses that are allowed in each District. Thirdly, the text provides additional regulations that apply to certain uses or certain Districts. The following steps may assist the user:

Locate the subject property on the Land Use District maps. These maps divide the County into various Land Use Districts. Take note of which Land Use District the subject property is located in. Also note if the subject property is affected by an Area Structure Plan which may modify some of the uses and regulations of the Land Use Bylaw or impose additional regulations. PLEASE NOTE: Land Use Districts are often referred to as “Zones” or “Zoning.” In order to conform to the language of the Municipal Government Act, this document uses the terms “District” and “Districting.”

Check the table of contents and locate the Land Use District you are interested in. Each Land Use District is listed starting in Section 9. In each Land Use District, you will find a list of permitted and discretionary uses, subdivision regulations, development regulations and other miscellaneous regulations. This determines how and what can be developed in any given Land Use District. There are definitions in Section 1 that should also be consulted to ensure that words and terms used in the Land Use Bylaw are understood.

Review the table of contents to see if there are any general regulations that apply to the situation or use in question. For example, Section 5 describes the Enforcement Procedure. Section 7 contains general regulations about Corner & Double Fronting Lots and Site Grading & Drainage, just to name a few.

Discuss your proposal or concern with Planning and Development staff. County staff are well trained and eager to assist you with your development, subdivision or general inquiry issues and to explain procedures. They can also assist with other situations such as enforcement or a Land Use Bylaw amendment.

Municipal Development Plan Bylaw 10/18

The Flagstaff County Municipal Development Plan (MDP) was adopted by County Council on September 26, 2018. It establishes a clear 25-year vision for land use and development, and a policy framework for implementing the community’s vision for land use and land management.

The MDP represents the “big picture” concerning the direction and management of growth and sets overall policy direction for land use activities within our communities, and all planning documents and strategies. It is designed and intended to be read and used in a comprehensive manner. Sections and policies are closely connected to each other, and need to be read in context and not in isolation from one another.

In addition to the Municipal Development Plan, Flagstaff County has one Area Structure Plan in place. This Area Structure Plan is adopted by Council and, like the Municipal Development Plan, establishes land use policies for a specific area in the County.

Newsletters

Spring 2019

Contact Information

Rosemary Hoyland

Development Officer

(780) 384-4102 (direct line) (780) 384-3635 (fax) This email address is being protected from spambots. You need JavaScript enabled to view it.

Wanja Nordin

Administrative Assistant

(780) 384-4130 (direct line) (780) 384-3635 (fax) This email address is being protected from spambots. You need JavaScript enabled to view it.