BYLAW 99/059 - MAP 1
RANGE 14 13 12 11 10 9 8 7 6 5 4 3 2 1
Leland 126 Lakes Andrew Lake Fitzgerald Charles 125 Lake
Potts 124 Lake 123
Cornwall Lake Colin 122 Lake 121 120
Wylie Lake 119 118 117 RURAL 116 Wood Buffalo DISTRICT 115 a National Park e c k s a a L b 114 a th A 113 Fort 112 Chipewyan 111 110 109 Richardson Lake 108 107 106 105 P
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# 92 MAP 2 - Fitzgerald See Map 6 91 Fort MAP 3 - Fort Chipewyan 90 686 McMurray Cle ¤£ arw ate Rive r Saprae r 89 MAP 4 - Fort Chipewyan (Detailed) e r Riv Creek a 88 as c Estates MAP 5 - Fort McKay Ath ab Gregoire Gordon 87 MAP 6 - Fort McMurray (Fringe) Lake Estates Lake Willow Anzac Gipsy 86 Lake Lake Birch Lake Garson MAP 7 & 8 - Fort McMurray Lake 85 RURAL 63 LA LOCHE WINTER TRAIL MAP 9 - Saprae Creek Estates ¤£ 84 DISTRICT 83 MAP 10 - Airport Lands 16 15 14 13 12 11 10 82 881 MAP 11 - Gregoire Lake Estates Mariana Lake ¤£ 81 80 MAP 12 - Anzac 4 k Janvier 79 MAP 13 - Janvier South 78 MAP 14 - Conklin 77 Christina Conklin MAP 15 - Mariana Lake Lake 76 9 8 7 6 5 4 3 2 1 * See Schedule "A" For Land Use District RANGE REGIONAL MUNICIPALITY OF WOOD BUFFALO ± LAND USE DISTRICTS Februray 16, 2018
Map 1 Key Plan
LAND USE DISTRICTS RURAL SERVICE AREA BI Business Industrial NW17 112-7-4 PS Public Service HR Hamlet Residential BI R UE Urban Expansion P HC Hamlet Commercial CR Country Residential PR Parks and Recreation
UE R P K E E R C
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LAND USE DISTRICTS 4 January 10, 2018 BYLAW 99/059 - MAP 5
FORT MCKAY INDIAN FORT MCKAY INDIAN RESERVE NO. 174D RESERVE NO. 174D
SW35 94-11-4 HAMLET BOUNDARY
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RESIDENTIAL COMMERCIAL MIXED USE AIRPORT CR Country Residential C1 Community Commercial CD Civic District A Airport MFD Multi Family District C2 Mixed/Transitional Commercial LBL-R4 Longboat Landing District INDUSTRIAL ND Neighbourhood District C3 Shopping Centre Commercial MDD Mixed Development District BI Business Industrial R1 Single Detached Residential C3A Timberlea Shopping Centre Commercial MSD Main Street District R1E Single Family Estate Residential C4 Highway Commercial R3 Medium Density Residential INSTITUTIONAL R1M Mixed Form Single Detached Residential GD Gateway District R5 High Density Residential PS Public Service R1P Planned Unit Residential R5-MU Apartment and Commercial Mixed Use District DIRECT CONTROL R1S Single Fmaily Small Lot Residential TCD Town Centre District RURAL DC Direct Control R2 Low Density Residential WD Waterfront District RD Rural Development R2-1 Modified Medium Density Residential DC-MI Direct Control MacDonald Island RMH Manufactured Home Residential DC-R3 Direct Control Medium Density Residential OPEN SPACE - PARKS & RECREATION BYLAW 16/020 RMH-1 Modified Manufactured Home DC-R4 Direct Control High Density Residential EP Envirnomental Preservation Wildfire Recovery Overlay RMH-2 Small Zero Lot Line Manufactured Home DC-RMH Direct Control Manufactured Home PR Parks and Recreation CITY CENTRE LUB DC-UER Direct Control Urban Estate Residential UE Urban Expansion See Bylaw 12_012 City Centre Districts
Map Produced for the Community FORT MCMURRAY LAND USE DISTRICTS Development Planning Branch 5 Jul 2018 SE34 88-8-4 SW35 88-8-4 SE35 88-8-4 SW36 88-8-4 SE36 88-8-4 SW31 88-7-4
NE27 88-8-4 NE26 88-8-4 NE25 88-8-4
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BYLAW 99/059 - MAP 12
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PR Parks and Recreation SW4 86-7-4 ANZAC PS Public Service UE Urban Expansion LAND USE DISTRICTS As amended to March 10, 2016
BYLAW 99/059 - MAP 14
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BYLAW 99/059 - MAP 14
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CONKLIN Land Use Districts - Rural Service Area LAND USE DISTRICTS 1 cm = 190 meters BI Business Industrial HC Hamlet Commercial HR Hamlet Residential PS Public Service UE Urban Expansion BYLAW 99/059 - MAP 14 ± EP Environmental Protection HG Hamlet General PR Parks and Recreation RD Rural District December 8, 2017 Amendment Date: October 14, 2014 Map produced for Community Development Branch Bylaw No. 99/059 (BL 12/012, 12/013, 13/004, 14/032, 15/017) City Centre Land Use Bylaw ° REGIONAL MUNCIPALITY OF WOOD BUFFALO DATE: JULY 2015 INFOSOURCE: REGIONAL MUNICIPALITY OF WOOD BUFFALO
Corridors Districts P Morrison PR-CC - Parks and Recreation - City Centre A Main PS-CC - Public Services - City Centre
Hardin North CBD1 - Central Business District M
Hardin South BOR1 - Borealis S
Father Mercredi SCL1 - Snyeside/Clearwater Core R
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Prairie Loop East PRA2 - Prairie East of Queen Mixed Use R Franklin West FRA1 - Franklin Core R RIVF Franklin East SR1 - South Riverfront O PR-CC MacDonald LBL-C - Longboat Landing Commercial
SCL2 C L2 Special Planning Areas SC BOR1 SCL1 SCL1 Downtown Primary Office Employment Area SCL1 D PRA2 SCL1 PR-CC PR-CC Snyeside/Clearwater Residential Area SCL1
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Bylaw No. 99/059 (BL 12/012, 12/013, 14/032) City Centre Land Use Bylaw ° REGIONAL MUNCIPALITY OF WOOD BUFFALO DATE: SEPTEMBER 2014 INFOSOURCE: REGIONAL MUNICIPALITY OF WOOD BUFFALO Up to 10 Storeys Up to 15 Storeys Up to 25 Storeys Unlimited Intensification Node - Up to 15 Storeys
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BYLAW NO. 04/______
BEING A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND BYLAW NO. 99/059 BEING THE LAND USE BYLAW FOR THE REGIONAL MUNICIPALITY OF WOOD BUFFALO
WHEREAS Section 639 of the Municipal Government Act, R.S.A., 2000, Chapter M-26 and amendments thereto authorizes Council to enact a bylaw adopting a Land Use Bylaw.
AND WHEREAS Section 191(1) of the Municipal Government Act, R.S.A., 2000, Chapter M- 26, and amendments thereto authorizes Council to adopt a bylaw to amend a Land Use Bylaw
NOW THEREFORE, the Regional Council of the Regional Municipality of Wood Buffalo, in the Province of Alberta, in open meeting hereby enacts as follows:
1. THAT Bylaw 99/059 is amended by incorporating the following changes:
1. Replacing Appendix B (Fee Schedule) with the amended Appendix B, attached hereto as Schedule “A” and forming part of this Bylaw;
2. Change Section 25.1 to read: “ Where a development permit application does not contain all the necessary information or does not contain sufficient details to make a proper decision, the Development Officer may deem the development permit application to be incomplete. The Development Officer may return the application form and all submissions to the applicant, together with the application fee, less $375.00 for administration costs.”
2. THAT this Bylaw shall be passed and become effective when it receives third reading and is signed by the Mayor and Chief Legislative Officer.
READ a first time in Council this day of , 2004.
READ a second time in Council this day of , 2004.
READ a third time in Council and passed this day of , 2004.
CERTIFIED A TRUE COPY ______Mayor
______Chief Legislative Officer Chief Legislative Officer
Appendix ‘B’ Fee Schedule
1) Development permit applications, Land Use Bylaw, Municipal Development Plan, Area Structure Plan and Area Redevelopment Plan amendments, compliance certificate requests shall be accompanied by the required fees as set out in this appendix.
a) Residential Development
Development Fee
Single detached dwelling $75.00 Semi-detached and Duplex Dwellings $75.00 per unit Triplex Dwellings $75.00 per unit Fourplex Dwellings $75.00 per unit Townhouses $75.00 per unit Apartment Buildings $250.00 + $37.50 per unit Manufactured Homes $75.00 per unit $200.00 ($150.00 between July 19, 2004 Demolitions and December 31, 2004) Home Occupations $20.00 Home Businesses $75.00 Basement Suites $100.00 Family Care Dwellings $100.00 $100.00 ($50.00 between July 19, 2004 Lot Grading and December 31, 2004) $100.00 ($50.00 between July 19, 2004 Lot Clearing & Grubbing and December 31, 2004) Development Approval Letter/ Site Plan $20.00 Approval
b) Commercial / Industrial and Institutional Development
Development Fee New commercial, industrial and $250 + $2.50/m2 for first 500 m2 of gross institutional developments floor area + $1.25/m2 for area over 500m2 gross floor area ($10,000 maximum) Additions to commercial, industrial and $250 + $2.50/m2 for first 500 m2 of gross institutional developments (based on floor area + $1.25/m2 for area over 500m2 addition only) gross floor area ($10,000 maximum) $250 + $2.50/m2 for first 500 m2 of gross Religious Assembly, Educational Service floor area + $1.25/m2 for area over 500m2 Facility, Daycare Centre gross floor area ($10,000 maximum) Oilsands mining, extraction and upgrading $10/$100,000 of construction value projects and oilsands pilot projects Additions to oilsands mining, extraction and upgrading projects and oilsands pilot $10/$100,000 of construction value projects (based on addition only)
Change of use or change of occupancy within existing commercial, industrial and $250.00 institutional buildings
First use within new commercial, industrial and institutional building, if not approved $250.00 with the development permit
Shared occupancy with an existing business, if a discretionary use in the land $250.00 use district $200.00 ($150.00 between July 19, 2004 Demolitions and December 31, 2004) $200.00 ($150.00 between July 19, 2004 Special Events and December 31, 2004) Temporary Uses or Building (less than 180 $200.00 ($150.00 between July 19, 2004 days) and December 31, 2004) $250 + $2.50/m2 for first 500 m2 of gross Temporary Uses or Building (180 days or floor area + $1.25/m2 for area over 500m2 more) gross floor area ($10,000 maximum)
$100.00 ($50.00 between July 19, 2004 Lot grading and December 31, 2004)
$100.00 ($50.00 between July 19, 2004 Clearing and Grubbing and December 31, 2004) Development Approval Letter $20.00 $250 + $1.25/camp bed (camp design Work Camps capacity) Outdoor Storage or Use (no buildings or $250.00 (lot area less than 0.4 ha) structures) $500.00 (lot area 0.4 ha or greater) RV Parking Permit $40.00 Residential Sales Centre $200.00 ($100.00 between July 19, 2004 and December 31, 2004) $1,000.00 + 50% of the original fee for Golf Course (per 9 holes) each additional submission $250.00 + $10 per stall RV Park ($125.00 + $5 per stall between July 19, 2004 and December 31, 2004) First and Second inspection request: Free of charge Request for Landscaping Inspection Third and each subsequent request: $ 250 ($125.00 between July 19, 2004 and December 31, 2004)
2) Applications for compliance certificates shall be accompanied by the fee as indicated in this Appendix.
Type of Development Fee
Single Detached, Semi-detached, $75.00 per dwelling unit Manufactured home Apartment Building $150.00 per principal building Commercial, Industrial, Institutional $150.00 per principal building Buildings Townhouses - individual units $75.00 Townhouse cluster – 6 units or less $150.00 Townhouse cluster – more than 6 units $30.00 per dwelling unit The fee will be doubled for all compliance certificate requests on a RUSH BASIS
3) Application for Variances $60.00 ($45.00 between July 19, 2004 and December 31, 2004)
4) Appeals to Subdivision and Development Appeal Board
Appeal of a Decision on Fee • Variances for an existing development $ 75.00 • Issuance of a Stop Order • Variances for a new multi-family residential, commercial or industrial development • Conditions of a development approval for multi- $ 1,000.00 family residential, commercial or industrial ($500.00 between July 19, development 2004 and December 31, 2004) • Development Refusal for multi-family residential, commercial or industrial development • Subdivision Refusal • Conditions of a subdivision approval • Variance for a new development (other than multi- family residential, commercial or industrial) • Conditions of a development approval for the types $500.00 of development (other than multi-family residential, ($250.00 between July 19, commercial or industrial) 2004 and December 31, 2004) • Development Refusal for the types of development (other than multi-family residential, commercial or industrial)
5) Letter of Zoning Confirmation $40.00
6) File Search $40.00 per hour ($40.00 minimum)
7) Bylaw Amendments / Adopt Bylaws
a) Land Use Bylaw Amendments
i) Text Amendments Application received and deemed completed Fee Between July 19 and December 31, 2004 $1,125.00 Between January 1 and December 31, 2005 $1,562.50 After December 31, 2005 $2,000.00
ii) Map / District Amendments Class 1 R1, R1E, R1M, R1S, R1P, RMH, RMH-1, RMH-2, R2, CR, HR, SE, SH Class 2 R3, R3-1, R4 Class 3 C1, C2, C3, C4, C4-A, C5, HC Class 4 BI, BIU, SI Class 5 EP, PS, PR, UE, RD Class 6 All DC Districts Table 1. Amendment application fees for applications received and deemed completed between July 19 and December 31, 2004
To Class 1 Class 2 Class 3 Class 4 Class 5 Class 6 Class 1 $ 1,150.00 $ 1,650.00 $ 1,700.00 $ 1,700.00 $ 700.00 $ 2,200.00 Class 2 $ 1,150.00 $ 1,150.00 $ 1,700.00 $ 1,700.00 $ 700.00 $ 2,200.00 From Class 3 $ 1,700.00 $ 1,750.00 $ 1,150.00 $ 1,700.00 $ 700.00 $ 2,200.00 Class 4 $ 1,200.00 $ 1,200.00 $ 1,200.00 $ 1,200.00 $ 700.00 $ 2,200.00 Class 5 $ 1,175.00 $ 1,675.00 $ 1,675.00 $ 1,675.00 $ 675.00 $ 2,200.00 Class 6 $ 2,200.00 $ 2,200.00 $ 2,200.00 $ 2,200.00 $ 2,200.00 $ 2,200.00
Table 2. Amendment application fees for applications received and deemed between January 1 and December 31, 2005
To Class 1 Class 2 Class 3 Class 4 Class 5 Class 6 Class 1 $ 1,575.00 $ 2,325.00 $ 2,350.00 $ 2,350.00 $ 850.00 $ 3,100.00 Class 2 $ 1,575.00 $ 1,575.00 $ 2,350.00 $ 2,350.00 $ 850.00 $ 3,100.00 From Class 3 $ 2,350.00 $ 2,350.00 $ 1,575.00 $ 2,350.00 $ 850.00 $ 3,100.00 Class 4 $ 1,600.00 $ 1,600.00 $ 1,600.00 $ 1,600.00 $ 850.00 $ 3,100.00 Class 5 $ 1,587.50 $ 2,337.50 $ 2,337.50 $ 2,337.50 $ 837.50 $ 3,100.00 Class 6 $ 3,100.00 $ 3,100.00 $ 3,100.00 $ 3,100.00 $ 3,100.00 $ 3,100.00
Table 3. Amendment application fees for applications received and deemed after December 31, 2005
To Class 1 Class 2 Class 3 Class 4 Class 5 Class 6 Class 1 $ 2,000.00 $ 3,000.00 $ 3,000.00 $ 3,000.00 $ 1,000.00 $ 4,000.00 Class 2 $ 2,000.00 $ 2,000.00 $ 3,000.00 $ 3,000.00 $ 1,000.00 $ 4,000.00 From Class 3 $ 3,000.00 $ 3,000.00 $ 2,000.00 $ 3,000.00 $ 1,000.00 $ 4,000.00 Class 4 $ 2,000.00 $ 2,000.00 $ 2,000.00 $ 2,000.00 $ 1,000.00 $ 4,000.00 Class 5 $ 2,000.00 $ 3,000.00 $ 3,000.00 $ 3,000.00 $ 1,000.00 $ 4,000.00 Class 6 $ 4,000.00 $ 4,000.00 $ 4,000.00 $ 4,000.00 $ 4,000.00 $ 4,000.00
Where an application to amend the Land Use Bylaw involves amendment within two or more of the above categories, the highest fee shall apply.
Where additional districts to those listed above are added to this Bylaw, the amendment fee for the most similar district as listed above shall be used.
b) Statutory Plan Amendments
i) Amendments to Municipal Development Plan Application received and deemed completed Fee Between July 19 and December 31, 2004 $1,750.00 Between January 1 and December 31, 2005 $2,375.00 After December 31, 2005 $3,000.00
ii) Amendments to any Area Structure Plan Application received and deemed completed Fee Between July 19 and December 31, 2004 $1,750.00 Between January 1 and December 31, 2005 $2,375.00 After December 31, 2005 $3,000.00
iii) Amendments to any Area Redevelopment Plan Application received and deemed completed Fee Between July 19 and December 31, 2004 $1,750.00 Between January 1 and December 31, 2005 $2,375.00 After December 31, 2005 $3,000.00
iv) Application to adopt any Area Structure Plan Application received and deemed completed Fee Between July 19 and December 31, 2004 $2,000.00 Between January 1 and December 31, 2005 $2,500.00 After December 31, 2005 $3,000.00
Where an application to concurrently amend the Land Use Bylaw and a Statutory Plan, or two (2) Statutory Plans for the same site, the application fee shall be the sum of the highest fee and 50% of any other amendment application fees.
As a public hearing is required in relation to an application for a Land Use Bylaw amendment, Area Structure Plan amendment, Area Redevelopment Plan amendment, or Municipal Development Plan amendment, an advertising and notification fee is required. The advertising fee shall be determined at the time of application.
8) Amendment Fee Refund: a) Prior to circulation of file: 85% of original fee b) During or after circulation of file 50% of original fee c) After first reading of a proposed Bylaw 30% of original fee d) After advertising of the Bylaw in the newspaper No Refund
9) When a use is not listed in this Appendix the fee shall be determined by the Development Officer, and shall be consistent with those fees listed in the fee schedule for similar uses or applications within the same or similar use class.
10) When a development has commenced prior to the issuance of a development permit for the development the development application fee shall be two (2) times the fee listed in this Appendix.
11) When an application will require circulation to adjoining property owners or where the decision on a development application will require notification to adjoining property owners, the applicant shall pay a $50.00 notification fee in addition to the fee specified in this Appendix.
12) When a decision on the development matter requires advertisement, the applicant shall pay an advertising fee in addition to the fee specified in this Appendix. The advertising fee shall be determined at the time of application.
13) When a development agreement is required as a condition of a development permit, a $500.00 development agreement preparation fee is required and shall be remitted with the composite engineering drawings.
14) When a developer requires substantial changes to the Municipality’s standard development agreement, the developer shall be required to pay the Municipality’s legal costs associated with the review of the requested changes.
15) When a developer initiates changes to a development application after the submission, the developer shall pay an additional fee equivalent to 25% of the original application fee to a maximum of $500 per resubmission.