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Permit application requirement details for new house projects including Single detached, Semi-detached, Duplex, Garden Suites and Row Houses.

 

Applications can be submitted online or in-person at the Edmonton Service Centre. This page lists the minimum submission requirements. Applications missing any required plans, documents and details will not be accepted.

Plot Plan

Plot Plan to be prepared by an Alberta Land Surveyor with a preferred scale of 1:300.

Note: Minimum scale: 1:500 on legal size paper

Plot Plan Requirements
  • Municipal address and legal description
  • North arrow, scale and date of preparation
  • Zoning of the property
  • Property Lines​ and property dimensions shown and labeled
  • Identification of all streets and lanes abutting the subject site
  • Easements, rights-of-way and/or restrictive covenants
  • Site Depth and Site Width, as measured at Setback of the underlying Zone
  • Setbacks from proposed buildings ​and/or structures dimensioned to all property ​lines
  • Setbacks between buildings​ within the site
  • Dimensions (closest distance), location and distance to property lines of all existing and proposed structures including air conditioners, cantilevers, eaves, overhangs and all projections
  • Dimensions and location of existing and proposed accesses to the site, show driveways and any walkway in front yard, curb cuts / site access (all dimensioned from the property line)
  • Geodetic elevations of the site, including finished grades, bottom of footings, top of foundation wall, and finished main floor
  • Geodetic elevation taken alongside property lines at a distance equal to the Front Setback where a walkout basement is proposed
  • Off-site detail - from the property line to the roadway or lane (within the boulevard) such as existing City-owned trees (include caliper measurements), curb cuts, street furniture including lights, fire hydrants, signs, mailboxes, above-ground utilities
  • Identification of the required landscaping, preserved landscaping and proposed ground cover. Provide number, type and approximate sizes of existing and proposed trees and shrubs
  • Provide technical calculations of Site Area and Site Coverage
  • Number of parking spaces, providing depth, width, angle and number of spaces
  • Identify any buildings that are to be demolished as part of the application

Infill Site Documents

These documents are only required if the proposed development is located in a core or mature neighbourhood.

Lot Grading Plan Requirements
  • Includes requirements for Site Plan or Plot Plan
  • Internal or common property drainage swales including design high points, intermediate grade points and the location, height and extent of retaining structures
  • Surface slopes of drainage swales with flow direction arrows
  • Property boundary elevations include proposed and existing elevations, and existing elevations at lot
  • Elevation of City rights-of-way at the discharge ends of the swales
  • Easements, Rights-of-way and/or restrictive covenants related to drainage provisions
  • Lot drainage pattern indicating whether split drainage or through drainage
  • Rear internal swale (if required)
  • Roof drainage provisions roof drain connection or surface discharge of downspouts
  • Foundation drainage connection or surface discharge details

Visit Lot Grading Plan for more information.

Landscaping Plan (Row House only) Requirements
  • Drawings should be min. scale 1:300
  • May be included on the site plan for small developments provided the drawings remain clear and uncluttered
  • Identify existing and proposed Trees, shrubs, flower beds ​and groundcover ​(indicate what is to be added and/or retained)
  • Schedule of existing and proposed plant material required ​(trees and shrubs), ​indicating the Type ​(deciduous, coniferous), Sizes ​(calliper and height), ​and Species ​(common and botanical names)
  • Surface treatment​ for all areas; including parking and walkways
  • Garbage collection facilities​ (screening details showing location, dimensions and materials)
  • Location and Elevation​ of any Fencing, Privacy Screening, retaining walls, and garbage enclosure
  • Amenity Area/Private Outdoor Amenity Area​ (Sec. 46 and 47 of the Zoning Bylaw)
Other Required Documents
Development Permit Notification Sign Requirements
  • Elevation Drawing of the structure without markup is required for the notification sign
  • Acceptable Formats: PDF, JPG or PNG
  • Resolution: minimum 300 DPI
  • Sign Size
    • Recommended Drawing Size for 24x18 sign to display one image: 12”x 8”
    • Recommended Drawing Size for 4’x4’ sign to display more than one image and/or a company logo.: 24”x26”​ (multiple images can be added to this sign, as long as they all fit within the recommended size)
    • Contact information of the contractor, Development Permit applicant and/or landowner

See Signage Requirements for more details.

Abutting Properties Plan
  • Should be prepared by an Alberta Land Surveyor or engineering professional
  • May be provided as a separate plan or as part of the Plot Plan
  • Show Setback distance to:
    • Foundations of abutting principal structures
    • Any fully-enclosed portion of those structures not supported by a foundation (eg. cantilever)
  • Where Abutting Lot is vacant, Front Setback shall be deemed to be that of the next Abutting Lot.
Neighbouring Windows Plan
  • Should be prepared by an Alberta Land Surveyor or engineering professional
  • This information shows the Window and amenity area locations of abutting properties are required IF the Interior Side Setback is less than 2 m.
  • The location of existing adjacent window and amenity areas can be provided on the side elevation plans with supplemental information in the form of photographs, aerial photo or site plan.
Complete and signed Construction Site Management Acknowledgment Form
 

Abandoned Wells Confirmation

Required if any proposed development for a new building, or an addition to or alteration of an existing building will result in the building being larger than 47 sq m or 506 sq ft, as required by Alberta Energy Regulator Directive 079.

Submit a signed Abandoned Wells Confirmation Form and include a printout of the map(s) used to confirm the absence/presence of abandoned wells.

Architectural Drawings

for Development Permit and Building Permit

Submission Standards

Prepared by a draftsperson, architect or person skillful in technical drawing in ONE combined file.

Minimum scale: 1/8"=1'-0" or 1:100 

Preferred scale: 3/16"=1'-0" or 1:75

Metric or imperial units are acceptable. Please be consistent.

Building Elevations (Front, Side, and Rear) Requirements
  • Exterior of all sides of the proposed buildings, including all windows and doors

  • All exterior finishing materials for walls (for example, brick, stucco, EIFS), roof (for example, asphalt shingle, concrete tile), fascia, soffit, and so on

  • Building height from the top of the finished main floor to mid-point of the roof and from the top of the finished main floor to the highest point of the roof (ridge)

  • Finished ground level

  • Where Renewable Energy Devices are proposed to be installed on the roof, a roof plan is required identifying the number and layout of the panel

Floor Plan Requirements
  • Plan views of all levels, in the following order:
    • Main
    • Upper level(s)
    • Foundation level, showing
      • Radon mitigation rough-in with its clearly labeled termination, recommended to be located to facilitate future completion to exterior, for example, not under/too close to stairs or appliances.
      • Consult Soil Gas Vent Termination guidance if voluntary completion of the required rough-in system is desired
      • Any foundation drain (weeping tile) sump location, with air-tight access lid
      • Floor drain(s), and any plumbing rough-in of drains for future development
  • Ensure the stairs rise and run comply with NBC-2019AE
  • Ensure multi-dwelling and secondary suites projects comply with NBC-2019AE for sound protection
  • Basement development plan (required only if included in the scope of work)
  • Dimensions of the building (exterior and interior) and dimensions and area of each floor level)
  • Total of all floor areas, not including basement level or attached garage
  • Location and dimensions of all walls, doors and windows, and indication of each sleeping room egress window/window well as applicable
  • Identification of uses of all rooms and spaces on all floors, such as kitchen, living room, bedroom, bathroom, mechanical room, etc.
  • Interconnected smoke alarm and carbon monoxide alarm locations
  • Any roof plan or schematic (valleys, venting, roofing, etc.)
  • Rooftop terrace stepbacks from all building facades, if applicable
  • Any proposed secondary suite
Sections and Details Requirements
  • Sections through the highest roof structure and other locations as needed to clarify construction including headroom under roofs of half-storeys
  • Fully-labeled sections of all assemblies forming floors, walls, roofs, including assemblies corresponding to NBC(AE) 9.36 Prescriptive Path Summary and Checklist details (including any trade-offs) or NBC(AE) 9.36 Performance Path Summary details. Include any proposed decks.
  • Clearly-defined position of air barrier on the assembly details
  • Effective thermal resistance (ETR) calculations for all proposed above-ground AND below grade/in-ground-contact opaque assemblies, in Metric RSI. Ensure any unheated attached garage minimum required insulation is shown. Show source(s) used to generate the ETR values, such as

          See the Energy Code page for details. (Convert: RSI x 5.678 = Imperial R value)

Associated Development Permit Documents

Applicants can print, complete and attach these documents to their application, if necessary.

Forms
Development Waiver Form

The Development Waiver Form is an optional request, where a complete Building Permit submission has been made, to advance the application to Codes review while the project is on Development Permit Notices. In submitting this signed form, the applicant acknowledges the waiver is NOT permission to start building.

Footing and Foundation Only Building Permit

​​​​​​​This is an optional request for an expedited building permit for construction of the foundation and main floor deck of the project. The permit holder assumes all risks, as the final Building Permit for the project has not yet been issued. The foundation location may affect house wall assembly and window location decisions.

If any information is missing or incorrect, the Footing and Foundation ONLY Building Permit will not be processed on this expedited basis. If a demolition permit is required, it must be issued prior to a footing and foundation permit being issued. 

Construction may not start until the Footing and Foundation Only Building Permit is issued.

New Home Warranty Program

New Home Warranty Program Requirements for Building Permit

The Provincial New Home Buyer Protection Act requires either:

Valid Owner-Builder Authorization -OR-  New Home Warranty Confirmation to be submitted before any Building Permit can be issued.

Do not submit the warranty application, application receipts, or the RF number only.

Provide one of the following, or indicate status as “Pending” and provide to plans examiner when ready:

OR

  • Warranty document from the New Home Warranty Registry which displays a valid Builder Licence Class designation. Provincial Builder Licensing applies to an application for building permit for any project requiring New Home Warranty. "Licensed developer" class is required for projects where professional involvement is required. Search the provincial registry if any doubt exists about the licence class.

Structural, Engineering and Systems Documents

Provide three separate PDF document files, each named and assembled as outlined below.

Roof and Floor Layouts
Roof and Floor Layouts

Engineer-stamped designs must be by an Alberta registered engineering professional. Provide ONE combined file, assembled in this order:

Site-specific Engineering
Site-specific engineering

Engineer-stamped designs must be by an Alberta registered engineering professional. Provide ONE combined file, assembled in this order:

Foundation engineering
Above-ground engineering
Approvals, Confirmations, Policies and Variance Requests
Approvals, Confirmations, Policies and Variance Requests

Engineer-stamped designs must be by an Alberta registered engineering professional.
Entire product testing reports are not required unless requested by the plans examiner; submit approval page(s) only.
Provide ONE combined file, assembled in this order:

  • Where required Sound Transmission control details are not on or with the plans for any Single Detached House with a secondary suite, or any Semi-Detached House, or any 3-4 unit Row House with or without a secondary suite, disclose intention on the Sound Confirmation Declaration form by:
    • Checking/completing the assembly proposed for prescriptive solution per NBC(AE):9.11.1.1.(1)(b), or 
    • Providing the assembly proposed derived per 9.11.1.2.(1), or
    • Attaching the stamped calculations for a designed solution per 9.11.1.2.(2)(b).
  • Where required Exterior Insulating Finish System (EIFS) is intended to be used on the project and the details are not on or with the plans, disclose intention on the EIFS Confirmation Declaration form by:
    • Denoting the assembly proposed is for the prescriptive solution of NBC(AE):9.27.13., or
    • Attaching a stamped designed solution per Part 5, or
    • Attaching the CCMC approval summary for the selected assembly.
  • Where required Firewalls for Secondary Suites in a Row House details are not on or with the plans, complete and provide the Letter of Acknowledgement with the application.
  • Schedules of Professional Involvement for a Row House with five or more dwellings or a Part 3 Row House must be submitted with the application.
  • Renewables systems details for:
  • Hydronic heating system required details (underfloor or radiant)
  • Modular or prefabricated components documentation
  • Professional letters of responsibility for materials, design and installation per Part 5 for specialty cladding systems not found in the NBC(AE) and without CCMC approval, such as manufactured stone
  • Any manufactured guards and precast step/landing brackets engineered designs required for any deck platform, ramp or step greater than 1.8 m above the ground and/or supporting a roof
  • Any other generic engineering applicable to the project

Policy Solutions

The building permit office offers policy solutions for common conditions or proposals that repeatedly require a variance to NBC(AE) prescriptive requirements.

Provide ONE file for each request titled as follows:

Variance Requests for Alternative Solutions

A specific variance may be granted if a proposal for an alternative solution demonstrates at least the minimum level of performance required by NBC(AE) Division B in the areas defined by the objectives and functional statements attributed to the applicable acceptable solution(s).

An alternative solution may be sought if application of a policy solution is not desired. Read more.

Energy Efficiency

City of Edmonton Energy Code requirements and background information is available at edmonton.ca/energycode.

Energy Efficiency Information Requirements for Building Permit

Completeness and quality of a submission are the main causes of delay in permit processing. Applicants who are unable to demonstrate compliant construction intention through proper completion of the 9.36 checklist part of the application should engage a knowledgeable designer or energy advisor.

For additional background and resources, see also provincial government, federal government, or search established trade and industry sources such as Bild--Alberta Codes.   

Coordination between applicant, designer, constructor, and energy modeler for a Performance Path project is essential to successful plans exam, construction and inspections.

Current Application Checklist, Trade-Off Calculator tool and Edmonton Performance Summary for Energy Advisor are under the tab  “NBC(AE):9.36” of edmonton.ca/energycode.

For semi-detached and row houses modeled on a unit-by-unit basis, provide a separate file for each of the assembled Energy model report sets, named and in order from lowest to the highest address. Provide file(s) assembled in the following order:

  • Reference House report
  • Proposed House report
  • Window list or schedules if not clearly and correctly specified on drawings

Fire Safety Plan

Download, review, complete and attach the following documents to your application.

Fire Safety Plan Requirements for Building Permit

The building permit office receives the two-part documentation on behalf of Fire Rescue Services, as required under the Alberta Building Code Part 8.

Download, review, complete and attach the following as demonstration of intention to comply with Alberta Fire Code fire safety requirements on the construction site.

Provide ONE combined file containing:

For More Information

Edmonton Service Centre

2nd Floor, 10111 104 Avenue NW
Edmonton, AB  T5J 0J4

Telephone

In Edmonton: 311
Outside Edmonton: 780-442-5311

Email developmentservices@edmonton.ca

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