Lake Edith cottage and septic tank development

Development of a new cottage can be a daunting endeavour. It is recommended that you engage the services of a professional to assist with the design and construction process. This webpage is a condensed version of the process and requirements to be used as a general guideline, but the development process should begin with contacting the Parks Canada Development Office at jasperdevelopment@pc.gc.ca or (780) 852-6123 to set up a pre-development application meeting with one of our development officers. From this meeting you will receive a Lake Edith Development Review Template with the requirements tailored to your proposal. With the Development Review Template, you should be able to start the design process for your new cottage.

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Do I need a permit to build a new cottage?

Yes, there are four Parks Canada permits required for the development of a new cottage:

1. Development Permit - ensures conformance with the development requirements from the National Parks of Canada Cottage Regulations;
2. Building Permit / Demolition Permit - ensures conformance to the National Park Building Regulations and National Building Code – Alberta Edition;
3. Restricted Activity Permit - required prior to any ground disturbance at Lake Edith;
4. Occupancy Permit - after construction is complete, final safety code inspections issued with no outstanding life safety requirements, a Parks Canada Compliance Inspection undertaken to ensure conformance with approved plans, an Occupancy Permit shall be issued and you may move into your new cottage.

Once the landscaping, and any other outstanding permit requirements are completed, the Parks Canada Compliance Officer will issue a Certificate of Completion to close out the project and return outstanding compliance deposits.

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Where can I find the specific development requirements for a new cottage?

The National Parks of Canada Cottage Regulations contain general and specific requirements for cottage development. The Lake Edith Subdivision Built Heritage Resource Description and Analysis (“BHRDA”) describes the heritage characteristics of the area, block, and individual lots, and is summarized in the Summary of Heritage Defining Characteristics.

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What kind of environmental or cultural assessment is required to redevelop a cottage at Lake Edith?

The Lake Edith area is an environmentally, culturally, and archeological sensitive area with pre-contact indigenous use. Your development permit submissions, along with the Project Description Form, will automatically be forwarded from the Development Office to the Parks Canada Impact Assessment Office. The Impact Assessment Team will then begin the review towards the Environmental and Cultural Resource Impact Assessment which will determine the level of archeological assessment required as well as any special mitigations. The completed assessment, approved by the Superintendent, is required in order for your development permit submission application package to be deemed complete and move forward for technical review by a development officer.

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How do I find where on the lot I can build my cottage and garage?

When planning to build a new cottage and accessory building, start with drafting your site plan, then add on the setbacks, to give you your building pocket (the area on your lot where the cottage can be placed). To ensure your site plan reflects the correct dimensions of your lot an up to date Real Property Report (RPR) prepared by a Canada Lands Surveyor is required.

The “front yard” is the side facing the road right-of-way, and the rear yard is the side that faces the lake. Structural projections into the setbacks are not permitted.

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I have an old RPR, will I be able to use that?

The information required for a new build may not be present on an older RPR. The older RPR will need to demonstrate all current structures on the lot, as well as geodetic elevations. The development process will require the services of a Canada Lands Surveyor at three stages of the build:

1. initial RPR of your lot verifying: lot dimensions, lot area, geodetic elevations of lot corners, and geodetic elevations of the four corners of the existing cottage;
2. a foundation verification letter at the conclusion of foundation construction verifying its sitting and geodetic elevation; and
3. a post construction RPR is required at the conclusion of your project demonstrating the location of all existing and new structures on the lot.

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What is the maximum floor area that I can build?

The maximum total floor area that can be developed for a cottage is 150 m². Floor area is defined as the total horizontal area, measured between exterior faces of walls, of each habitable storey of a cottage (including the area of roofed porches and roofed terraces). Crawl spaces, or loft areas less than 2.1 m in height are exempted from the floor area calculation. This exemption of “habitable” floor area is derived from the National Building Code defining “habitable” spaces having a minimum height of 2.1 m.

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How tall can I build my cottage?

Respecting the mountain character, a new cottage development often has a gable or hip style roof with a minimum roof slope of 6:12. The maximum roof height is 6.0 m is measured from the lowest level of the surrounding grade to the mean height level between eaves and roof ridge. You may build a single storey or a one and “one-half storey” cottage. A one-half storey means a storey that is under a roof and has at least two top wall plates located not more than 0.6 m above the floor of the storey.

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What are the requirements for building a garage?

A garage is considered an Accessory Building and subject to the following development requirements:

• Accessory building use: No person shall use an accessory building for sleeping or living accommodation or allow it to be used for such a purpose.
• Accessory building floor area: The total floor area of all accessory buildings shall not exceed 37 m².
• Separation from cottage: The accessory building shall be located at least 5.0 m from the cottage, clear of all projections.
• Accessory building location: Lake Edith has a public walking trail between the lake and cottages emphasizing the lakeshore view-scape identified as one of the areas heritage characteristics. For this reason accessory buildings are to be located within the front yard (side facing the access road) with a minimum setback of 1.0 m, clear of all projections, from the side and front property lines.
• Height: The height shall not exceed 3.0 m or one storey, whichever is the lesser measured as the vertical distance of a building measured from the lowest level of the surrounding grade to the mean height level between eaves and ridge.
• Colour and building material: The building materials used for the exterior finish of the accessory building shall be of the same quality as those used for the cottage.
• Form: The appearance of the accessory building shall be compatible with the cottage and the natural characteristics of the park in which it is located.

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How do I demonstrate that my development does not adversely affect the characteristics of the surrounding area?

The Lake Edith cottage area is a heritage district with a history dating back to the 1920’s and has a Built Heritage Resource Description and Analysis (1996) stating the Heritage Character Statements for each block as well as each lot. The expectation is that a redevelopment of a cottage should respect these heritage characteristics and where possible to include them in the redevelopment. Please reference the Summary of Heritage Defining Characteristics for each block, as well as your lot, and ensure your Narrative states how your proposed development respects these heritage characteristics. Impacts on Cultural Resources, including the heritage significance of the site, will be assessed through the Impact Assessment review process.

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What do I need to provide for on-lot parking?

The minimum of one on-lot parking stall, with an unobstructed dimension of 3.0 m width and 6.0 m length, located in the front yard (side facing the access road) must be demonstrated on the Site Plan.

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How do I plan my required landscaping?

The following landscape requirements are required for Lake Edith:

• Native vegetation: All landscaping must be consistent with the "Landscaping outside the Town of Jasper" guidelines, including acceptable planting species, as stated on the Landscaping in Jasper National Park webpage , and must be completed, and soft landscaping (vegetative) deemed viable, within one year of the issuance of the Parks Canada Occupancy Permit.
• Mature trees and Douglas Firs: Plans must demonstrate the location and species type of all existing mature trees (including the tree’s driplines) impacted by the development, including those trees within 10 m of any structure. Mature Douglas Firs impacted by the development will be forwarded to the Parks Canada vegetation specialists for further assessment.
• The removal of any trees requires an approved Tree Removal Permit from Parks Canada. Any tress that are removed as part of the development process must be replaced.
• Fence or hedge: No person shall, on a cottage lot, construct a fence or cultivate a hedge that is incompatible with the natural characteristics of the park.
• Fence height: Fences erected on a cottage lot shall not be in excess of 1.5 m above grade in height and shall not be spiked / barbed, so as to be a potential danger to persons or animals.
• Swimming pool prohibition: No person shall construct or install a swimming pool on a cottage lot. Hot tubs are acceptable, with locking cover, and require a development permit.

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What is required to remove mature trees at Lake Edith?

Development planning in the Lake Edith subdivision must consider the existing landscape, specifically mature trees. In a protected area, it is expected that you will do your best to build within the existing forest.

In some cases, tree removal may be required. To gain approval, keep in mind that:

• trees must be on your leasehold.
• in general, no tree will be removed unless it is deemed hazardous by a certified hazard tree assessor; is a wildlife attractant (bears fruit); is contributing to an unacceptable fire risk (within 10 m of a building/asset); or is causing structural damage to an adjacent building.
• Douglas-fir over 25 cm at breast height, and deciduous trees, are fire resistant, rare, and very important to the surrounding ecosystem. All efforts will be made to retain these trees-even within 10 m of a built asset.
• Plans for new buildings, renovations, decks and patios should include a minimum 10-metre setback from the dripline of any Douglas-Fir tree over 25cm at breast height and deciduous trees. Building plans that encroach on mature trees may not be approved or may require revision prior to approval.
• Timing is important. Tree removal between April 21-August 13 will be avoided for the migratory bird nesting period.

Your development permit application submission package will demonstrate (through the landscape plan and required pictures) any trees that are to be removed. These will be reviewed by a Parks Canada vegetation/fire specialist, who may conduct a site visit if required, to determine the need for tree removal as part of the Environmental Impact Analysis process.

If the trees are approved for removal, a tree removal permit must be obtained. For more information on the tree removal process please visit the Landscaping in Jasper National Park webpage and click on the “Mature Tree Retention or Removal” tab at the bottom of the page.”

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What colour and materials I can use for the siding and roofing of my cottage?

Cottages of Lake Edith are to follow a rustic motif with log construction, stone accents, and metal roofs in subdued colours that blend in with the natural landscape. The heritage characteristics of an individual lot from the BHRDA may include the exterior materials and colours of the original cottage, excluding the use of cedar shakes that have since been prohibited due to Firesmart guidelines. Your material and colour selections will reflect these principles.

Below is the colour palette from the Outlying Commercial Accommodations Redevelopment Guidelines reflecting acceptable colours for the Lake Edith cottage area:

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What do I need to submit for a development permit for a new cottage?

1. Development Permit Application –To apply for a development permit, please sign and submit the Development permit application (out of town) (PDF, 614 KB). This will provide the development office with basic contact information and the anticipated cost of the project to ensure the proper authority approves the permit. An application fee of $50 + GST is required to accompany your application submission (contact jasperdevelopment@pc.gc.ca for payment options).
2. New Cottage Development Checklist - The New Cottage Development Checklist (PDF, 310 KB) is to ensure you are submitting everything required for a complete development permit submission package.
3. Project Narrative - Please describe your project and include:
• the type of buildings and their intended use;
• reference the Heritage Defining Characteristics of both your block and individual lot, and state how your proposed development respects these heritage characteristics;
• a real property report prepared by a Canada lands surveyor, including the existing geodetic elevation of the four corners of the lot and existing cottage; and
• photos of the lot and adjacent areas
4. Site plan (in metric and drawn to a scale of not less than 1:200) The plan must show:
• North arrow and Scale;
• Lot dimensions and Total Lot Area (m²);
• Geodetic elevations of the four corners of the lot;
• Dimensions and area (m²) of existing and proposed structures (cottage, garage, shed, fence, retaining walls, etc.);
• Floor Area of each structure and total Floor Area for the Lot;
• All setbacks (rear, front and side) from the property line to the Primary Building and the proposed structures;
• Proposed required on-lot parking space demonstrated and dimensioned (minimum 3 m width by 6.0 m length with no obstructions); and
• location of any utility lines (buried and / or overhead).
5. Landscape plan (in metric and drawn to a scale of not less than 1:200) demonstrating:
• Existing and finished geodetic grades at four corners of the lot and of the cottage;
• Describe how the existing vegetation will be retained and protected during construction;
• Planting plan with existing plants (to either remain or be removed) and proposed plant species, number and size all in accordance with the” Landscaping outside the Town of Jasper” planting list and general landscaping direction as stated in the Landscaping in Jasper National Park;
• Hard Landscaping (sidewalks, driveways, gravelled areas, bark mulch, retaining walls) and Soft Landscaping (grass, flower beds, shrubs, trees, and gardens) are to be identified on the Landscape Plan;
• Mature tree removal should be avoided when possible. Any trees (including their species) that are proposed to be removed must be clearly demonstrated on the landscape plan and noted as to why they cannot be retained; and
• Existing and proposed fencing and lot lighting.
6. Architectural plans (in metric and drawn to a scale of not less than 1:100) demonstrating:
• Dimensioned floor plans of all proposed development;
• Elevation plans from grade indicating geodetic: roof height, mean roof height, eave heights, main floor height, of all structures;
• Sections indicating floor heights and relationship with geodetic grade;
• Existing and proposed grade at the four corners of the buildings;
• Lot section from the front to rear property line, including adjacent streets and lanes; and
• Roof plan showing slopes and major roof structure.

The above required submissions, or any questions regarding the above, may be submitted to the Jasper Development Office at jasperdevelopment@pc.gc.ca.

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When do I obtain the building permit for the cottage?

Once a Development Permit has been issued, you can begin the process of applying for a Building Permit as detailed on the Parks Canada Building Permit webpage.

For a new cottage, the Parks Canada Building Permit is a two stage permit. The initial permit restricts construction to foundation only. Once the foundation has been constructed, a formal letter from a Canada Lands Surveyor is required and must state the foundation sitting (distances from property lines) and geodetic elevation. A Parks Canada Development Officer will review the survey letter, and if in conformance with the Parks Canada approved plans, will amend the building permit removing the foundation only restriction to allow the construction above foundation to proceed.

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What is the process to replace my septic field with a septic tank?

The septic tank installation process is a two permit process including obtaining a development permit and a restricted activity permit. A Parks Canada Completion Certificate will be issued: when the construction is completed, final inspection from the Private Sewage Safety Codes Officer received, and landscaping completed, all with no deficiencies. This is a slightly different permitting process from a cottage development, which if happening concurrently, is required to have a separate development permit.

Your septic Tank Development Permit Application Submission shall consist of:

1. Development Permit Application - To apply for a development permit, please sign and submit the Development permit application (out of town) (PDF, 596 KB). This will provide the development office with basic contact information and the anticipated cost of the project to ensure the proper authority approves the permit. The Project Description Form is embedded in the application and provides the project narrative and basic information for the Impact Assessment team to begin their review. Part of your project narrative must include pictures demonstrating the areas of ground disturbance and all vegetation within 10 m of that disturbed area.
2. Site plan (in metric and drawn to a scale of not less than 1:200) which shall demonstrate:
• North arrow and scale;
• Lot dimensions;
• Dimensions and area (m²) of existing and proposed septic tank, and proposed ground disturbance area;
• Distances from the proposed septic tank to property lines, adjacent structures (cottage, garage, or shed) on the Lot, trees within 10 m of the ground disturbance area, and; high water mark of Lake Edith; and
• location of any adjacent utility lines (buried and / or overhead)
3. Elevation plan (in metric) – demonstrating existing and proposed grade changes on the lot and the height of any above ground access to the septic tank. The proposed access cover, and its proposed mitigations to blend in with the environment, shall be demonstrated.

The above required submissions, or any questions regarding the above, are to be submitted to the Jasper Development Office at jasperdevelopment@pc.gc.ca.

A successful septic tank development permit submission will render: a Parks Canada Impact Assessment Pathway Decision and Conceptual Development Permit Approval Letter. The Conceptual Development Permit Approval Letter is required to be submitted to an approved Safety Codes Agency for you to obtain a Private Sewage Code Review. The review is to be submitted to Parks Canada who will issue the Development Permit.

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I have my building permit for the cottage and a development permit for a septic tank installation, can I now begin construction?

Due to the environmental and cultural sensitivity of the Lake Edith Cottage Area a Parks Canada Restricted Activity Permit is required prior to ground disturbance. When you are ready for construction to begin and have an approved archeologist (if required as a mitigation in the Impact Assessment), you can contact the Parks Canada Impact Assessment Office jasperenvironmental@pc.gc.ca, at least two weeks prior to your anticipated construction date, to obtain a Restricted Activity Permit and arrange a preconstruction meeting.

The above requirements are intended to help assist you with your application. If there are any conflicts between the information presented above and the requirements as stated in the National Parks of Canada Cottage Regulations, the requirements in the regulation take precedent.