Mobile home replacement

Jasper National Park

Property owners who lost a mobile home are permitted to replace it with another mobile home subject to meeting safety code requirements and meeting the requirements of the Land Use Policy. Mobile homes are not permitted elsewhere in the Jasper townsite. Before purchasing a used mobile home, leaseholders are strongly encouraged to contact a safety codes officer to verify the mobile meets the current code.

To avoid any issues, please do not purchase a new mobile home before confirming that the mobile home meets current building code requirements for mobile homes.

Relocating a Mobile Home

A used mobile home placed on a lot in Jasper must comply with applicable building and safety codes. At the time of writing in October 2024, this means the National Building Code (2023 Alberta Edition). Before purchasing a used mobile home, leaseholders are strongly encouraged to contact a safety codes officer to verify the mobile meets the current code. To avoid any issues, please do not purchase a new mobile home before confirming that the mobile home meets current building code requirements for mobile homes.

Where can I find the Jasper specific development requirements for a new mobile home?

Mobile Homes are like other homes in Jasper, and lots of information related to the new residential home development found here can be used to guide your process.

Rules for the replacement of Mobile Homes in Jasper are outlined in Section 7.15 Replacement of Manufactured Homes of the Land Use Policy. The Land Use Policy requirements for replacement of mobile homes are based on the requirements that were established for mobile homes in Jasper in 1992, and were updated to a) grant more flexibility to mobile home owners, b) align with requirements for permanent structures in the land use district, and c) align with modern safety codes.

The Town of Jasper Land Use Policy contains both general and specific requirements that depend on what zoning district you are in. Your zoning district can be found by referencing the Town of Jasper Land Use Map.

For Mobile Homes, refer to the Land Use Policy Article 7.00 General Development Requirements (parking and projections), and Section 7.15 Replacement of Manufactured Homes .

I’m looking into adding a Secondary Suite or a Garage Suite as part of my build. Is there more information specific to these developments?

Secondary suites, private home accommodations and garage suites are not allowed within mobile homes.

Secondary suites are allowed within the R4 District when developed as part of one-unit dwelling or two-unit dwelling with a permanent foundation.

What are the general requirements for a mobile home development?

The general requirements for mobile home development in Jasper have been adapted from the 1992 document titled “Conditions of Occupancy - Cabin Creek East Mobile Home Subdivision Jasper National Park”

Only one mobile home per lot is permitted.
Secondary suites and private home accommodations are not permitted within mobile homes.
Mobile home developments are required to have 1 parking stall per dwelling unit.
Decks or patios must not be more than 2.5 m wide
One detached accessory building is permitted on a mobile home lot and must not encroach into setbacks
All mobile homes must have skirting around their base covering up the void space under the home.
Each mobile home development must have a minimum of one set of permanent steps and landing and not encroach into setbacks
One attached enclosed landing or porch may be constructed at an entrance to the mobile home:

One attached enclosed landing or porch may be constructed at an entrance
The area of the landing or porch must not be more than 9.3m² with a maximum width of 2.4m

One semi-open carport may be constructed and must be:
- At least 6.0 m in length;
- At least 3.0 m wide; and
- May not have an area more than 29.7 m².
All buildings (except accessory buildings) must have a 1.5 m wide, horizontal non-combustible surface perimeter along the outer walls of the building.
Accessory buildings must be setback a minimum of 1.5 m from the main building.

I’ve heard that there are limitations on the colour and materials I can use for the siding and roofing of my home. Where can I find these?

As part of the Architectural Motif Guidelines for the Town of Jasper, building materials should appear to be local in origin and colours that relate directly to the surrounding natural environment. Building exterior colour and materials can be found on the Jasper Colour Palette webpage.

Development requirements for Mobile Homes in the Architectural Motif are:

All mobile homes will be required to have a minimum 4:12 roof pitch
Meet Architectural Motif requirements regarding non-combustible siding and roofing materials
Meet Architectural Motif requirements around fire-smart landscaping
All mobile homes must have skirting around their base covering up the void space under the home. The skirting must be made of non-combustible materials
Similar to other parts of Jasper, vinyl siding is not permitted on new builds

I don’t see the term Mobile Home in the Land Use Policy. What are the rules that apply to my home?

The Land Use Policy uses the term Manufactured Home to mean mobile home. In the Land Use Policy Manufactured homes are defined as “a structure, transportable in one or more sections, which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing heating, air conditioning, and electrical systems contained therein;”

How do I find the potential footprint and maximum gross floor area for a new home on my Site?

Generally, when planning to build a new home, you would start with obtaining a Real Property Report (RPR) of your Site. In a new build situation you will require a Canada Lands Surveyor’s services for: (1) Initial RPR of your Site verifying Site dimensions, verification of Site Area, and also geodetic elevations for each lot corner; (2) to verify foundation sitting and geodetic elevation at the conclusion of foundation construction; and (3) at the conclusion of your project to conduct a new RPR demonstrating all the new structures on the Site.

Using the RPR you can then start to draft a Site Plan and draw in the front, side, and rear setbacks to find the potential area that the building footprint of your home may sit within. The following table lists the required setbacks for mobile homes in the R4 district:

Minimum Front Setback	Minimum Rear Setback	Minimum Side Setback	Minimum Side Setback Corner Site (side facing a street)
2.7 m	1.2 m	1.5 m	1.5 m

If you choose to add a shed (accessory building) it must be a minimum of 1.0 m from property lines and a minimum of 1.5 m from buildings or fences.

With these setbacks in mind, you can then begin to draft in the potential footprints which all together (including any other structures which are 1.0 m or more in height) will give you the proposed total Site Coverage. The following table contains the R4 district’s maximum Site Coverages:

Site Coverage Primary Building (maximum)	Site Coverage with porch, accessory building, carport or attached garage (maximum)	Enclosed landing or porch (maximum)
32%	45%	9.3 m²

My lot is on an angle, how do I figure out my building pocket?

Mobile homes being replaced are subject to a smaller front setback of 2.7 m that is similar to how R4 lots were initially designed. Even for odd angled lots, the low front setback should allow for typically sized mobile homes to be placed within an appropriate building pocket.

How tall can I build my home, carport, and shed?

There are restrictions on building heights to help ensure views are preserved in the community. Roof heights, eave heights, and minimum 4:12 roof pitch all tie in the mountain architecture built form. The following table identifies the maximum roof and eave heights in the R4 district:

Building Roof / Eave Height (maximum)	Carport Roof / Eave Height (maximum)	Accessory Building Height / Eave Height (maximum)
4.5 m / 2.5 m	5.1 m / 2.5 m	4.5 m / 2.5 m

An example of an Elevation Plan can be found on the Garage Suite Development webpage.

How do I plan my required on-site parking and landscaping?

The Land Use Policy sets regulations for parking, and soft landscaping, is dependent on what district you are in, as well other factors, as stated in the table below.

Minimum Soft Landscaping Ratio for overall site	Maximum hard for front yard	Minimum Required On-site Parking Stalls (considered hard landscaping)
13.5% of Site Area	90% of Front Yard	1 per unit

On your site plan, parking stalls are required to be dimensioned at the minimum width of 2.7 m and length of 6.0 m and shall be unobstructed. In the R4 district, sites without back lane access may have their required on-site parking within the front setback. Parking stalls must always be setback a minimum of 0.6 m from public roadways.

More information on soft landscaping, including sample landscape plans and calculations, as well as the link to the Parks Canada approved planting list, are all available on the landscaping development webpage.

What do I need to submit for a Development Permit for a new home?

Development Permit Application - There is no fee for a development permit application. To apply for a development permit, please sign and submit the Development Permit Application (PDF, 195 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.
New Home Development Checklist - The checklist (PDF, 187 KB) is for you to ensure you are submitting everything that is required for a complete development permit submission package for a New Home Development.
Project Narrative - Please describe your project and include:
- the type of building and its intended use
- number of dwelling units including secondary suites (if any) or garage suites (if any)
- a real property report prepared by a Canada lands surveyor, including the existing geodetic elevation of the four corners of the lot
- photos of the site and adjacent areas
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 Site Area (m²),
- Geodetic elevations of the four corners of the site
- Dimensions and area (m²) of existing and proposed structures (primary building, garage, shed, fence, retaining walls, etc.)
- Site Coverage of each structure and total Site Coverage Calculation
- All setbacks (rear, front and side) from the property line to the Primary Building and the proposed structures
- Proposed required on-site parking spaces demonstrated and dimensioned (minimum 2.7 m width by 6.0 m length each with no obstructions)
- Location of utility lines (buried and / or overhead)
- Hard Landscaping (sidewalks, driveways, gravelled areas, bark mulch, retaining walls) and the calculation of the total hard landscaping area (m²) for the Site.
- Soft Landscaping surfaces (grass, flower beds, shrubs, trees, and gardens) including:
  - total soft landscaping area for the Site (m²)
  - total soft landscaping area for the front yard (m²)
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 heights, eave heights, main floor height, of all structures
- Sections indicating floor heights and relationship with geodetic grade
- Site section from the front to rear property line, including adjacent streets and lanes
- Roof plan showing slopes and major roof structure

The following items may be submitted following initial review of the architectural plans and overall site plan.

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 Primary Building
- Planting plan with proposed plant species, number and size all in accordance with the Jasper Townsite planting list and general landscaping direction as stated in the Landscaping in the Town of Jasper webpage
- Hard Landscaping (sidewalks, driveways, gravelled areas, bark mulch, retaining walls) and the calculation of the total hard landscaping area (m²) for the Site.
- Soft Landscaping surfaces (grass, flower beds, shrubs, trees, and gardens) including:
  - total soft landscaping area for the Site (m²)
  - total soft landscaping area for the front yard (m²)
- Existing and proposed fencing and site lighting

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

When do I need to obtain the building permit?

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.

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 Town of Jasper Land Use Policy, the requirements in the Policy take precedent.

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