Outlying commercial accommodation and hostels

The traditional Outlying Commercial Accommodation (“OCA”), or bungalow camps as they were once called, have played an important role in accommodating park tourists since the early days of the automobile. OCAs and Hostels perform a valuable role in providing accommodation in a more natural setting than that available in park communities, giving visitors opportunities to understand, learn and enjoy the natural and cultural heritage fundamental to the Parks Canada mandate.

This webpage is a condensed version of the process and requirements for OCA’s contained in the Redevelopment Guidelines for Outlying Commercial Accommodations and Hostels in the Rocky Mountains (“OCA General Guidelines”) (PDF, 5.4 MB) and intended to be used for general permitting process guidance and not to replace or subjugate the requirements contained in the OCA General Guidelines. Major projects (such as a building replacement) 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 your Outlying Commercial Accommodation Review Template with the requirements tailored to your proposal. With the review template, you should be able to start the design process for development.

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Do I need a permit for a development within an OCA property?

Other than routine maintenance and repairs, there is a strong potential that your development project for your OCA property will require Parks Canada permits. Up to four Parks Canada permits are required for the development:

1. Development Permit - ensures conformance with the development requirements from the Jasper National Parks Management Plan, the OCA General Guidelines, Site Specific OCA Guidelines (2 pages), and your Sites approved Redevelopment Master Plan;
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;
4. Occupancy Permit – required for a development of a habitable area within a building after the final safety code inspections are issued (with no outstanding life safety requirements) and a Parks Canada Compliance Inspection has been undertaken to ensure conformance with approved plans.

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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Will my proposed development require a Redevelopment Master Plan Submission?

A Parks Canada approved Redevelopment Master Plan will ensure that the proposed future development of the Site not only meets the General and Site Specific Redevelopment Guidelines but that the environmental and cultural impacts have been reviewed for the entire redevelopment project which will streamline future permitting processes.

Outlying Commercial Accommodation Operators are required to submit a Master Redevelopment Plan in the following cases:

• projects that propose an increase the capacity or footprint of the Site;
• projects that propose to add additional guests or staff accommodation beyond the Site Specific Guidelines limitations, or that expand commercial services;
• proposed redevelopment, repairs, or upgrades to more than 50% of the Site;
• proposed significant changes to infrastructure or architectural style; or
• an application for extension of season of use (if permitted by the Lease).

Preparation of the Redevelopment Master Plan submission shall be by qualified professionals including architects, planners, conservation architects, landscape architects, and engineers all which are required to be registered to practice in Alberta. The use of professionals to prepare the Impact Assessment and environment strategy documents is highly recommended. Master Plan submissions are to be submitted to jasperdevelopment@pc.gc.ca and are reviewed by several Parks Canada departments for a coordinated review. For more information on the requirements for a Master Plan Submission please refer to the Redevelopment Guidelines for Outlying Commercial Accommodations and Hostels in the Rocky Mountains (PDF, 5.4 MB) Chapter 6.1 Master Plan Submission.

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How do I start the planning process for my development?

If your OCA has an approved Redevelopment Master Plan, or your proposed development doesn’t trigger the requirement for a Redevelopment Master Plan, you can begin planning your project in accordance with the Site Specific Guidelines (available to the lessee by request at jasperdevelopment@pc.gc.ca).

To begin your planning process, extrapolate the additional (Commercial Development area m², Staff Accommodation area m², Guest Units for Overnight Accommodation, Guest Capacity) stated in the Future Developpement Limits Summary from your Site Specific Guidelines (2007), add in any development additions since 2007, add your proposed additions, and ensure that your project is within the defined stated limit maximums:

Commercial Area is not defined in the guidelines, and to promote consistency in Jasper National Park, the Commercial Floor Area definition from the Town of Jasper Land Use Policy is used: “commercial floor area” means the total floor area of all levels of a commercial building or structure, contained within the outside of the exterior and basement walls or glazing line or windows, but excluding enclosed or open parking areas, garbage and loading rooms, floor areas devoted exclusively to mechanical or electrical equipment servicing the development, and staff housing. Roofed porches are floor area if they have a floor and the roof overhead is supported by posts away from the foundation. Self-supported roof overhangs or self-supported sheltered entry areas are not floor area. The Commercial and Staff Accommodation Floor Areas contained in the Site Specific Guidelines are an estimate and redevelopment of these areas may require a Real Property Report to confirm the actual floor areas prior to redevelopment.

The Site Specific Guidelines state Future Conditions specific to redevelopment which your proposal is required to meet. Submission of your proposal should state the rationale as to how your project meets or exceeds these conditions.

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Where can I find the general development requirements for an OCA property?

If your OCA has an approved Redevelopment Master Plan, or your proposed development doesn’t trigger the requirement for a Redevelopment Master Plan, and your proposal is consistent with your Site Specific Guidelines, the OCA General Guidelines (PDF, 5.4 MB) section 4.6 contains the following (summarized) general redevelopment guidelines:

Site design – Site planning and appropriate landscape architecture should reflect the climate, topography, scale, and character of the natural landscape. Site Plans shall be prepared by professionally accredited designers, including landscape architects, and demonstrate:

• maintain natural drainage, and control drainage from buildings, roads, and parking to minimize damage to landscape by erosion or pollutants and prevent storm water drainage into septic fields, water wells and reservoirs;
• retain and protect existing vegetation and natural grades, with only minor changes permitted for building construction; replace trees lost through development;
• use plants indigenous to the area for all permanent ground cover, shrubs and tree plantings as contained in the Landscaping in Jasper webpage in the Jasper Non-urban Planting List tab at the bottom of that page; and
• focus all new development and landscaping to currently disturbed or non-vegetated land.

Building location - Use landscaping and building orientation to screen development from major roads. Avoid placing buildings in straight lines or repetitive patterns unless there is a historic precedent. Locate new buildings a minimum of:

• 30 m from the high water mark of any watercourse or waterbody;
• 1.2 m from the leasehold boundary (3 m if the leasehold abuts another leasehold);
• 20 m from the edge of the pavement of a public highway; and
• leave a minimum of 4.5 m between the side facing eaves of adjacent structures and 7.5 m between front or rear facing eaves.

Massing - New buildings are to be consistent with the scale and massing of existing buildings. General Massing requirements include:

• The OCA Main Building is limited to a maximum Site Coverage (footprint) of 900 m² with a height of three storeys above average grade, with the third storey in the attic space.
• OCA Buildings, other than the Main Building, and all Hostel Buildings, shall have a maximum height of two storeys or 9 m above average grade, with the second storey in the attic space, and a maximum Site Coverage of 200 m².
• Exterior wall length is restricted to 12 m, without a change in plane; and
• use interesting, simple roof forms such as dormers, porches, chimneys, and windows to reduce the overall building mass; and
• enhance the human scale by integrating or grouping smaller buildings and by breaking down larger buildings into smaller components.

Roof form - Designers of new roofs must be aware of the technical issues associated with ice and snow accumulation in the mountain climate. General requirements for roof forms include:

• maintain consistent slopes and angles for main roofs and secondary roofs;
• a different, preferably steeper, slope on roofs over dormers and entrances will be considered;
• use groupings of small roof forms rather than a single large expanse of roof on larger buildings;
• demonstrate the mountain architecture style by using deep overhangs (minimum of 600 mm) and steep roofs, while not unnecessarily increasing a building’s height;
• minimum pitch of 6:12 (8:12 recommended) except for limited flat or low slope roofs embedded within a compliant main roof form that are required for technical reasons;
• ensure all roofs on a site are of similar material, detail, and colour;
• enclose or screen roof top equipment and flues;
• ensure the scale of ventilator dormers, cupolas, and continuous ridge vents is appropriate for the size of the roof;
• choose a gable, hip, shed, or hipped gable roof form; and use dormers wherever possible.

Prohibited - mansards, flat roofs, pediments, false facades, and full shed roofs are prohibited as well as kitchen exhaust hoods, metal roof vents, goose necks, and rotating whirl-i-bird type roof vents

Exterior colours - Colours used on buildings in national parks must blend with nature and allow the setting to dominate. Keep exterior wall colours to a minimum and shall be limited to earth tones ranging from natural browns to dark greens. Accent architectural details, windows, and doors with darker or brighter shades of the same colours permitted for exterior walls. Exterior finishes and trim are to be the same colour as adjacent materials, except where contrasting caulk has been used historically (e.g., log chinking). Prohibited Colours are white or other light colours including white trim, caulking or finishes.

Exterior wall materials - Natural materials (e.g., wood, log, stone, stucco) are to be used for the main exterior walls. Manufactured products may be considered subject to submission of a sample and approval by Parks Canada. Acceptable materials include:

• wood exterior walls shall be traditional in profile and texture and applied in either horizontal, vertical, board and batten, bevelled or flat applications;
• stone exteriors shall be the same colour and texture as existing buildings or local stones and artificial stone, or precast stone embedded concrete, upon review may be acceptable;
• stucco, finely textured surface (float or wet dash), is permitted with maximum 25% of the total net area of the exterior wall;
• clad concrete with stone veneer or exposed aggregates;
• limit parging on exposed concrete up to a maximum of one metre high on foundations or walls;
• use concrete block split face for fire walls only.

Prohibited materials include: exposed plywood, particle board, vinyl or aluminum siding, brick (unless it is historically appropriate for the site), precast or tilt-up concrete panels, curtain wall systems, and prefabricated exterior mouldings or extrusions.

Roof colours and materials - All roofs on the site to be similar in colour and roof vents, flashing, and other roof components will be painted to match or complement the roof colour. Roof colours are limited to a palette of green, grey, or brown, or maintain the natural colour of the roofing material. Roof materials are limited to: coloured metal standing seam, batten seam, ribbed sheet systems; copper and slate; textured and profiled asphalt shingles.

Prohibited materials include: sawn or split wood shingles and shakes treated with fire retardant; curved profiles; fabric structures; pre-finished or unfinished aluminum or galvanized metal soffits, facias, and trims, unless they are painted and designed to complement the mountain architecture.

Windows - Windows are traditionally rectangular or square with panes, often divided by full mullion and muntin bars. Several small windows grouped together are preferable to large expanses of window glazing. Ensure the size of windows and doors are appropriate for the scale of the building. Recommended window styles and materials include:

• traditional rectangular or square shaped windows only unless angled to fit within the structural component of a roof and /or dormer;
• square corners on bay windows;
• double or triple glazed wood sash windows;
• fixed, double hung, single hung, awning, casement, and hopper window styles;
• horizontal sliding windows for operational purposes only (e.g., kiosk);
• mullion and muntin bars at least 25 mm wide;
• window trim at least 120 mm wide;
• wooden shutters that are appropriate for the alpine setting;
• black, dark bronze, or stainless steel window hardware and accessories; and
• modest glass tinting or other energy efficient treatments.

Prohibited window styles and materials include: mirror faced, reflective, or deeply tinted windows; applied muntin bars less than 25mm thick; domed or curved skylights, glass sections, and glass blocks; louver windows; aluminum or steel framed windows with metallic finishes; windows that are irregular, angled (unless angled to fit within the structural component of a roof and / or dormer), curved, round, or contain geometric patterns.

Doors - Doors should be simply designed in keeping with the style of the windows. Recommended Styles and Materials include: wood, metal cladding, and insulated pressed steel; flush doors, French doors and two or four panel sash doors; sliding glass doors when screened by handrails, fenced in patios, or in discrete areas such as private balconies; segmented, roll-up garage doors with wood panels or insulated metal panels that simulate wood panels.

Prohibited door styles and materials include: simulated wood grain doors, light weight metal framed screen doors, and revolving doors.

Porches, verandahs, decks, pergolas, balconies, exterior stairs, and ramps - The design of verandahs and porches as part of the overall building expression is encouraged as a device to break down the scale and mass of the building. General requirements include: build porches, verandahs, decks, pergolas and balconies of stone, dimensional wood timber, logs, or rustic framing; surface patios with natural stone, approved paving stones, or textured concrete; enclose or otherwise finish the underside of decks; and use substantial posts and columns. Build exterior stairs and ramps of wood, masonry, or concrete; and use stone finishes or textured concrete to soften the appearance of large concrete stairs or ramps.

Prohibited styles and materials include: plywood and outdoor carpeting for exterior flooring; asphalt and plain concrete; and exposed steel or concrete framing.

On-site parking and vehicle circulation - Traffic and parking must allow safe access without comprising the attractiveness of the site. Minimum requirements include:

• commercial accommodation – requires 1 parking stall (minimum 2.7 m x 6.0 m) for each unit of commercial accommodation (except for hostels which are calculated at 0.5 parking stalls for each bed);
• restaurant / café – require the greater of 1 parking stall for each 10 seats of seating capacity, or for each 12 square metres of net seating area;
• staff parking – a staff parking strategy is required as part of development proposals;
• bus stalls (minimum 3.6 m x 12.2 m, with a minimum vertical clearance of 4.6 m) may replace up to 30% of the required number of OCA parking stalls (1 Bus stall is the equivalent of 20 car stalls);
• loading bays – An OCA Main Building require a minimum one loading bay (minimum 3.6 m x 9.0 m, with a minimum 3.7 m vertical clearance) unless commercial gross floor of OCA Main Building exceeds 465 m² which would then require two bays;
• parking aisles – at least 6.5 m wide for 90 degree parking, 5.5 m wide for 60 degree parking, and 3.6 m wide for 45 degree parking or if parking is along an access road or lane, the aisle width may be reduced by the width of the lane; and
• where a development proposes to make changes to access and egress from a site, Parks Canada will require a review by a highway engineer.

General parking requirements include:

• use curbs, barriers, bollards, guardrails, fencing, wheel stops and road shoulders to confine vehicles to paved areas;
• avoid large expanses of pavement or gravel;
• build parking lots on disturbed land where possible;
• divide runs of more than fifteen parking stalls with a planted area equivalent to at least one stall;
• screen parking areas from the main public thoroughfare and other vantage points, preferably with natural landscape features and vegetation;
• store boats, vehicles, and other materials or conveyances used in the operation of the facility out of view of the highway and visitors;
• storage of commercial vehicles that weigh more than 4, 000 kg (except for construction, servicing, or loading) are prohibited unless they are in a well-screened hard-surfaced area; and
• overnight camping is prohibited at OCA’s, and Hostels, and only the guests who stay in fixed-roof accommodation are permitted to park recreational vehicles, campers, or trailers on-site.

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What kind of environmental or cultural assessment is required to redevelop on an OCA property?

A requirement of the development permit process is a cultural and environmental impact analysis. If a Redevelopment Master Plan has been approved the Impact Assessment Office will review the project to ensure it is consistent with the impact assessments approved in the plan. If your OCA does not have an approved Redevelopment Master Plan, and your project does not trigger the requirement for a plan, the Impact Assessment Office will review project submissions that have the potential to impact cultural and environmental features. A Project Description Form (PDF, 437 KB) must be submitted with your development permit submission package to begin the impact assessment review process. An Impact Assessment Specialist will reach out to you if more information is required to complete the assessment. To reach the Impact Assessment office, please email jasperenvironmental@pc.gc.ca.

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Am I required to provide staff accommodations for my project?

Parks Canada requires OCA operators to submit a housing strategy for all employees as part of any proposal, including an increase in staff accommodation beyond the limitations stated in the Site Specific Guidelines, that would trigger the requirement for a Redevelopment Master Plan. A proposed staff accommodation increase that is within the Site Specific Guidelines staff housing limitations, may proceed with a development permit submission without requiring a Redevelopment Master Plan.

On-Site staff housing is preferred and must be consistent with the Site Specific Guidelines and the OCA General Guidelines (Section 4.6.13 Staff Accommodation). Identified, and approved, on-Site staff housing units are restricted to only the occupancy of employees of that OCA.

Required staff housing located off-Site in the Jasper townsite is a less preferred option as it would involve daily transportation, to and from the OCA Site. As to not exacerbate the existing housing shortage in the community, the required staff housing must be “new to the community” residential units and not purchased, or rented, existing residential units. An example of an off-Site staff accommodation scenario could be the purchase of an existing single family home in the Two-unit Dwelling District (R2) with a proposed redevelopment to higher unit density as permitted in that district, such as a duplex (2 units), with a secondary suite for each side (2 units), and a garage suite (1 unit) would add a total of 4 residential units (5 new units less the 1 existing) new to the community. For more information on development requirements and processes in the townsite please visit the Applying for Permits in the Jasper Townsite webpage.

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As a dark sky preserve what are the lighting requirements for an OCA?

Night lighting is an important component of Site design. Lighting should respect a dark sky concept by not being overly bright or causing light pollution. Warm coloured light is preferable to blue or white light. Parks Canada will require operators to:

• select simple light fixtures that are in proportion to the building;
• keep outdoor lighting to a minimum without compromising safety;
• direct lighting downward and refrain from using floodlights;
• light walkways and steps with low bollard lighting directed specifically at the pathway;
• freestanding lights should be of an appropriate scale for pedestrians; and
• luminaires, brackets, and poles must reflect the hand-crafted, simple aesthetics of mountain architecture.

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How do I plan my site's landscaping requirements?

Your OCA Site Specific Guidelines will reference landscaping development requirements in the Future Conditions section. General information regarding the Jasper non-urban planting list or guidelines for planting can be found on the Landscaping in Jasper National Park webpage.

For fencing:

• fencing should be limited and only used for screening, maintaining public safety, or environmental reasons;
• avoid long fences or dramatic grade changes in fences that may have an impact on the Site’s appearance or views of the surrounding landscape;
• operators shall provide screening for all services and auxiliary structures with a maximum screening height of 1.2 m or up to 2 m to screen infrastructure such as service and loading docks, garbage cans, propane, and fuel storage, to keep out wildlife, or to meet code requirements; and
• build fences with natural materials such as wood and stone (chain link prohibited).

For retaining walls:

• retaining wall height limited to a maximum of 1.2 m;
• plans for retaining walls over 1 m high must be stamped by a professional engineer;
• prefabricated concrete retaining walls are prohibited unless deemed necessary by an engineer and only when no viable alternative is available;
• gabion walls are prohibited; and
• finish retaining walls with materials such as sandblasted coloured concrete, exposed aggregate finished with coloured concrete, natural stone veneer, or monumental stone.

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What is required to remove mature trees at an OCA?

Development planning in an OCA 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 with a diameter 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 with a diameter 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; and
• timing is important. Tree removal between April 21 to 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 do I need to submit for a development permit?

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. The application also has the Project Description Form attached that will begin the Impact Analysis process.
2. OCA Development Checklist - The OCA Development Checklist (PDF, 268 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:
   
   • plain language explanation of your project;
   • description of how this project (a) falls within your approved Redevelopment Master Plan, or (b) how it does not trigger the requirement for a Redevelopment Master Plan and meets your Site Specific Guidelines; and
   • photos of the impacted areas / structures / landscaping.
4. Site plan (in metric and drawn to a scale of not less than 1:200) demonstrating:
   
   • north arrow and scale;
   • dimensions and area (m²) of existing and proposed structures (cabin, shed, fence, retaining walls, etc.);
   • floor area of each existing and proposed structure impacted by your proposed development;
   • identify existing and proposed Commercial Areas (m²) and Staff Accommodation areas (m²);
   • all setbacks (rear, front and side) from the property line to proposed and adjacent 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 grades of the impacted areas of the Site (topographical grading map may be required for Sites with excessive slopes);
   • 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 webpage;
   • 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.
6. Architectural plans (in metric and drawn to a scale of not less than 1:100) demonstrating:
   
   • dimensioned floor plans of all proposed development;
   • identification of Commercial Area (m²) and Staff Accommodation Area (m²) affected by the proposed development;
   • elevation plans from grade indicating geodetic: roof height, mean roof height, eave heights, main floor height, of all proposed 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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What are the requirements for OCA signage?

Parks Canada requires all operators to prepare a comprehensive sign plan to promote consistency and quality in Site signage.

General sign requirements include:

• demonstrate consistency with the overall architectural and landscape style of the leasehold, including informative and interpretive signage;
• are unobtrusive and contribute to the visitor experience through effective and informative graphics;
• are lit from the front with sharp cut off fixtures;
• are constructed of natural regional materials, such as wood and stone;
• minimize use of flat lettering and graphics; and
• conceal conduits and mounting hardware unless treated as an architectural feature. Mounting hardware should be restricted to matt black or dark green material.

Not permitted:

• high mounted signs that are discordant with the overall Site and building;
• exposed concrete pile caps or slabs unless heavily screened with native vegetation;
• back-lit, neon tubing, animated or flashing signs;
• fluorescent or reflecting material on any building, canopy, or other structure;
• shall not be erected on a fence, billboard, tree, or awning;
• contain a trademark or emblem other than for the business of the applicant;
• an interior sign within 0.3 m of a window that exceeds 25 per cent of the glass area of that window.

OCA’s have three types of signage including: entry signs, building façade signs; and signs within the site for wayfinding or to distinguish amenities. The specific sign requirements for each type are:

1. Entry signs – Maximum 2 signs (1 sign per entry) with a maximum size of 2.5 m width by 1.8 m height. Lettering area, defined as the area enclosed by a rectangle in which the width is the distance from the top of the letters of the first line to the bottom of the letters in the lowest line and the length is the length of the longest line in the sign measured from the outer edges of the first and last letters in such line, is to be no greater than 1.86 m². Entry signs shall be kept at pedestrian level and free standing signs are to be mounted on a stone or wood base. A vacancy / no vacancy sign may be suspended from an entry sign with a maximum height of 0.1 m and with of 0.46 m.
2. Building façade signs – have a maximum area of 1.3 m² for advertising a business on the main floor and 0.8 m² when advertising a business located in a basement. The sign lettering shall not exceed 0.6 m in height and be affixed to the natural wall surface or a sign standard. Sign standard lettering shall be enclosed within the sign and cut out in silhouette effect and painted on the sign. The sign is to be centered with respect to the width of the frontage of the building upon and not exceed 80 per cent of that frontage. A façade sign may be placed perpendicular to the façade and project outward a maximum of 2 m with a minimum clearance of 2.74 m from the bottom of the sign to the public thoroughfare.
3. Wayfinding signs – Internal wayfinding signs, restricted to not exceed 0.36 m in height by 0.46 m in length, must be approved by the Superintendent and should be part of an approved sign plan for the Site.

Sign Permits are a separate permitting process from development permits as they are regulated by the National Parks Sign Regulations. The application process, including required application form and checklist, are located on the Commercial Sign webpage under the heading “What do I need for a Sign Permit?”

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When do I obtain the building permit for the OCA Development?

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 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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I have my building permit can I now begin construction?

Due to the environmental and cultural sensitivity of the OCA Sites, 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.

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