Home > Municipal Hall > Departments & Services > Development Services & Planning > Secondary Suites

Secondary Suites

A secondary suite refers to an additional dwelling unit located within a single family home that complies with the BC Building Code and Town bylaws. In 2011, Smithers Council adopted a new Secondary Suites Policy and subsequent bylaw admendments in order to:

  • Encourage the development of secondary suites as a means of increasing housing affordability and choice in Smithers;
  • Improve the health and safety level of existing secondary suites to ensure renters have access to safe and healthy housing options;
  • Provide a consistent and transparent approach to the legalization and enforcement of non-compliant secondary suites.

If you are interested in constructing a new secondary suite within your home or bring an existing secondary suite into compliance, please review the following:

Homeowner's Guide to Secondary Suites

Technical Requirements for Secondary Suites

Town of Smithers Secondary Suites Policy DEV-005

FREE VOLUNTARY INSPECTIONS UNTIL DECEMBER 31ST, 2016! Smithers Council has waived the voluntary inspection fee of $200.00 for existing suites until December 31st, 2016. The voluntary inspection will determine the necessary building upgrades to bring your suite into compliance with Town bylaws and the BC Building Code.

Related Links:

Related Resources:

For more information on secondary suites, please contact the Development Services Department at 250-847-1600.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Building Permits

Building Permits

What is a Building Permit?

Building Permits regulate various types of building construction that are allowed in the Town of Smithers and ensure compliance with the BC Building Code, local Building Bylaw, Zoning Bylaw and other Town Bylaws. The Building Permit process protects both the owner's interests and those of the community at large. Failure to obtain proper Building Permits can result in costly construction delays, legal action and/or the removal of work already completed.

How do I know if I require a Building Permit?

Before beginning your project, we recommend you discuss your plans with the Town of Smithers Building Inspector who can confirm necessary permits and plans. Generally, you will need a permit if you wish to:

  • Build any kind of structure larger than 10 square metres (107 sq. ft.).
  • Alter, renovate, or adding onto existing buildings/structures, including interior plumbing.
  • Excavate or construct a foundation.
  • Install a heating, ventilation, air conditioning unit or wood stove.
  • Change a use or occupancy of a building.
  • Construct a retaining wall which retains more than 1.5 metres of fill.
  • Demolish or move a building.

When don't I need a Building Permit?

Building permits are not required for non-structural minor modifications such as:

  • Esthetic renovations (i.e. painting, replacing carpet).
  • Replacing windows that are the same size and location.
  • Fencing (Zoning Bylaw contains permitted height and setbacks).
  • Sidewalks or landscaping on private property.

What should I consider before applying?

Things you should consider before applying include:

  • Check the zoning of the property to ensure your intended use is permitted and the required setbacks, site coverage, and height requirements are met. If your project does not meet zoning standards, a rezoning or development variance permit application may be required.
  • Check to see if your property is located within a development permit area. If so, a development permit may be required before a building permit can be issued.
  • Check for the location of services i.e. water, storm, and sanitary sewer (BC One Call 1-800-474-6886).
  • Check for easements or right-of-ways on your property.
  • Confirm driveway location and slope (max 10%).

What do I need to provide in order to obtain a Building Permit?

In order to obtain a Building Permit, the following should be provided:

  • Building Permit application (hard copies available at the Town Office) and application fee.
  • Site Plan (2 copies) which identifies the lot shape, size, driveway location, existing buildings, setbacks and project location.
  • Building plans (2 copies) illustrating elevation and floor plans and cross sections.

Depending on your project, the following may also be required:

  • Home Owner Protection Office approval for new residences (1-604-646-7050).
  • Truss layout including engineered details.
  • Form 'M' Owners Undertaking of Building Foundation.
  • Foundation design prepared and signed by a registered professional accompanied by letters of assurance in the form of Schedule B-1 and B-2.
  • Form 'N', Complex Building Notice to Owner if the building will be classified as being used for major occupancies.

How much does it cost?

The application fee is $35.00 for residential buildings and $50.00 for all other buildings. The total fee is calculated by the value of construction. The applicant submits a construction value and the building inspector calculates an estimate according to the plans submitted.

Value between $1 and $1,000,000 = $6.25 per $1,000 of total

Value over $1,000,000 = $5.50 per $1,000 of total

Additional costs may include the installation of a water meter or service connection.

How long will it take to get a Building Permit?

Most permits can be issued in 1-10 working days depending on the complexity of the project and completeness of the documents submitted.

What happens after I apply?

When you pick up your approved Building Permit, you will be given a list of required inspections. Inspections should be called at every stage of work during the building process, before the work is covered up the next stage. All work should be substantially complete before you request an inspection. To schedule an appointment call the Development Services Clerk at (250) 847-1600.

In addition to inspections, you must:

  • Post your building permit in a visible location.
  • Keep a copy of the approved plans on site.
  • Bring any changes to the attention of the Building Inspector.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Municipal Cemetery

Municipal Cemetery

Please click here to view the Town of Smithers Municipal Cemetery webpage.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Business Licensing

Business Licensing

Click here for more information.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Engineering and Mapping

Engineering and Mapping

Information coming soon.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Development Permits

Development Permits

Certain properties in the Town of Smithers are designated as Development Permit Areas (DPA). The Official Community Plan contains guidelines and requirements for the two types of DPAs in Smithers: Environmental and Form & Character. For properties located within a DPA, a Development Permit (DP) may be required prior to subdividing land or obtaining a Building Permit.

Environmental Development Permit Areas

 Form & Character Development Permit Areas

Changes to an approved Development Permit may require a Development Permit Amendment Application to be submitted.

For more information, please contact the Development Services Department at 847-1600.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Alpine Theme

Alpine Theme

The Town of Smithers has Alpine Theme Design Guidelines for downtown Smithers, Highway 16, and multifamily developments. Prominent features include peaked roofs, facade articulation, deep overhangs, wood timber framing, window trims, decorative woodwork/artwork, and landscaping.

Proposed developments in the Development Permit areas are subject to the Development Procedures Bylaw 1426. If required under the Bylaw, the Advisory Planning Commission reviews proposed developments for Alpine Theme compliance, and then makes a recommendation to Council.

Alpine Theme Design Guidelines

Home > Municipal Hall > Departments & Services > Development Services & Planning > Subdivision

Subdivision

A subdivision alters the legal property boundaries of a parcel of land and includes dividing a property into smaller parcels, consolidating several parcels into one, creating a bare land strata or changing the alignment of an existing property line. All required works and services must be completed in accordance with Subdivision Servicing Bylaw No. 747.

Strata Conversion

A strata conversion occurs when a previously occupied building is converted to strata title ownership. The Strata Property Act, Zoning Bylaw and Council Policies control the strata conversions in the Town of Smithers.

For more information, please contact the Development Services Department at 847-1600.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Official Community Plan Update

Official Community Plan Update

Official Community Plan Review

The 2010 Official Community Plan (OCP) is an update of its predecessor, approved in 2000. Many of the statements have their foundations in earlier versions, while others have been added or reworded to respond to changing circumstances and emerging issues. In addition to a techincal analysis of exisiting policies, community input was a central focus of the update process and is outlined below.

Process & Timeline

The OCP review process was laid out in 4 broad phases. These included:

  • Phase 1: Project Kick-off & Community Survey of Key Issues
  • Phase 2: Public Launch & Community Visioning Workshop
  • Phase 3: Technical Analysis and Draft OCP Development
  • Phase 4: Public Forum, Revisions & Final OCP

Steering Committee. The Town of Smithers Council established an OCP Steering Committee whose task it was to guide the OCP review process and provide advice to Council, Town staff and HB Lanarc Consultants. The Committee members, made up of community volunteers, brought different perspectives and knowledge of community issues to the OCP process.

Community Survey. From April 9th to May 9th, 2008, members of the community were invited to take an on-line survey (paper formats were also available). Approximately 400 people completed the survey.The survey was designed to:

  • Identify key issues in the community (present and future).
  • Take the first steps towards creating a strong community vision.
  • Scan for thoughts on how Smithers will/should look in the next 15-20 years.

Community Dialogue. A community-visioning session was held on the afternoon of May 3rd at Smithers Secondary School. This workshop marked the launch of the OCP review process with the community and the beginning stages for the development of a strong community vision.

Poster Display
Visioning Questions


Downtown Charrette. The Downtown Charrette, held at the Smithers Legion on June 25, 26, and 27, 2008, focused on revitalization strategies and future planning initiatives for the downtown core - how to build on its assets and address its challenges. This intensive & highly collaborative design workshop pulled together a charrette team made up of design professionals and community members to collectively design a detailed concept plan for the downtown and to develop necessary policy recommendations and strategies to work towards achieving that plan. Everyone from the community was invited to take part in the workshop at evening sessions. Ideas, insights & feedback were collected and assisted in the development of a plan and policy recommendations to shape the future of downtown Smithers.

Charrette Design Brief
Final Charrette Report

Public Forum. Held on October 25th, 2008, at the Old Church, the first draft of the OCP was presented to the community for comment. This was an important opportunity for the residents of Smithers to provide feedback on the revised OCP. The first draft was based on public input and feedback gathered to date along with direction provided by the OCP Team (Steering Committee, Town Staff, and HBLanarc Consultants).

The community was invited to provide comments on Draft One during the month of November. This was a key opportunity for the public to provide feedback on what they liked, felt was missing, or would like changed. 

OCP Draft One

OCP Draft One Feedback:

Town Council Review (Committe of the Whole Minutes):

Public Open House. Held on December 8th, 2009, at the Town Office, the second draft of the OCP was available for review and comment.

OCP Draft Two:

Map 1 
Map 2  
Map 3
Map 4
Map 5 
Schedule A
Schedule B
Schedule C

Public Hearing:  A Public Hearing took place at the Municipal Hall (1027 Aldous Street) on March 23, 2010. The Public Hearing was the final opportunity for the community to provide comments to Council on the final OCP. 

Official Community Plan Bylaw No. 1614 (final OCP)

Related Documents:

 

Home > Municipal Hall > Departments & Services > Development Services & Planning > Official Community Plan & Zoning

Official Community Plan & Zoning

An Official Community Plan (OCP) is a general statement of the broad objectives and policies of the local government respecting the character of existing and proposed land use and servicing requirements in the area covered by the Plan. The OCP serves as the foundation for all policies, regulations, and decisions pertaining to land use and development in a municipality. Each property in Town has been assigned an OCP designation that defines the approximate or desired location of land uses such as residential, commercial, industrial, parks and open space, etc.

The Zoning Bylaw is used by the Town to regulate the use of land and to implement the policies in the OCP. It states what land uses are permitted in the community and provides information such as where buildings may be located, density requirements, and standards for lot size, parking requirements and building height.

When is an OCP and/or Zoning amendment necessary?

Rezoning is a process of changing one zone to another. When a development is proposed, including constructing new buildings or changing the types of activities that occur on a property, the owner must check the zoning regulations for that property. If the existing zone does not permit the proposed development then it is necessary to apply for a rezoning. A rezoning cannot be approved contrary to the OCP; therefore, an OCP amendment may also be required. The rezoning and OCP amendment occur together as one process.

For more information, please contact the Development Services Department  at (250) 847-1600.

Home > Municipal Hall > Departments & Services > Development Services & Planning > Development Variance Permits & Board of Variance

Development Variance Permits & Board of Variance

Development Variance Permit

A Development Variance Permit (DVP) is an approval from Council to vary the bylaw regulation(s) of zoning, subdivision servicing, or signage for non-conforming development approvals.

Board of Variance

The Board of Variance (BOV) for the Town of Smithers is an appointed body that has the authority to grant a minor variance to certain provisions of Town bylaws. The BOV is a quasi-judicial body seperate from the Local Government with its own authority under the Local Government Act.

Applicants can decide if they wish to apply to Council for a Development Variance Permit or the Board of Variance, if applicable. A Development Variance Permit or Board of Variance cannot vary use or density of land specified in a bylaw.

The process for obtaining a variance should begin with a discussion with the Development Services Department. We can confirm that your proposed variance is a legal option, inform you of the acceptability of the variance, and provide you with details of the process.