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The subdivision process

All subdivision applications are required to be submitted electronically (via ePlans).

  1. The land owner or the owner's agent applies for a subdivision.

  2. The first step in the process involves an analysis of surrounding conditions. This means identifying adjacent land uses, existing road networks, trunklines for water, sanitary and storm sewer and electrical power.

  3. The application may be circulated to other City Departments, the community association, Provincial agencies and utility agencies (e.g. Telus) for comments.

  4. The process team reviews the application and makes a recommendation for approval or refusal to the Subdivision Authority.

  5. In the outer areas of the city, the Area Structure Plan or Community Plan provides a general framework for planning and development of an area by describing general land uses, open space systems, population density, environmental sensitivities, the location of major transportation routes, the location and method of utility servicing.

    The Outline Plan (usually together with a land use redesignation) includes the subdivision design details including the location and size of the roads; the distribution and size of the parks and school sites in the neighbourhood; and the general location of the various land uses.  It does not show individual lots.  Stripping and rough grading may begin after the land use designations are approved by Council.

  6. The Tentative Plan defines the lot dimensions, block and street layout, together with street names.  Its approval triggers the preparation of the "Development Agreement."  The "Development Agreement" between the developer and The City specifies the construction and maintenance obligations which include the rates charged by the City for storm, sanitary, water, inspection, freeways and preparation of joint use sites.

  7. The last plan to be prepared in the process is the Legal Plan or "Linen" as it is sometimes referred to.  This plan provides an accurate record of the survey markers placed in the ground in the form of iron pins from which dimensions are taken.  It shows detail as to location, orientation and size of all parcels.  The Legal Plan or Linen must be submitted to The City for endorsement within a year of the approval date.

  8. When endorsed by The City, the plan is registered at the Land Titles Office.  The transfer of title of lots cannot occur until the plan is registered.  The endorsed documents must be registered at the Land Titles Office within a year of the endorsement date; however, an extension may be granted by The City.

How is the public notified?

  • Where a Community Association exists, they are circulated most applications.
  • The applicant may choose to meet with the Community Association and neighbours, often before the application is made.
  • Adjacent landowners receive written notice of most applications in developed areas.