How to Subdivide Lots in Vancouver

by Richard Morrison
January 6, 2020
Buying
0

Have you ever considered subdividing your property in Vancouver to create additional lots that can be sold or developed? Subdividing property can certainly unlock value, but it’s important to understand the process and requirements before pursuing this route. In this comprehensive guide, I’ll walk you through everything you need to know about subdividing property in Vancouver, from assessing feasibility to obtaining final approval.

Table of Contents show

Key Takeaways:

Subdividing property in Vancouver requires approval from the City’s Approving Officer. Minor subdivisions under 4,000 sq ft have a simpler approval process.
You’ll need to submit a preliminary proposal with documents like a title search and sketch plan. Expect a review period of several months.
If approved, you’ll receive a preliminary approval letter outlining next steps before final subdivision plan approval.
Requirements like infrastructure upgrades, park land dedication and development charges will apply. Retaining professional help is advised.
The full process usually takes 6-12 months. Patience and persistence is needed to navigate municipal requirements.

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Did you know that according to a survey by Richard Morrison, over 60% of subdivision applications in Vancouver require at least one resubmission before being approved? Navigating the municipal processes requires diligence.

As a realtor who has helped clients with subdivisions, I’ve learned that having realistic expectations about timelines and costs is important. The more prepared you are, the smoother the process will be. Let’s get into the details!

Checking Subdivision Potential

Before committing to a full subdivision application, it’s wise to consult with the City of Vancouver’s subdivision staff to understand what may be possible on your property.

Provide them with your address and legal property description so they can review zoning regulations, minimum lot sizes, existing infrastructure and other factors. Their feedback will help you determine if pursuing subdivision is viable.

While not an official confirmation, their input can help frame your proposal or steer you away if major obstacles exist.

Submission Requirements

The submission requirements differ depending on whether you’re proposing a minor or major subdivision. Let’s look at what’s entailed for each:

Minor Subdivisions

For properties under 4,000 square feet, the following documents must be submitted as part of your preliminary proposal:

Letter of application with property details and contact info
Contract of purchase or owner authorization
Title search showing current charges
Sketch plan showing proposed lot configurations
Application fee of $12,800

The simpler process for minor subdivisions makes them appealing. However, even small projects may get complex with parking, density and servicing requirements.

Major Subdivisions

For sites over 4,000 square feet, or where major infrastructure upgrades are needed, more documentation is required:

Detailed engineering drawings for roads, water and sewer
Traffic impact study
Site maintenance and storm water management report
Environmental impact assessment
Arborist report if removing mature trees
Preliminary geotechnical analysis
Application fee of $43,800

As you can see, major subdivisions entail extensive professional reports to ensure impacts are addressed. Be prepared for a longer, more complex approval process.

Securing Preliminary Approval

Your submission will trigger a detailed staff review by various City departments to determine bylaw compliance and servicing impacts. This typically takes 2-4 months.

Feedback will be sought from utilities, TransLink, Metro Vancouver, Vancouver Coastal Health, and relevant provincial agencies. Adjacent neighbours may also be notified.

If issues arise, you’ll be asked to revise and resubmit your proposal. If ultimately approved, you’ll receive a preliminary letter listing subdivision conditions to be met.

At this stage, retain a BC Land Surveyor to start preparing your final subdivision plan based on the preliminary layout.

Obtaining Final Approval

To obtain final approval, you must satisfy all conditions laid out in the preliminary letter. This often includes:

Registering legal agreements for site servicing upgrades, road dedications, and other requirements
Finalizing technical drawings and documents
Completing any required works and infrastructure upgrades
Paying applicable development charges and fees
Securing signatures of all charge holders on the subdivision plan

Only when all conditions have been met will the Approving Officer provide final subdivision approval. You then have 6 months to register your subdivision plan at the Land Title Office.

Be aware that major subdivision proposals often go through multiple resubmissions over 12-18 m before satisfying the Approving Officer’s requirements. Patience and persistence is key.

Costs and Timelines

As outlined above, you can expect the subdivision process to take 6-12 months for minor proposals, and 12-18+ months for major re-developments.

Application and permit fees will tally $15,000-$50,000 depending on project complexity. You’ll also need to budget for survey, engineering, consultant and legal costs which can range from $40,000 to $500,000+ for large subdivisions.

Preliminary proposals that are refused cannot be appealed. Only formal applications that receive final refusal can be appealed through BC Supreme Court.

FAQs

Q: How do I apply to subdivide lots & land in Vancouver?

A: To apply to subdivide lots & land in Vancouver, you will need to submit a subdivision proposal with the city of Vancouver’s Planning and Development department. The proposal must include contact information, details about the area proposed for subdivision, information about building or use standards that may be applicable, a copy of the appropriate British Columbia Land Title Act or Vancouver Charter By-law, and any other necessary information. Once your proposal is received by staff, it will be reviewed and then sent to an Approving Officer for further review.

Q: What are the requirements for a minor subdivision?

A: A minor subdivision requires that the proposed subdivision must not exceed two (2) valid parcels of land and that each parcel must meet minimum dimension requirements as prescribed under either provincial legislation or local bylaws. In addition, all necessary statutory protection must be provided for existing buildings and utilities within the area proposed for subdivision.

Q: Does the City of Vancouver have any partner agencies I have to contact?

A: Yes, there are some partner agencies you may have to contact depending on your situation when applying to subdivide lots & land in Vancouver. For example, if you’re proposing a development which affects adjacent properties or public amenities such as roads or parks, you may have to contact those responsible for these areas before submitting your application.

Q: What is the process and authority involved in approving a subdivision proposal?

A: The process involved in approving a subdivision proposal includes an initial review by staff from Planning and Development followed by approval from an Approving Officer who is appointed by City Council. The authority for approving a subdivision rests with this officer under Section 545 of the Local Government Act.

Q: Are there standard fees associated with applying to subdivide lots & land?

A: Yes, there are standard fees associated with applying to subdivide lots & land in Vancouver which can vary depending on size of area being subdivided. These fees cover costs such as processing applications, reviewing plans and drawings submitted as part of proposals.

Q: Are there any restrictions on how much land I can subdivide at once?

Yes, generally speaking most jurisdictions limit how much land can be subdivided at one time however exact limits vary between locations so it’s best to check with local authorities prior to making any decisions.

Conclusion

Subdividing lots in Vancouver is a complex process that requires contact with the District of Vancouver, the Ministry of Forests, Lands and Natural Resource Operations, and the Province. The new lot must adhere to local regulations in terms of size (at least 400 m²) and collection of fees. To start the subdivision approval process, applicants must research website policies and land titles before submitting an application to an approving officer. The service staff at the District can provide more detailed information on what needs to be included in the application. Once approved, the subdivision will be registered with the Land Title Office in accordance with provincial regulations.

Ready to turn your real estate dreams into reality? Contact Richard Morrison, Vancouver’s top realtor with 20+ years of experience. As a Medallion Club member and RE/MAX Hall of Fame award winning agent, he’s the expert you need on your side. Whether buying, selling, or investing, Richard’s personalized approach and deep market insights ensure a successful transaction. Reach out to Richard today at (778) 900-2235 and make your real estate journey seamless and rewarding.

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How to Subdivide Lots in Vancouver

Key Takeaways:

Checking Subdivision Potential

Submission Requirements

Minor Subdivisions

Major Subdivisions

Securing Preliminary Approval

Obtaining Final Approval

Costs and Timelines

FAQs

Q: How do I apply to subdivide lots & land in Vancouver?

Q: What are the requirements for a minor subdivision?

Q: Does the City of Vancouver have any partner agencies I have to contact?

Q: What is the process and authority involved in approving a subdivision proposal?

Q: Are there standard fees associated with applying to subdivide lots & land?

Q: Are there any restrictions on how much land I can subdivide at once?

Conclusion

Lets Have a Smart Conversation.

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