LAND DEVELOPMENT APPLICATION SUBDIVISION SUBMISSION CITY PLANNING BRANCH NOVEMBER 2017
TABLE OF CONTENTS SUBDIVISION PROCESS CHART...3 SUBMISSION OF APPLICATION...4 REMOVE CONDITIONS SUBMISSIONS...7 CONDOMINIUM SUBMISSIONS...8 2
SUBDIVISION PROCESS CHART www.edmonton.ca/subdivision 1. Land Development Application submitted, reviewed, and accepted 5 Notice may be sent to adjacent land owners 2. Technical review by City departments and external agencies 21 Application revised and issues addressed Additional reports/studies may be required A repeat technical review may be necessary 7 Create and draft Conditions of Approval Letter and Map 10 Application reviewed by the Subdivision Authority 8 Conditionally Approved Refused 8 APPROVED Engineering Drawings submitted and approved by Development Coordination Appeal to Subdivision and Development Appeal Board (SDAB) Applicant completes conditions in the subdivision decision including an executed servicing agreement REFUSED No Further action Applicant submits required documents to remove conditions. Subdivision Authority reviews and approves Plan of Survey submitted, and registered by Alberta Land Titles Office 3
SUBMISSION OF APPLICATION Once an application has been received the file planner will review to ensure the proposed subdivision complies with City policies and regulations. After the initial review by the planner, an applicant may be asked to revise the application or submit additional information for any issues identified. Identifying key issues early in the process will avoid the need for recirculation and help ensure a quick and comprehensive review. The subdivision of land has an impact on existing infrastructure and in some cases may require new infrastructure to be built. The impact on infrastructure requires technical review by civic and non-civic agencies responsible for this infrastructure or impact on the development. Technical reviewing areas include EPCOR Water Services, EPCOR Distribution & Transmission Inc., Drainage, Transportation and City Planning Branch, etc. Applications within established and developing neighbourhoods follow the same process but review different information. Established neighbourhoods have infrastructure in place that needs to be considered. Applications within developing or new areas require a more extensive review and further information because the infrastructure does not exist yet, reserves have not been addressed, etc. ESTABLISHED NEIGHBOURHOOD APPLICATIONS Requirements for an application to subdivide 1 lot into 2 lots, in an established neighbourhood, include: 1 2 3 CERTIFICATE OF TITLE A copy of the title within the last 30 days TENTATIVE PLAN A drawing of the proposal including: dimensions of the proposed lots in metres labels for the street, lane, adjacent lots, and north arrow existing buildings and intention to demolish SUPPORTING DOCUMENTS The requirement for technical documentation will be assessed at the time of the initial review of the application 4
ALL OTHER APPLICATIONS Requirements considered during the review for all other types of subdivision include the following: 1 2 CERTIFICATE OF TITLE A current copy of each title within the subdivision boundary dated within the last 30 days of the application. A copy of instruments registered on title, such as a Deferred Reserve Caveat (DRC) or Utility Right-of-Way (URW) and any additional instruments that will be addressed in the application. TENTATIVE PLAN A tentative plan will be reviewed prior to acceptance of a file for connectivity, line work, labeling, etc. The plan must include: PDF and DWG (2010 version) digital files Labels for Municipal Reserve (MR), Environmental Reserve (ER), Natural Area (NA), Public Utility Lot (PUL), walkways, and greenways Roadway names Line-work for a walkway should be open to the road and should not look like a parcel Dimensions in metres ZONING Lot dimensions meet the provisions of the zoning bylaw Correct percentage of single to semi-detached or row housing in certain zoning districts Other regulations specified in the Zoning District COMPUTATION SHEET Ensure that the tentative plan and the computation sheet match Check the number of lots provided Check the amount of Municipal Reserve or Environmental Reserve provided as land with this subdivision NEIGHBOURHOOD STRUCTURE PLAN (NSP) Policies and objectives of the Neighbourhood Structure Plan (NSP) are implemented at the time of subdivision. For example. Arterial and collector roads, location of Municipal Reserve, schools, connectivity, type of land use. MUNICIPAL RESERVE (MR) Identify on the tentative plan if greenways provided are MR or roadway rights-of-way. If the designation of a greenway is identified in an NSP, the designation cannot change at the time of subdivision A MR parcel that is to be dedicated and located adjacent to the subdivision on the titled lot may be required to be dedicated at this time 5
NATURAL AREAS (NA) Appropriate environmental studies have been completed, such as a Natural Area Management Plan, or Top-of-Bank study Recommendations of the environmental reports are incorporated into the subdivision such as appropriate buffers or walkway connections CONNECTIVITY/ROADWAYS Include on the tentative plan, the entire intersection for collectors and arterial roadways. Lots are large enough to accommodate a berm and fence adjacent to the Transportation Utility Corridor (TUC) and arterial roadways. Emergency Access is required every 120 m. Blocks should be no longer than 240m. Walkways are provided at locations that take into account approved subdivisions and future adjacent lot design. On the tentative plan, walkways are shown as road right-of-way, and not identified as PUL s. OTHER LAND USE CONFLICTS Well sites identify the 10 X 15 m work area Rail lines, pipelines or other utilities within or adjacent to the subdivision area may require an additional buffer for these facilities 3 4 SUPPORTING DOCUMENTS Additional technical information may be required including: Environment Site Assessment (ESA) Computation Sheet Hydraulic Network Analysis (HNA) submitted to EPCOR Water Natural Area Management Plan Top-of-Bank survey Well site form and supporting map Survey and Risk Assessment for well sites Shadow Plan showing surrounding applications and proposed area connections OTHER INFORMATION TO CONSIDER Is an associated rezoning or NSP amendment required? Is a road closure required? Will the Province be claiming any wetlands? Is there documentation to this effect? 6
REMOVE CONDITIONS SUBMISSIONS Prior to going to land titles to register your lots, each Plan of Survey must be reviewed and consent granted by the Subdivision Authority. The review consists of reviewing the Plan of Survey and confirming that the conditions outlined on the Conditions of Approval letter have been completed. A submission is not considered complete until all the conditions have been met. REMOVE CONDITIONS REQUIREMENTS: Submit digital documents to subdivisions@edmonton.ca Sample subject line: Remove Conditions Submission - LDA16-0123, 256848, Secord Stage 4 Send a cheque with fees including a letter referencing: LDA number POSSE number Attn: Blair McDowell, Chief Subdivision Officer Surveyor file number Digital documents required: Cover letter outlining documents attached, how conditions have been met, a break down of MR/ ER dedication by title and cheque number Plan of Survey (PDF) Other necessary plans - for example, Utility Right of Ways (URW) Subdivision Authority Approval form Title(s) A copy of DRC s registered on title The reviewer may request additional encumbrances registered by the City eg. Utility Right of Ways (URW) If required, please send three (3) hard copies of any Restrictive Covenants (berm and fence, top of bank and pipeline) that require our signature to execute. Once the submission is received via email, it will be reviewed by the Subdivision Authority. After the Subdivision Authority has endorsed the Plan of Survey the approval form will then be sent back to the surveyor, ready for registration at Alberta Land Titles. 7
CONDOMINIUM SUBMISSION REQUIREMENTS Submit digital documents to subdivisions@edmonton.ca Condo Conversion Submission - address, your file number for example, Condo Conversion Submission- 12345-123 Street, 256848PH3 Complete the Application for Condominium Conversion Send Cheque for fees with cover letter referencing: Attn: Steven Ketza Condo Conversion Application Your file number Address, legal description The cheque for the condominium fee are payable to the City of Edmonton. The fee is $40 per unit for each residential, commercial or industrial unit and $25 per unit for each underground parking stall. Digital documents required: Cover letter: including address, phase number (if applicable), Development Permit number, Building Permit number, associated LDA number (phased condo) and cheque number. Development Permit prior to 2005 Condo Conversion Plan (PDF) Site Plan signed and approved by Development Compliance (PDF) If required the underground parking plan signed and approved by Development Compliance (PDF) Addressing correlation list (legal units and corresponding suite number and address) Subdivision Authority Condominium form (Word doc) Title(s) within the last 30 days (PDF) Any encumbrances registered by the City - such as DRC/RCs Other notes In the event that the building is older than 10 years or the approved parking plan is unavailable, the applicant is required to prepare and submit a parking plan. The parking plan should identify: The number of parking stalls The width and length of the parking stalls The width of the drive aisles A list identifying the number of bedrooms per unit The above requirements shall comply with the zoning in effect at the time the development permit was issued. It should be noted that visitor parking stalls shall be identified as common property. Converting surface parking stalls is treated as a bare land condominium and is deemed to be an application for subdivision. An application for subdivision to create the bare land parking units must be submitted through the City of Edmonton s online subdivision application. 8