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City Planning Branch. City of EdmontonSUBDIVISION AND DEVELOPMENT COORDINATION

LAND DEVELOPMENT APPLICATIONSUBDIVISION SUBMISSION

CITY PLANNINGBRANCHNOVEMBER 2017

SUBDIVISION AND DEVELOPMENT COORDINATIONCity Planning Branch. City of Edmonton

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TABLE OF CONTENTSSUBDIVISION PROCESS CHART...................................................3 SUBMISSION OF APPLICATION...................................................4 REMOVE CONDITIONS SUBMISSIONS ...................................7

CONDOMINIUM SUBMISSIONS...................................................8


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SUBDIVISION PROCESS CHARTwww.edmonton.ca/subdivision

Land Development Application submitted, reviewed, and accepted

Create and draft Conditions of Approval Letter and Map

Application reviewed by the Subdivision Authority

Application revised and issues addressed

Additional reports/studies may be required A repeat technical review may be necessary

5 DAYS

7 DAYS

10 DAYS

Conditionally Approved

Engineering Drawings submitted and approved by

Development Coordination

Applicant completes conditions in thesubdivision decision including anexecuted servicing agreement

Applicant submits required documentsto remove conditions. SubdivisionAuthority reviews and approves

Plan of Survey submitted, and registered by Alberta

Land Titles Office

Refused

No Further action

Appeal to Subdivision and Development Appeal Board

(SDAB)

8 DAYS

8 DAYS

REFUSED

APPROVED

21 DAYS

Notice may be sent to adjacent land owners

Technical review by City departments and external agencies

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2.


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SUBMISSION OF APPLICATIONOnce 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:

• A copy of the title within the last 30 days

CERTIFICATE OF TITLE1

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

TENTATIVE PLAN2

The requirement for technical documentation will be assessed at the time of the initial review of the application

SUPPORTING DOCUMENTS3


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ALL OTHER APPLICATIONS

• 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.

CERTIFICATE OF TITLE

Requirements considered during the review for all other types of subdivision include the following:

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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

TENTATIVE PLAN2

• 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

• 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

• 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.

ZONING

COMPUTATION SHEET

NEIGHBOURHOOD STRUCTURE PLAN (NSP)

• 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

MUNICIPAL RESERVE (MR)


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• 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

NATURAL AREAS (NA)

• 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.

CONNECTIVITY/ROADWAYS

• 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

OTHER LAND USE CONFLICTS

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

SUPPORTING DOCUMENTS3

• 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?

OTHER INFORMATION TO CONSIDER4


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REMOVE CONDITIONS SUBMISSIONSPrior 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 [email protected]

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.


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CONDOMINIUM SUBMISSION REQUIREMENTS• Submit digital documents to [email protected]• 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.

land development application subdivision submission … · land development application subdivision...

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