As circumstances change and society evolves, densification can offer many advantages, especially in essential services such as transportation, healthcare, and security. As we reevaluate the value of larger properties that our parents and grandparents owned, the concept of subdivision (dividing a piece of land into multiple smaller lots) can emerge as a transformative and profitable solution.
Subdivisions can have a wide range of scopes. It can be as simple as splitting a single lot into two or as complex as dividing one large lot into hundreds of smaller ones. However, determining whether your property is eligible for subdivision can be difficult due to zoning regulations enforced by local municipalities or districts.
If you’re planning to subdivide your property, there are specific regulations that you need to follow. These regulations specify the minimum lot area, width, and street frontage requirements. However, suppose your property meets most of these criteria but falls short in one aspect, such as lot width. In that case, you can still seek approval from the Municipal Council to proceed with the subdivision. You can do this by applying for a variance, allowing you to proceed with the subdivision despite the discrepancy.
Another option is to rezone your property, which involves specific considerations we will cover in the future.
If you want to unlock new possibilities for your property and community through subdivision, read on for potential steps involved.
Most subdivision processes have seven crucial steps, each meticulously designed to ensure a smooth and successful outcome. Our team has outlined Saanich’s typical process, which you can explore further here.
- Pre-application
- Submission of Application
- Application Circulation and Review
- Conditional Subdivision Approval
- Completion or Bonding of Subdivision Works and Services
- Submission for Final Subdivision Approval
- Plan Registration
Each step is thoroughly explained, outlining actionable items and the professionals involved to drive the process forward effectively.
1. Pre-Application
Professionals Required: Designer/Architect, Legal Surveyor, Project Manager (Optional but Recommended), Civil Engineer (Optional but Recommended)
We recommend seeking the advice of experienced professionals at this stage. Consulting with a reliable Project Manager, Engineer, or Architect can provide valuable insights into your project’s feasibility and potential outcomes. This is where you’ll determine the viability of your project and the potential number of lots you could register. Meeting with the District alongside a professional can offer valuable insights into your project.
At Kyle Engineering, we offer comprehensive Project Management and Engineering services. Our approach ensures that your Project Manager also has engineering expertise, providing you with dual proficiency without additional cost. We utilize our strong network of professionals to help you assemble your project team effectively.
2. Submission of Application
Professionals Required: Designer/Architect, Legal Surveyor, Project Manager (Optional but Recommended)
To save valuable time during the application process, we recommend that you trust a professional team to complete your required forms accurately and thoroughly.
3. Application Circulation and Review
Professionals Required: Designer/Architect, Legal Surveyor, Civil Engineer, Project Manager (Optional but Recommended)
Creating a concept design is essential at this stage of development. Professionals will draft initial designs that provide an overview of the development without going into costly details. At this stage, the district usually requests specific information such as the site plan, services design concept, or building concept design.
4. Conditional Subdivision Approval
Professionals Required: Designer/Architect, Legal Surveyor, Civil Engineer, Project Manager (Optional but Recommended)
During this phase, your professional team will convert the designs into more detailed plans and drawings. The Architect or Designer will supervise building-related aspects such as form and character. At the same time, legal surveyors will establish property line locations and verify setbacks in accordance with zoning requirements. The Civil Engineer will design service connections and address frontage requirements specified in the conditional approval from the district.
Depending on the location and scope of your development, you may also require an Arborist and a landscape designer at this stage.
The lead professional is generally responsible for submitting the drawing packages to the district for review. The district then distributes these drawings to relevant departments for feedback. It is customary to receive an extensive list of revisions after the initial submission, which your professional team will use to refine the designs.
5. Completion or Bonding of Subdivision Works and Services
Professionals Required: Civil Engineer, Project Manager (Optional but Recommended), Lawyer
In most subdivisions, the district and contractors play complementary roles in completing various tasks. The district’s public works department typically handles services like water connections or water main extensions, often charging a connection fee.
However, approaches to Sewer and Storm connections vary between Districts. While some prefer their public works department to handle these connections, others expect contractors to do so. Regardless, any road works are generally the responsibility of your chosen Contractor.
Understanding the distinction between fees and bonded amounts is crucial. Fees, set by the district, cover service connection installations and are usually available on the district’s website. To see the City of Victoria’s connection fees, click here.
For off-site work completed by your Contractor, the District requires a cost estimate from your Civil Engineers (that’s us). This estimate is often multiplied by 1.2 to determine the bonded amount, which serves as security until specific construction requirements are met.
If you’re considering bonding for off-site works, you’ll likely need just over twice the actual construction cost. Stay tuned as we’ll share financial insights from previous projects in the coming weeks to provide a clearer picture of potential costs.
6. Submission for Final Subdivision Approval
Professionals Required: Civil Engineer, Project Manager (Optional but Recommended), Legal Surveyor, Contractor
All construction activities related to the subdivision will be carried out during this step. This includes service connections, road widening, and installation of curbs and sidewalks. As your civil engineer, we will oversee the coordination of these works with your Contractor. If you still need to select one, we have a comprehensive list of trustworthy Contractors. We will also liaise with District staff with whom we have established relationships. If your Contractor requires a surveyor to lay out our civil designs, we will coordinate on your behalf.
Additionally, we conduct regular site inspections to ensure compliance with our specifications. After the completion of construction, we will submit our final approval along with all the necessary documents to the district, including the Record Drawings of constructed works and any required Schedules of Assurance. In addition to that, the Legal Surveyor will also submit the final subdivision plans. Upon receiving all these documents, the district will grant final subdivision approval.
7. Plan Registration
Professionals Required: Legal Surveyor, Lawyer
Once the subdivision receives approval, you will receive the final plans from the district. These plans can be used to submit to the Land Title Office to register each lot.
It is important to note that there may be variations in this process. For instance, early registration is an option where you provide adequate funds or sureties to bond for the entire work. In such cases, the district may permit early lot registration. This option can be beneficial if you face strict deadlines or have specific financing requirements. To explore these options further, we recommend discussing your options with the district.
In summary, each project is unique, and the tasks within each step of the process may vary accordingly. If you have any inquiries or would like assistance subdividing your property, please don’t hesitate to contact us.