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A Guide to SUBDIVIDING in Nanaimo
SUBDIVISION
Community Development
Community Development
TABLE OF CONTENTSWhere to Begin . . . . . . . . . . . . . . . . . . . . . . . . . . 1Getting to Know Your Lot . . . . . . . . . . . . . . . 2-6Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2Development Permit Areas . . . . . . . . . . . . . . . . . . . . .3Easements / Right-of-Ways . . . . . . . . . . . . . . . . . . . .4Covenants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Building Schemes . . . . . . . . . . . . . . . . . . . . . . . . . . . .5Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6City Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6Topography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6
What is a Subdivision? . . . . . . . . . . . . . . . . 7-10Diagram of Subdivision Types . . . . . . . . . . . . . . . .7Why is City Approval Required? . . . . . . . . . . . . . . . . .8The Subdivision Approving Officer . . . . . . . . . . . . . . .8
The Subdivision Approval Process . . . . . . 9-18Flow Chart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9Pre-application Meeting . . . . . . . . . . . . . . . . . . . . . .10Application Submission . . . . . . . . . . . . . . . . . . . . 11-12Preliminary Layout Acceptance (PLA) . . . . . . . . . . .13Design Stage Acceptance (DSA) . . . . . . . . . . . . . . .14Substantial Completion . . . . . . . . . . . . . . . . . . . . 15-16Final Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17Registration at LTO . . . . . . . . . . . . . . . . . . . . . . . . . .18Release of Security . . . . . . . . . . . . . . . . . . . . . . . . . .18
Frequently Asked Questions . . . . . . . . . . . 19-24What are the Costs of Subdividing? . . . . . . . . . . . . .19How long does the Subdivision Process Take? . . . .20What is Evaluated in a Subdivision Application? . . .21What is a Development Cost Charge (DCC)? . . . . .22Can I Build while Under Active Subdivision? . . . . . .22What Triggers Park Dedication? . . . . . . . . . . . . . . . .23Consideration for Neighbouring Properties . . . . . . . .24Environmentally Sensitive Areas . . . . . . . . . . . . . .24
Where are We Located? . . . . . . . . . . . . . . . . . . 25
Links and Contact Info . . . . . . . . . . . . . . . . . . . 26
This Guide is a publication of the City of Nanaimo Engineering & Subdivision Section
and is provided free of charge .
City of NanaimoEngineering & Subdivision
Creating Liveable Communities Through Sustainable Subdivision Design
The City of Nanaimo, known as "The Harbour City”, is located on the beautiful east coast of Vancouver Island . The second largest urban centre on Vancouver Island, Nanaimo is situated between the Straight of Georgia to the east and mountains to the west . Made up of a varied economic base, Nanaimo is the ideal location to set up your home . With many parks, trails and opportunity for leisure, whether indoor or out, Nanaimo is a destination city worth checking out .
Revised Date:
1 Getting to Know Your Lot
Page 2Page 1 City of Nanaimo - SubdivisionCity of Nanaimo - Subdivision
A Guide for Subdividing Property A Guide for Subdividing Property
Subdividing your property can be a complicated process, requiring the help and guidance of numerous professionals . This guide is intended to answer common questions associated with subdivision development, provide you with resource information, and to guide you through the subdivision process .
Where to Begin . . . . . .
Tip!A great tool to help you quickly
determine the zoning for your lot is to check out the NanaimoMap
on our web page atwww.nanaimo.ca/NanaimoMap
*Note that this is a general guide intended to provide a broad overview of the subdivision process . Applicants should not rely solely on this document, and
should seek staff direction. For more details, please contact our office.
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WORDSWORTH GATE WAYWORDSWORTH GATE WAYWORDSWORTH GATE WAYWORDSWORTH GATE WAYWORDSWORTH GATE WAY
BERINGER BLVD
BERINGER BLVD
BERINGER BLVD
BERINGER BLVD
BERINGER BLVD
ROCKLAND RDROCKLAND RDROCKLAND RDROCKLAND RDROCKLAND RD
WIL
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DLIF
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WIL
DLIF
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SARU
M R
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SARU
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SARU
M R
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WAY
CS1CS1CS1CS1CS1 R8R8R8R8R8R1R1R1R1R1 DT12DT12DT12DT12DT12R4R4R4R4R4 CS1CS1CS1CS1CS1 CS1CS1CS1CS1CS1
R5R5R5R5R5 COR3COR3COR3COR3COR3CC1CC1CC1CC1CC1CC1CC1CC1CC1CC1 R4R4R4R4R4CC1CC1CC1CC1CC1DT11DT11DT11DT11DT11PRC1PRC1PRC1PRC1PRC1 DT11DT11DT11DT11DT11R5R5R5R5R5 CS1CS1CS1CS1CS1 R15R15R15R15R15R13R13R13R13R13R6R6R6R6R6
CS1CS1CS1CS1CS1 R8R8R8R8R8PRC2PRC2PRC2PRC2PRC2PRC2PRC2PRC2PRC2PRC2 R4R4R4R4R4PRC1PRC1PRC1PRC1PRC1 DT8DT8DT8DT8DT8CD10CD10CD10CD10CD10R4R4R4R4R4COR1COR1COR1COR1COR1 CC1CC1CC1CC1CC1R15R15R15R15R15PRC1PRC1PRC1PRC1PRC1
CS1CS1CS1CS1CS1DT9DT9DT9DT9DT9DT8DT8DT8DT8DT8R4R4R4R4R4 R14R14R14R14R14 CS1CS1CS1CS1CS1
CS1CS1CS1CS1CS1COR2COR2COR2COR2COR2 R6R6R6R6R6 DT7DT7DT7DT7DT7COR1COR1COR1COR1COR1 DT4DT4DT4DT4DT4CS1CS1CS1CS1CS1
CS3CS3CS3CS3CS3CS2CS2CS2CS2CS2 CS3CS3CS3CS3CS3R2R2R2R2R2 DT6DT6DT6DT6DT6CS1CS1CS1CS1CS1 DT2DT2DT2DT2DT2CS2CS2CS2CS2CS2 PRC3PRC3PRC3PRC3PRC3DT2DT2DT2DT2DT2R4R4R4R4R4 DT6hDT6hDT6hDT6hDT6h
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CS1CS1CS1CS1CS1R6R6R6R6R6 PRC3PRC3PRC3PRC3PRC3CS1CS1CS1CS1CS1 W2W2W2W2W2DT4DT4DT4DT4DT4 DT5DT5DT5DT5DT5R4R4R4R4R4 PRC3PRC3PRC3PRC3PRC3CS3CS3CS3CS3CS3 CS1CS1CS1CS1CS1
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R1R1R1R1R1CC1CC1CC1CC1CC1 PRC3PRC3PRC3PRC3PRC3PRC2PRC2PRC2PRC2PRC2R8R8R8R8R8 R8R8R8R8R8CS1CS1CS1CS1CS1
PRC1PRC1PRC1PRC1PRC1
LUC 1844LUC 1844LUC 1844LUC 1844LUC 1844
LUC 52LUC 52LUC 52LUC 52LUC 52
LUC 1806LUC 1806LUC 1806LUC 1806LUC 1806
Gabriola Island Ferry
Gabriola Island Ferry
Gabriola Island Ferry
Gabriola Island Ferry
Gabriola Island Ferry
KAMP PL
KAMP PL
KAMP PL
KAMP PL
KAMP PL
VICTORIA CRES
VICTORIA CRES
VICTORIA CRES
VICTORIA CRES
VICTORIA CRES
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
SHEP
HERD
AVE
SHEP
HERD
AVE
SHEP
HERD
AVE
SHEP
HERD
AVE
SHEP
HERD
AVE
CALEDONIA AVE
CALEDONIA AVE
CALEDONIA AVE
CALEDONIA AVE
CALEDONIA AVE
TERMINAL AVE N
TERMINAL AVE N
TERMINAL AVE N
TERMINAL AVE N
TERMINAL AVE N
CAMERON RD
CAMERON RD
CAMERON RD
CAMERON RD
CAMERON RD
MACHLEARY ST
MACHLEARY ST
MACHLEARY ST
MACHLEARY ST
MACHLEARY ST
ASHL
AR A
VEAS
HLAR
AVE
ASHL
AR A
VEAS
HLAR
AVE
ASHL
AR A
VE
CAVAN ST
CAVAN ST
CAVAN ST
CAVAN ST
CAVAN ST
BRU
CE A
VEBR
UCE
AVE
BRU
CE A
VEBR
UCE
AVE
BRU
CE A
VE
SPERLING RDSPERLING RDSPERLING RDSPERLING RDSPERLING RD
AYSGARTH STAYSGARTH STAYSGARTH STAYSGARTH STAYSGARTH ST
CHES
TERL
EA A
VECH
ESTE
RLEA
AVE
CHES
TERL
EA A
VECH
ESTE
RLEA
AVE
CHES
TERL
EA A
VE
GEO
RGIA
AVE
GEO
RGIA
AVE
GEO
RGIA
AVE
GEO
RGIA
AVE
GEO
RGIA
AVE
WAT
FIEL
D AV
EW
ATFI
ELD
AVE
WAT
FIEL
D AV
EW
ATFI
ELD
AVE
WAT
FIEL
D AV
E
CAMPBELL STCAMPBELL STCAMPBELL STCAMPBELL STCAMPBELL ST
ARMISHAW RDARMISHAW RDARMISHAW RDARMISHAW RDARMISHAW RD
WENTWORTH STWENTWORTH STWENTWORTH STWENTWORTH STWENTWORTH ST
SELBY ST
SELBY ST
SELBY ST
SELBY ST
SELBY ST
COMOX RDCOMOX RDCOMOX RDCOMOX RDCOMOX RD
HOW
ARD
AVE
HOW
ARD
AVE
HOW
ARD
AVE
HOW
ARD
AVE
HOW
ARD
AVE
SKINNER STSKINNER STSKINNER STSKINNER STSKINNER ST
WAL
L ST
WAL
L ST
WAL
L ST
WAL
L ST
WAL
L ST
FRONT S
T
FRONT S
T
FRONT S
T
FRONT S
T
FRONT S
T
ELIZABETH STELIZABETH STELIZABETH STELIZABETH STELIZABETH ST ELIZABETH STELIZABETH STELIZABETH STELIZABETH STELIZABETH ST ROBSON ST
ROBSON ST
ROBSON ST
ROBSON ST
ROBSON ST
KERR STKERR STKERR STKERR STKERR ST KERR STKERR STKERR STKERR STKERR ST
PORT DRPORT DRPORT DRPORT DRPORT DR
LAM
BER
T AV
ELA
MBE
RT
AVE
LAM
BER
T AV
ELA
MBE
RT
AVE
LAM
BER
T AV
E
GAIL PLGAIL PLGAIL PLGAIL PLGAIL PL
ACAC
IA A
VEAC
ACIA
AVE
ACAC
IA A
VEAC
ACIA
AVE
ACAC
IA A
VE
FINLAYSON STFINLAYSON STFINLAYSON STFINLAYSON STFINLAYSON ST
MILLSTREAM
PARKWAY
MILLSTREAM
PARKWAY
MILLSTREAM
PARKWAY
MILLSTREAM
PARKWAY
MILLSTREAM
PARKWAY
PINE STPINE STPINE STPINE STPINE ST
BEACONSFIELD RDBEACONSFIELD RDBEACONSFIELD RDBEACONSFIELD RDBEACONSFIELD RD
HECA
TE S
T
HECA
TE S
T
HECA
TE S
T
HECA
TE S
T
HECA
TE S
T HEC
ATE
ST
HECA
TE S
T
HECA
TE S
T
HECA
TE S
T
HECA
TE S
T NICOL ST
NICOL ST
NICOL ST
NICOL ST
NICOL ST FRY ST
FRY STFRY STFRY STFRY ST
THIRD STTHIRD STTHIRD STTHIRD STTHIRD ST
WHARTON STWHARTON STWHARTON STWHARTON STWHARTON ST
HILL
CRES
T AV
EHI
LLCR
EST
AVE
HILL
CRES
T AV
EHI
LLCR
EST
AVE
HILL
CRES
T AV
E
CHAPEL ST
CHAPEL ST
CHAPEL ST
CHAPEL ST
CHAPEL ST
BOWEN RDBOWEN RDBOWEN RDBOWEN RDBOWEN RD
FOSTER STFOSTER STFOSTER STFOSTER STFOSTER ST
CRACE STCRACE STCRACE STCRACE STCRACE ST
STIR
LING
AVE
STIR
LING
AVE
STIR
LING
AVE
STIR
LING
AVE
STIR
LING
AVE
CLIFF STCLIFF STCLIFF STCLIFF STCLIFF ST
FRANKLYN ST
FRANKLYN ST
FRANKLYN ST
FRANKLYN ST
FRANKLYN ST
WHARF S
T
WHARF S
T
WHARF S
T
WHARF S
T
WHARF S
T
ROBARTS ST
ROBARTS ST
ROBARTS ST
ROBARTS ST
ROBARTS ST
SECOND STSECOND STSECOND STSECOND STSECOND ST
ALBERT S
T
ALBERT S
T
ALBERT S
T
ALBERT S
T
ALBERT S
T
HAM
ILTO
N AV
EHA
MIL
TON
AVE
HAM
ILTO
N AV
EHA
MIL
TON
AVE
HAM
ILTO
N AV
E
VICT
ORI
A RD
VICT
ORI
A RD
VICT
ORI
A RD
VICT
ORI
A RD
VICT
ORI
A RD
KENNEDY ST
KENNEDY ST
KENNEDY ST
KENNEDY ST
KENNEDY STMILL ST
MILL ST
MILL ST
MILL ST
MILL ST
ANCHO
R WAY
ANCHO
R WAY
ANCHO
R WAY
ANCHO
R WAY
ANCHO
R WAY
MONTAGUE RDMONTAGUE RDMONTAGUE RDMONTAGUE RDMONTAGUE RD
CRAIG STCRAIG STCRAIG STCRAIG STCRAIG ST
TERMINAL AVE
TERMINAL AVE
TERMINAL AVE
TERMINAL AVE
TERMINAL AVE
VICT
ORI
A RD
VICT
ORI
A RD
VICT
ORI
A RD
VICT
ORI
A RD
VICT
ORI
A RD
FRONT ST
FRONT STFRONT ST
FRONT STFRONT ST
COMOX RDCOMOX RDCOMOX RDCOMOX RDCOMOX RD
WALLAC
E STW
ALLACE ST
WALLAC
E STW
ALLACE ST
WALLAC
E ST
THIRD STTHIRD STTHIRD STTHIRD STTHIRD ST
STEW
ART
AVE
STEW
ART
AVE
STEW
ART
AVE
STEW
ART
AVE
STEW
ART
AVE
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
FITZWILLIAM ST
NICOL ST
NICOL ST
NICOL ST
NICOL ST
NICOL ST
ALBERT S
T
ALBERT S
T
ALBERT S
T
ALBERT S
T
ALBERT S
T
BOWEN RD
BOWEN RD
BOWEN RD
BOWEN RD
BOWEN RD
THIRD STTHIRD STTHIRD STTHIRD STTHIRD ST
Zoning
The Zoning Bylaw regulates the permitted uses of land and includes restrictions, such as minimum lot area, depth and frontage required for each lot, as well as siting of existing buildings from new lot lines .
As part of getting to know your lot(s), you need to determine the zoning of the lot(s) and obtain a copy of the applicable regulations that will impact your subdivision design and siting of buildings .
The City’s zoning bylaw “ZONING BYLAW 2011, NO . 4500” can be accessed through the City website at www .nanaimo .ca, and the associated zoning map can be viewed by using NanaimoMap. Zoning of a property can be confirmed through the Service Centre.
ZONES
- Single Dwelling Residential- Agriculture Rural Residential- Corridor- Commercial Centre- Downtown- Parks, Recreation & Culture- Industrial- Community Service- Waterfront
It is important to understand the regulations and restrictions that may impact your subdivision design . Your subdiviision must be designed respecting the unique requirements of your lot .
11 Getting to Know Your LotGetting to Know Your Lot
Page 4Page 3 City of Nanaimo - SubdivisionCity of Nanaimo - Subdivision
A Guide for Subdividing Property A Guide for Subdividing Property
Tip!To determine if there are any restrictions on the lot, you can obtain a copy of the Certificate of Title. The Title will
identify the presence of any easements, rights-of-way, covenants, or building schemes. For a minimal fee, you can obtain a copy of the Certificate of Title from Service
BC, which is located at 460 Selby Street in Nanaimo, phone 250-741-3636, or search their website at www.servicebc.gov.bc.ca for more information. Be prepared with your P.I.D. number (available from City staff and
soon to be available on NanaimoMap).
DPA3DPA3DPA3DPA3DPA3
DPA2DPA2DPA2DPA2DPA2
CH
AR
LE
S S
TC
HA
RL
ES
ST
CH
AR
LE
S S
TC
HA
RL
ES
ST
CH
AR
LE
S S
T
RO
SE
AN
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R
RO
SE
AN
N D
R
RO
SE
AN
N D
R
RO
SE
AN
N D
R
RO
SE
AN
N D
R
MAVERIC RD
MAVERIC RD
MAVERIC RD
MAVERIC RD
MAVERIC RD
OPAL RDOPAL RDOPAL RDOPAL RDOPAL RD
REYNOLDS RDREYNOLDS RDREYNOLDS RDREYNOLDS RDREYNOLDS RD
MO
NK P
L
MO
NK P
L
MO
NK P
L
MO
NK P
L
MO
NK P
L
MA
RIP
OS
A D
R
MA
RIP
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A D
RM
AR
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SA
DR
MA
RIP
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A D
RM
AR
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SA
DR
SANDRA RDSANDRA RDSANDRA RDSANDRA RDSANDRA RDFIELDSTONE WAYFIELDSTONE WAYFIELDSTONE WAYFIELDSTONE WAYFIELDSTONE WAY
VILLA RDVILLA RDVILLA RDVILLA RDVILLA RD
SHERWOOD DR
SHERWOOD DRSHERWOOD DR
SHERWOOD DRSHERWOOD DR
HILLSIDE AVE
HILLSIDE AVE
HILLSIDE AVE
HILLSIDE AVE
HILLSIDE AVE
LANDALT RD
LANDALT RD
LANDALT RD
LANDALT RD
LANDALT RD
POPPLETON R
D
POPPLETON R
D
POPPLETON R
D
POPPLETON R
D
POPPLETON R
D
DEPARTURE BAY RDDEPARTURE BAY RDDEPARTURE BAY RDDEPARTURE BAY RDDEPARTURE BAY RD
UPLANDS DR
UPLANDS DR
UPLANDS DR
UPLANDS DR
UPLANDS DR
GRANITE PARK RD
GRANITE PARK RD
GRANITE PARK RD
GRANITE PARK RD
GRANITE PARK RDKING CRES
KING CRES
KING CRESKING CRES
KING CRES
ELW
OR
TH
Y P
L
ELW
OR
TH
Y P
L
ELW
OR
TH
Y P
L
ELW
OR
TH
Y P
L
ELW
OR
TH
Y P
L
ALLISON WAYALLISON WAYALLISON WAYALLISON WAYALLISON WAY
NE
YLA
ND
RD
NE
YLA
ND
RD
NE
YLA
ND
RD
NE
YLA
ND
RD
NE
YLA
ND
RD
EMERALD DR
EMERALD DR
EMERALD DR
EMERALD DR
EMERALD DR
TELESCOPE TERRTELESCOPE TERRTELESCOPE TERRTELESCOPE TERRTELESCOPE TERR
SIR LANCELOT PL
SIR LANCELOT PL
SIR LANCELOT PL
SIR LANCELOT PL
SIR LANCELOT PL
MEXICANA RD
MEXICANA RD
MEXICANA RD
MEXICANA RD
MEXICANA RD
TIMBERCREST WAY
TIMBERCREST WAY
TIMBERCREST WAY
TIMBERCREST WAY
TIMBERCREST WAY
RUBY CRES
RUBY CRES
RUBY CRES
RUBY CRES
RUBY CRES
KE
IGH
LE
Y R
DK
EIG
HL
EY
RD
KE
IGH
LE
Y R
DK
EIG
HL
EY
RD
KE
IGH
LE
Y R
D
MORRIS PLMORRIS PLMORRIS PLMORRIS PLMORRIS PL
ARROWSMITH RDARROWSMITH RDARROWSMITH RDARROWSMITH RDARROWSMITH RD
BUR
MA
RD
BUR
MA
RD
BUR
MA
RD
BUR
MA
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Development Permit Areas
As an implementation tool to realize the goals and policies outlined in the Official Community Plan, the City of Nanaimo has established 9 Development Permit Areas, and associated Guidelines, to regulate land development .
The Development Permit Areas (DPAs) are:
Watercourses (DPA1)Environmentally Sensitive Areas (DPA2)Natural Hazard Lands (DPA3)Nanaimo Parkway Design (DPA4)Steep Slope Development (DPA5)Stewart Avenue Cooridor (DPA6)North Terminal Avenue Area (DPA7)Old City Neighbourhood (DPA8)Commercial, Industrial, Institutional, Multiple Family and Mixed Commercial/Residential Development (DPA9)
DPAs can be identified on-line using NanaimoMap and further information regarding Development Permit Areas and their requirements is included in the Official Community Plan .
Subdivision staff can assist you in confirming if a Development Permit is required for your lot.
Easements / Rights-of-Way
Your lot’s Certificate of Title may identify the presence of easements or rights-of-way on your lot . It is important to identify easements and rights-of-way as they may affect lot layout or the siting of future buildings .
The City has registered rights-of-way on a number of properties within the municipality, most commonly to permit servicing (water/sewer lines) to extend through a property . You may be able to view the location of a right-of-way on the City website using NanaimoMap (choose the “Legal” theme), or information can be obtained from our Service Centre .
An easement is a right which one landowner has with respect to the lands of another; either the right to do something on the other’s land, or the right to prevent the other owner from using their land in a particular way .
11 Getting to Know Your LotGetting to Know Your Lot
Page 6Page 5 City of Nanaimo - SubdivisionCity of Nanaimo - Subdivision
A Guide for Subdividing Property A Guide for Subdividing Property
Topography and Natural Features
Most lots are found to contain some natural or manipulated slope . It is important to understand the slope of the property as it may have implications for the design/layout of your subdivision .
In cases where the lot includes or is adjacent to natural or man-made hazards, a geotechnical engineer may be required to assist in identifying requirements to ensure lots are safe and suitable for the intended use .
Natural features, such as steep slopes, floodplains or watercourses (ocean, lakes, wetlands, rivers, streams, etc .), may result in additional restrictions with respect to the design of subdivision . Lots within the proximity of a watercourse or steep slope may have additional setbacks and requirements .
Tip!To explore the different regulations in the City, you may want to check out our “Bylaw Search”
feature at www.nanaimo.ca/bylaws/bylaws.aspx. If you leave the search string blank and press
enter, a list of City Bylaws is displayed.
Covenants
A covenant is a contractual agreement registered against the title of the land that stipulates conditions on how the land can or cannot be developed or used . The covenant may be negative (restrictions) or positive (requirements) in nature and may include provisions in respect of the use of the land; the use of buildings on, or to be built on, the land; how the land can or cannot be built on; whether or not the land can be subdivided; the protection, preservation, conservation, maintenance, enhancement or restoration of the land or a specified amenity.
A review of the property title may identify the presence of covenants that are registered on your lot . All covenants should be reviewed as they may contain requirements or restrictions that will impact the use of the lot or siting of future buildings . If the Covenant is registered in favour of the City, Staff in the Service Centre may be able to provide you with a copy of the document .
Building Schemes
Building schemes are charges on title registered by the developer which limit what an owner can do with his property . As the City of Nanaimo is not party to the drafting or registration of building schemes, they are not enforced by the City .
FORM. C_V18 (Charge)
LAND TITLE ACTFORM C (Section 233) CHARGEGENERAL INSTRUMENT - PART 1 Province o f British Columbia PAGE 1 OF 10 PAGES
Your electronic signature is a representation that you are a subscriber as defined by the Land Title Act, RSBC 1996 c.250, and that you have applied your electronic signature in accordance with Section 168.3, and a true copy, or a copy o f that true copy, is in your possession.
1. APPLICATION: (Name, address, phone number o f applicant, applicant's solicitor or agent)
BARRISTERS & SOLICITORS
BC
File No.
Tel.:Deduct LTSA Fees? Yes f /1
PARCEL IDENTIFIER AND LEGAL DESCRIPTION OF LAND: [PID] [LEGAL DESCRIPTION]
SEE SCHEDULE
STC? YES □
3. NATURE OF INTEREST
SEE SCHEDULECHARGE NO. ADDITIONAL INFORMATION
4. TERMS: Part 2 o f this instrument consists o f (select one only)(a) Q Filed Standard Charge Terms 0 .F . No. (b) [ / ] Express Charge Terms Annexed as Part 2A selection o f (a) includes any additional or modified terms referred to in Item 7 or in a schedule annexed to this instrument.
5. TRANSFEROR(S):
CITY OF NANAIMO
6. TRANSFEREE(S): (including postal address(es) and postal code(s))
CITY OF NANAIMO
455 WALLACE STREET NANAIMO
V9R 5J6BRITISH COLUMBIA CANADA
7. ADDITIONAL OR MODIFIED TERM S:
N/AEXECUTION(S): This instrument creates, assigns, modifies, enlarges, discharges or governs the priority o f the interest(s) described in Item 3 and the Transferor(s) and every other signatory agree to be bound by this instrument, and acknowledge(s) receipt o f a true copy o f the filed standard charge terms, if any.
Officer Signature(s) Execution pateM D
Transferor(s) Signature(s)
CITY OF NANAIMO by its authorized signatories:
- General Manager, Community Safety & Development
Manager, Legislative Services
OFFICER CERTIFICATION:Your signature constitutes a representation that you are a solicitor, notary public or other person authorized by the Evidence Act, R.S.B.C. 1996, c.124, to take affidavits for use in British Columbia and certifies the matters set out in Part 5 o f the Land Title Act as they pertain to the execution o f this instrument.
Access
When considering lot layout and the design and placement of your home on your lot, be sure to keep in mind there are criteria which govern locations of driveways, which are outlined in “CROSSING CONTROL BYLAW 1996 NO . 5174” . For example, the driveway access cannot be in the same location as a bus stop, nor can the access be through the corner of the lot .
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R R
D
TIFFANY PL
TIFFANY PL
TIFFANY PL
TIFFANY PL
TIFFANY PL
HILLSIDE AVEHILLSIDE AVEHILLSIDE AVEHILLSIDE AVEHILLSIDE AVE
BROADMOOR PL
BROADMOOR PL
BROADMOOR PL
BROADMOOR PL
BROADMOOR PL
OWLSTONE PLOWLSTONE PLOWLSTONE PLOWLSTONE PLOWLSTONE PL
ER
IN P
LE
RIN
PL
ER
IN P
LE
RIN
PL
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IN P
L
PACIFIC EDGE WAYPACIFIC EDGE WAYPACIFIC EDGE WAYPACIFIC EDGE WAYPACIFIC EDGE WAYUPLANDS DRUPLANDS DRUPLANDS DRUPLANDS DRUPLANDS DR D
IX RD
DIX R
DD
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DIX R
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LONE
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LONE
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COTTLEVIEW DR
COTTLEVIEW DR
COTTLEVIEW DR
COTTLEVIEW DR
COTTLEVIEW DR
LONG LAKE TERR
LONG LAKE TERR
LONG LAKE TERR
LONG LAKE TERR
LONG LAKE TERR
CALDWELL STCALDWELL STCALDWELL STCALDWELL STCALDWELL ST
ST
RO
NA
CH
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ST
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NA
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TU
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AH
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City Services
All new lots are required to be serviced by community water, sewer, and storm services, where available . Service Centre staff can help you locate existing services and provide you with information regarding servicing a new development .
22 What is a Subdivision?What is a Subdivision?
Page 8Page 7 City of Nanaimo - SubdivisionsCity of Nanaimo - Subdivisions
A Guide to Subdividing A Guide to Subdividing Property
Any time you change the boundaries of a parcel of land, you are subdividing .
Typically "subdivision" is thought of as the creation of two or more parcels of land from a larger parent parcel . It can also include the realignment of existing property lines (boundary adjustment), the creation of individual units within a multi-family development (building strata), the creation of parcels of land with commonly owned private areas (bare land strata), the conversion of existing rental building into individual units for independent ownership (strata conversion), and so on .
Why is City Approval required?
The Land Title Act stipulates that for land within a municipality, the municipal council must appoint an Approving Officer. The Approving Officer is responsible for administering and approving/rejecting applications to subdivide lands .
Legislation regulating the subdivision process can be found in the Local Government Act, the Land Title Act, and the Strata Property Act. The City's Subdivision Control Bylaw sets further standards for subdivision access and works & services requirements .
The Subdivision Approving Officer
The Approving Officer is responsible for ensuring that:
The subdivision complies with all applicable federal and provincial regulations & statutes and municipal bylaws .
All lots are adequately serviced with water, sanitary sewer, and storm .
The property has adequate roads/traffic flow, access, and pedestrian interconnectivity with adjacent lands .
The subdivision meets the minimum requirements under the Zoning Bylaw (e .g . lot size, frontage, depth etc .)
The subdivision supports future development of neighbouring properties .
Natural features and amenities (i .e . trees, environmentally sensitive areas, landmarks etc .) are protected .
Adequate open space is provided .
The subdivision is consistent with the requirements of the City's Official Community Plan, and City Guidelines and Policies .*Plans which cancel interior lot lines within the
same plan or consolidate adjoining parcels do not require approval by the Approving Officer and can be registered at the Land Title Office by a BC Land Surveyor.
What is a Subdivision?
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Pre-application Meeting
To ensure your application for Preliminary Layout Acceptance (PLA) is processed as quickly as possible, it is important to have all the required documentation submitted along with your application . A pre-application meeting gives the applicant/owner the opportunity to present their proposal to City staff and go over any issues/requirements that may need to be addressed prior to formal submission . It also gives City staff the opportunity to answer questions or concerns the applicant may have, and to identify any outstanding items that are required as part of the application submission .
If you have retained a professional consultant to assist you with your subdivision application, you are encouraged to have the consultant attend the pre-application meeting to discuss items relevant to your subdivision, such as:
Ensuring the proposed subdivision meets the goals and objectives of the Official Community Plan (OCP) and any Neighbourhood Plan adopted for your area .
Identifying and addressing any variances that may be required .
Identifying required road networking and engineering services to ensure the subdivision is adequately accessed and serviced and to ensure that development opportunities of adjacent properties is maintained .
Identifying requirements for tree preservation/retention and ensuring the impacts of the Tree Protection Bylaw and Urban Forestry Strategy are understood .
Identifying any other potential impacts and studies for inclusion with your PLA submission (e .g . Geotechnical Reports, Acoustic studies, Archaeological Reports, Traffic Impact Analysis Reports, etc.)
Pre-Application Meeting
Subdivision Application Submission
Application Referred(to Internal Departments/External Agencies for review and comment)
Preliminary Layout Acceptance(PLA)
Issued
Application Rejected
(reasons provided)
Design Stage Acceptance(DSA)
• Design of Required Works by Civil Engineer Approved
Substantial Completion
• Construction of Required Works Approved
Final Approval
• Granted by Approving Officer
Registration in Land Title Office
• Applicant’s Licensed Depositor undertakes to have documents registered at the Land
Title & Survey Authority of BC
Tip!To set up a pre-application meeting
with Subdivision & Engineering staff,
call (250) 755-4429, ext. 4213 or ext. 4214
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Application Submission
After any issues/outstanding items have been addressed through the pre-application meeting, a formal application may be submitted .
Required documentation includes (but is not limited to):
Application form, signed by all registered owners of the property .
Appointment of Agent (if applicable) .
Payment of applicable fees .
Certificate of Title, with Lawyers review of charges (where applicable) .
Paper prints of proposed Layout Plan (see application form for specifics).
Site Profile or Declaration Regarding Contaminated Sites .
Supporting Plans/Studies, if any, as identified through pre-application meeting (e .g . Tree Management Plan, Geotechnical Report, Servicing Report, etc .) .
Once a complete submission is received, a preliminary review is undertaken . The application is then referred out to City departments and, if applicable, external agencies . (Possible agencies to be referred include Ministry of Health, Ministry of Transportation, Provincial Archaeological Branch, Ministry of Environment, Agricultural Land Reserve, etc .) .
Throughout the review process, Subdivision staff may contact you or your appointed agent to request clarification or additional information that may be required to complete the review or address concerns that may arise .
The duration of this stage will vary depending on the complexity of the subdivision and whether additional reports or studies are required . If additional information is required and this information fundamentally alters the proposed subdivision, the referral process may need to be repeated for the revised proposal .
CITY OF NANAIMOT H E H A R B O U R / x ^ C I T Y
Subdivision Application Form
□Preliminary Layout Acceptance
Strata Conversion
Final Approval
] PLA Extension
| | Form P
PLA Amendment
| | Form P Amendment
Contact InformationName of Applicant (Contact Person):*lfthe applicant is not the registered owner an Appointment o f Agent form (Schedule A) will be required*
Company Name (If applicable):
Company Search (If applicable):
Phone 1: Phone 2:
Fax: Email:
Mailing Address:
Please indicate preferred method of correspondence: Email Post Fax
Property
Civic Address of Property:
Zoning of Property:
Subdivision Type:
All PLA submission applications must have previously completed a pre-application meeting.
Please ensure you have completed and signed the PLA or Final Application and Checklist as part of your submission.
Signature for Subdivision Review
I / we hereby declare that all of the above statements and the information and materials submitted in support of this application are, to the best of my knowledge, true and correct in all aspects.
Date Applicant Signature (print name also)
Date Applicant Signature (print name also)
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Preliminary Layout Acceptance (PLA)
Upon completion of the application review, a PLA may be granted by the Approving Officer. The PLA is essentially a "shopping list" outlining the requirements established through formal review that the applicant must fulfill before Final Approval of the subdivision can be granted.
A PLA is valid for 12 months and typically contains the following conditions/requirements necessary to obtain Final Approval:
Construction requirements for Works and Services (road standards including curb, gutter, sidewalk, street lighting) .
Servicing requirements (water, sanitary, storm) .
Tree Management (removal/retention) .
Aquatic Setback requirements .
Dedication of Parkland or cash-in-lieu of park (if required), linear open spaces and walkway, etc .
Required reports (geotechnical, environmental etc .)
Identification of required legal documents (rights-of-way, easements, restrictive covenants, etc .)
Requirements from external Agencies (Min . of Environment, Min . of Transportation, Min . of Health, Agricultural Land Commission, etc .)
Payment of Development Cost Charges (DCCs), Final application fees, taxes outstanding accounts payable, etc .
Other approvals required to facilitate subdivision (e .g . Development Permits, Development Variance Permits, Rezoning Approval, etc .)
If the subdivision cannot be completed within the one year time frame, an application (prior to the PLA expiry date) for PLA Renewal will be required in order to keep the application active.
Design Stage Acceptance (DSA)
After the conditions of subdivision are identified in the PLA, the applicant/owner must retain a professional civil Engineer to work with City Engineering staff to prepare and submit detailed design drawings for the design of any roads, services and utilities .
The Engineering staff will review and coordinate the requirements, design, cost estimates etc . with the Engineering consultant, involving other City departments and external agencies as necessary .
The detailed design drawings must indicate the location of all future City owned infrastructure (i .e . road works, street lighting, storm drainage system, sanitary sewers, water mains, landscaping, etc .), an erosion and sediment control plan, lot grading plan, tree management plan as well as BC Hydro, Telus, Fortis Gas and Shaw Cable utilities .
Once the drawings meet City approval, Design Stage Acceptance (DSA) can be issued .
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Substantial Completion
Once DSA has been issued, the applicant will hire a contractor to complete the construction of the Works and Services . The applicant's Engineer will arrange a pre-construction meeting through City Engineering staff .
The contractor will need to apply for, and be issued, a Works in City Streets permit prior to commencement of construction . The contractor will also provide liability insurance naming the City as an additional Insured, covered by the policy, and security equal to 10% of the estimated value of the works to be contracted within City lands (i .e . road dedication, title property or within City statutory
right-of-way areas) .
Throughout construction, the applicant's Engineer oversees and inspects the Works & Services being constructed, and reports any issues that arise to the City Engineering section .
When the consulting Engineer is satisfied that all works have been completed in accordance with the approved design drawings and City requirements, a Final Inspection is requested through the City's Municipal Service Inspector. All deficient items must be corrected prior to submission for review and approval .
The consulting Engineer will provide a Certification of Installed Works, as well as a Statistics Sheet for the Works & Services that itemizes the quantity and value of the various components, so that the City's Engineering section can determine the security required (usually 10% of the value of the City works constructed + engineering and contingency) for the Maintenance Agreement required for the Maintenance Period .
A "Certificate of Substantial Completion" will be issued upon completion of all the service, utility and road works related to the project, and final inspection by the City of Nanaimo's Engineering section.
The consulting Engineer is responsible for maintaining and/or correcting the work against any defects arising from installation, materials, workmanship, or engineering design, which may appear after the Certification of Installed Works is signed and until the end of the Maintenance Period, which is a minimum of 1 year .
NOTE:
Final Approval is generally not applied for until after the works have been constructed and a Maintenance Agreement, as outlined above, is provided. However, the Approving Officer may accept an application for Final Approval under the following conditions:
• 25% of the Works & Services have been constructed,
• an estimate for the value of the remaining Works & Services - and works on private property (e.g. lot grading, common driveways, etc.) - has been provided, and
• the applicant has entered into a Construction Agreement, providing security equal to 100% of the remaining works + engineering contingency.
The Approving Officer will also require that the applicant provide a "No-Build/No Independent Sale" restrictive covenant to ensure the works are complete before any building permits can be applied for and the title of the newly created lots cannot be sold to multiple parties.
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Final Approval
An application for Final Approval must include:
Completed application form .
Payment of Final Approval application fees .
Payment of Development Cost Charges (DCCs) .
Payment of any outstanding accounts payable and taxes .
Maintenance Agreement or Construction Agreement and related security . (Security must be in the form of an automatically renewing Irrevocable Letter of Credit in a form acceptable to the City or a Certified Cheque in an amount accepted by the Engineering Section).
Survey plan of the subdivision and all rights-of-way, easement or covenant areas prepared by a registered BC Land Surveyor .
Any required legal documents prepared by a Lawyer .
Once the Approving Officer has reviewed the plans and supporting documentation and is satisfied that all requirements of the PLA have been met, the plans and documents will be executed by the Approving Officer and City as necessary, and returned to the applicant's Licenced Depositor (any Surveyor, Lawyer, Engineer etc . registered with the Land Title & Survey Authority of BC to deposit plans) with a Letter of Undertaking .
The Letter of Undertaking will specify that the plans and supporting documents will be registered at the Land Title Office within 60 days of signature by the Approving Officer and that Proof of Registration will be provided to the Approving Officer.
Upon the issuance of Final Approval and receipt of the Proof of Registration, the Approving Officer's involvement in the subdivision is reduced and the responsibility for release of security provided for the Maintenance Period transfers to the Engineering Section .
Registration at the Land Title Office (LTO)
The Licenced Depositor takes the plan of subdivision and all other associated legal documentation to be registered at the Land Title and Survey Authority Office of BC (LTO). You now have separate title to each new lot .
Release of Security
One month prior to completion of the Maintenance Period, the Engineering Section will contact the project Engineer to remind them that an End of Maintenance Inspection is now due . The Engineer is then to coordinate a Final Inspection of the works . If the City's Municipal Inspector agrees that the works are to the City's satisfaction, the Engineering Section will issue a Certificate of Acceptance for the works and release the Maintenance Security . If a deficiency(ies)is found, the deficiency(ies) is to be corrected. If the deficiency is minor, the security will be released upon confirmation that it has been repaired. If the deficiency is major, the Maintenance Period may be extended, and the security may be reduced to cover the continued maintenance of the repaired deficiency.
Once the Maintenance Security has been released, your subdivision is complete .
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Frequently Asked Questions... Frequently Asked Questions...
What are the Costs Involved in Subdividing?
The cost of subdivision can vary greatly depending on the complexity of the application . Typical examples of costs incurred are:
Preliminary Layout Acceptance (PLA) application fee (see subdivision application form for Fee Schedule) (payable to City)
Legal and Survey fees (covenants, rights-of-way, survey plan, plan registration) .
Consultant fees .
Professional studies/reports (e.g. Geotechnical Report, Environmental Assessment, Tree Management Plan, Servicing Study, etc.)
Costs associated with any additional approvals required to facilitate subdivision (e .g . Development Permit, Rezoning Application, Development Variance Permit) (payable to City)
Engineering & professional drawings .
Construction costs for any Works & Services required .
Service Connection Fees (water, sewer, storm) .(payable to City)
Final Approval application fee . (payable to City)
Development Cost Charges . (payable to City)
Cash in lieu of Parkland dedication (certain subdivisions may trigger the requirement to provide park dedication or cash in lieu, pursuant to Section 941 of the Local Government Act) . (payable to City)
Costs to other Agencies such as Hydro, Telus, Fortis & Shaw .
How Long Does the Subdivision Process Take?
Every application is unique, therefore definite timelines cannot be provided. Factors that can influence application processing times are:
Type, size and complexity of project .
Whether or not the application submission is complete .
Time required to obtain any additional studies/reports that may be identified through detailed reviews .
Number of other applications in progress .
Subdivision staff do their best to ensure that your application is dealt with in a timely manner . After a preliminary review by Subdivision staff, referrals are sent out to various City departments and external agencies. Any additional items identified at that time will be brought to the applicant's attention. Once all requirements are satisfied, the application is put in a queue for drafting of the PLA by the Subdivision Planner, and review and acceptance by the Approving Officer. From the time of a complete application submission to issuance of PLA is approximately 8 weeks .
The time it takes to complete the requirements of subdivision is largely dependent upon the applicant . The applicant must complete all of the requirements listed in the PLA before the Approving Officer can grant Final Approval of the subdivision.
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What is Evaluated in a Subdivision Application?
Subdivision application review includes, but is not limited to:
Ensuring conformance with lot sizes, frontage requirements, setbacks from existing buildings, setbacks from watercourses, etc .
Reviewing wildlife/environmental impacts and geotechnical hazards (subsidence, rockfall, slope stability, etc .)
Establishing whether Development Permits/Development Variance Permits are required .
Determining whether the property is within the Agricultural Land Reserve (ALR), and if so, ensuring ALR approval is obtained .
Confirming any additional requirements/approvals from any other external agencies.
Ensuring conformance with the Official Community Plan, including sensitive hillside development, trail and walkway connections, etc .
Determining whether park dedication is required (The Local Government Act requires 5% of land for park for subdivisions creating 3 (or more) additional parcels) .
Reviewing any charges on Title that may affect the subdivision .
Evaluating standards and requirements for Works & Services such as curb, gutter, street lighting, sidewalk, etc .
Determining whether any rights-of-way or easements are required .
Access/servicing to lands beyond .
Ensuring development does not negatively impact development potential of adjacent lands .
What is a Development Cost Charge (DCC)?
Development cost charges (DCCs) are monies that municipalities and regional districts collect from land developers to help offset future capital costs for the construction, alteration or expansion of roads, drainage systems, water mains, sewer mains and parks necessary to accommodate growth City-wide .
DCCs are imposed by Bylaw pursuant to the Local Government Act .
DCCs associated with subdivision are collected at Final Approval .
NOTE: The costs associated with the construction of frontage works & services required through subdivision development (i .e . curb, gutter, sidewalks and street lighting) are separate from, and in addition to, the required Development Cost Charges .
Can I Build While Under Active Subdivision?
Generally speaking, you cannot apply for a Building Permit while under active subdivision .
However, building permit applications may be accepted prior to registration of subdivision for the number of homes permitted under the Zoning of the parent parcel, provided:
The applicant has made application for Final Approval of the subdivision and the Approving Officer has deemed the application complete,
the subdivision has received Substantial Completion, and
the subdivision is proceeding in a timely manner and there is not anticipated to be any time delays in the registration of the plan .
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What Triggers Park Dedication?
As per Section 941 of the Local Government Act, the owner of land being subdivided must provide park land, or cash-in-lieu of park land, where 3 (or more) additional lots are being created by subdivision .
In determining whether park, or cash-in-lieu of park should be provided, City staff look to the Parks, Recreation & Culture Master Plan as a guiding document. Land is acquired to fulfill park needs in the area and complement the City's park and trail system . Cash in lieu is considered where the 5% of park land dedication would be too small for a park, the parcel would not complement an existing park or trail system, or no local park land needs have been identified.
Why do I Need to Consider Neighbouring Properties when I Just Want to Subdivide My Lot?
Section 75 of the Land Title Act states that land being subdivided must provide necessary and reasonable access to all new parcels, including access through the land being subdivided to land lying beyond or around the subdivided land .
This requirement gives due consideration to neighbouring properties to ensure the development does not compromise the ability of owners of lands beyond to have equally feasible development rights in the future . It also assists in the creation of functional and permeable road networks that provide for multiple modes of transportation, with a focus on pedestrian connectivity .
My Property Has an Environmentally Sensitive Area (ESA). How Does This Affect My Subdivision?
ESAs are areas that provide productive fish or wildlife habitat, contain sensitive, rare or depleted ecosystems or represent sites of natural diversity that are in danger of disappearing . (E .g . watercourses, wildlife trees, rare woodlands such as Garry oak and Arbutus groves, special landforms such as coastal bluffs, etc .) .
The City makes every effort to protect and preserve ESAs . If your property contains an ESA, you will be required to provide an Environmental Assessment of the land being developed as part of your application for subdivision . The Assessment will identify the environmentally sensitive characteristics of the site and provide suggestions to protection environmental features, minimize and/or mitigate environmental impacts, as well as specify measures to restore habitat damaged during development .
Pursuant to the Income Tax Act, you may be eligible for tax benefits by donating ecologically sensitive land to a qualified recipient. For more information, please see Environment Canada's Ecological Gifts Program .
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Where Are We Located?...
The City of Nanaimo Service and Resource Centre is located at
411 Dunsmuir Street We are directly across the street from the rear of the main City Hall building .
Phone: 250-755-4429General inquiries can be directed to the Service Centre on the main floor.
Links and Contact Info
For online viewers of this publication, below is a quick list of some links that may assist you in the subdivision process:
• City of Nanaimo - www .nanaimo .ca • Subdivision Publications and Forms page for a listing of documents related to subdivision,
including the Subdivision Application Form .• Urban Forestry, including Application for Tree Removal Permit and Tree Management Plan
requirements .• Planning & Design Publications and Forms page to access applications for Development
Permit, Development Variance Permit, and Zoning regulations .• What's Building in my Neighbourhood? page .• Zoning Bylaw• Bylaw Search page .• Official Community Plan (OCP)
• Service BC - www .servicebc .gov .bc .ca / 250-741-3636• Information on obtaining a Certificate of Title for your property .