Subdivision

Subdivision is the division of land into two or more parcels. It can also include a plan to consolidate two or more parcels into a single site, the adjustment of an existing property line, the dedication of land for road or lane purposes, and volumetric subdivisions to create air space parcels.

Please see the Subdivision By-law for regulations on the width, area and configuration of the proposed parcels.

Types of Applications

Dedications for Road or Lane
Dedications for Road or Lane are sometimes established as a condition of development permit issuance or rezoning applications. Processing time for dedications is about one week to ten days, depending on the application.

“Minor” Subdivisions
Subdivision of existing sites that are less than 4 000 m² in total area are considered minor subdivision applications.

"Intermediate" and “Major” Subdivisions
Subdivision of existing sites between 4 000 m² and 10 000 m² in total area are considered intermediate subdivision applications, while sites over 10 000 m² are considered major subdivision applications, if they are likely to require legal agreements to address servicing, soils and access issues. Subdivision staff should be contacted prior to submitting a preliminary proposal for all intermediate and major applications, to confirm which application fee will apply.

Air Space Subdivision
Air space subdivision is a volumetric subdivision in mixed use buildings, such as commercial/residential developments, or in mixed tenure buildings containing market and non-market units. By subdividing into separate air space parcels, for example, one containing commercial units, and the other containing residential units, each parcel can be financed and owned independently of the other. Subdivision staff should be contacted prior to submitting a proposal.

Amending Subdivision Categories in the RS-1, RS-3, RS-3A, RS-5 and RS-6 Districts
On January 19, 1988, Vancouver City Council amended the Subdivision By-law, creating seven categories of minimum parcel width and area for subdivisions in the RS-1 Zoning District. Subsequently, properties zoned RS-3 and RS-3A were each assigned three of those categories, properties zoned RS-5 were assigned six of the categories and properties zoned RS-6 were assigned four of the categories. The categories reflect the historic and prevailing subdivision pattern of the immediate area within which the properties are located. When Council amended the By-law for RS-1, it agreed to review requests to reclassify properties, and all lands in these five zoning districts may be considered for reclassification. Subdivision staff should be contacted prior to submitting a proposal.

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Can Your Property be Subdivided?

Information regarding the feasibility of subdividing your property can be obtained at the Subdivision Counter on the third floor of the East Wing of City Hall or by calling the Subdivision staff at 604.871.6627 or 604.873.7556. The property address and legal description are necessary for staff to identify the property and provide specific subdivision information. It should be noted that information provided in such a way is considered unofficial, as a full staff review is necessary before the Approving Officer can confirm the feasibility of subdividing your property. Requests for official information must be made in writing by submitting either a preliminary proposal or a formal subdivision application to the Approving Officer, which both require a non-refundable processing fee.

Processing the Preliminary Proposal

A preliminary proposal establishes whether a subdivision is possible without an applicant having to pay for and submit a subdivision plan prepared by a B.C. Land Surveyor. Due to the expense of having subdivision plans prepared, a preliminary proposal is highly recommended. For information on how to submit a Subdivision Proposal, please refer to the application types listed above and click on the appropriate heading for further information on submission requirements. The review and approval process, for both a preliminary proposal and formal subdivision application, can be viewed as a flowchart (31kb) or examined in greater detail below.

Staff in the Subdivision and Strata Title Group review all proposals. This review includes:

• considering the proposed parcel size dimensions, the configuration and the intended use
• determining compliance with all applicable City By-laws
• obtaining comments and advice from other City departments, Provincial authorities and neighbouring property owners as required
• making a recommendation, based on the results of the review, to the Approving Officer for decision.

The time it takes to process a preliminary proposal will vary, based on the complexity of the subdivision proposal and the number of proposals being processed at the given time.

Public Notification

The Approving Officer may choose to notify neighbouring property owners if there is a concern that they may be detrimentally affected by a proposed subdivision. In these cases, neighbours are encouraged to comment on the proposal, and the Approving Officer considers these comments, in conjunction with the staff analysis, and other relevant information before making a decision.

Approval of the Preliminary Proposal

If your preliminary proposal is accepted by the Approving Officer, a letter is issued granting preliminary approval for subdivision. This letter outlines the conditions that must be met before a formal subdivision application will be considered. The preliminary approval is valid for 120 days from the date of the Approving Officer’s letter.

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Refusal of the Preliminary Proposal

If your preliminary proposal is refused by the Approving Officer, a letter outlining the reasons for the refusal is issued. There is no appeal process for refused preliminary proposals. A formal subdivision application must be filed, and refused in writing by the Approving Officer before an appeal can be made. The appeal of a subdivision application refusal can only be made to the Supreme Court of B.C. The City’s Board of Variance has no jurisdiction over subdivision applications.

Formal Subdivision Application

Submission of a subdivision plan, prepared by a B.C. Land Surveyor, constitutes a formal application to subdivide. Before the plan can be signed by the Approving Officer, all conditions outlined in the letter of preliminary approval must be satisfied. There is no application fee if, at the date of application, preliminary subdivision approval has been granted within the previous 120 days. Once the plan has been signed, it must be deposited for registration at the Land Title Office in New Westminster.

Land Title Office
300-88 6th Street
New Westminster, BC V3L 5B3
Tel: 604-660-2595
Fax: 604-660-4064

An applicant can submit a formal subdivision application without having first made a preliminary proposal. In these cases, the submission requirements are the same as for a preliminary proposal except that instead of a sketch plan, a subdivision plan, prepared by a B.C. Land Surveyor must be submitted.

Contact the Subdivision Staff

East Wing, Vancouver City Hall
3rd Floor, 2675 Yukon Street
604.873.7556 or 604.871.6627

Please note that the information contained in this website is intended as an overview about the Subdivision and Strata Title process. This information should not be construed as legal documentation. It departs from the necessary legal and technical terminology used in the Vancouver Charter and applicable City by-laws. Any contradiction, dispute, or difference between the contents of this website and applicable City by-laws, policies or guidelines will be resolved by reference to the by-laws or other official documents.

 

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