Your Guide to. Subdivision. Z:\Planning\Guides\Subdivision Guide.doc - 1 -

Transcription

1 Your Guide to Subdivision Z:\Planning\Guides\Subdivision Guide.doc - 1 -

2 Pre Application Meeting Submit Application Form and fees Application is reviewed by Town of Princeton Staff and external agencies Preliminary Layout Approval is issued outlining all requirements of final subdivision Works and Services required in PLA are completed Final Subdivision Approval is obtained (DCCs may be due) Subdivision plan is registered at Land Titles Office Understand what s involved in your subdivision application Read our 7 Steps to Subdivision NOTE: This brochure is a general guide to the Subdivision process in the Town of Princeton. It is provided for your convenience only, and is not intended to replace Bylaws or other legal documents and should not be construed by anyone as a right to development approval if the steps indicated are followed. Z:\Planning\Guides\Subdivision Guide.doc - 2 -

3 The Subdivision Approval Process What is Subdivision? Subdivision is the process of altering legal property boundaries and creating new parcels of land. There are two types of subdivision: Adjusting or realigning an existing lot line; From To Creating several lots from one or more existing lots: From To In the Town of Princeton, the Approving Officer ensures that land is subdivided with due regard for the public interest. You must receive an approval before you subdivide to ensure that all statutory and bylaw requirements are met. They include: Appropriate zoning Legal/adequate physical access to all lots Minimum lot size and satisfactory building area Adequacy of roads, lanes and emergency vehicle access Preservation of natural features Adequacy of sewer, water, drainage and other services and utilities Compatibility of overall subdivision with the existing neighbourhood and protection for future subdivision Hazard avoidance and mitigation We are here to work with you to ensure that the subdivision process, whether it be for one lot or dozens of lots, is as efficient as possible, while at the same time ensuring community sustainability. Z:\Planning\Guides\Subdivision Guide.doc - 3 -

4 How long will the application process take? Because every project is unique, no definitive timeline can be provided. Factors that influence the speed of processing are the complexity of the project, the number of applications already in progress, and your ability to provide necessary information. Simple applications may take a couple of months, while complex applications involving Rezoning and Development Permits may take much longer to finalize. Approvals required from outside agencies such as Transportation and Highways, Interior Health and Fisheries and Oceans may also extend this process. Generally speaking, you can expedite the process by providing as much information about your proposal as possible, discussing it with Town Staff; and employing consultants like planners, architects, engineers, landscape architect, and surveyors. Looking to develop? The Town of Princeton welcomes new developments that contribute to and benefit our growing community. We will take the time to work with you to ensure you get the information and resources you need for your application. Please check out some of these important resources before submitting your application. Then call us and we ll work together on the next steps. Town of Princeton Official Community Plan (OCP): Determine whether your property is located in a Development Permit Area. This plan sets out objectives for land use, servicing and the form and character of development. Zoning Bylaw 646, 1994: Determine whether your proposed use is permitted within the zoning bylaw for your land. If not, a rezoning application, Development Variance Permit (DVP), or OCP amendment may be necessary. Subdivision and Development Servicing Bylaw No. 649, 1994 How much will it cost? Application Fees are as follows: Number of Lots Fee 2 $ $300 + $275/lot in excess of $1,125 + $300/lot in excess of $2,625 + $200/lot in excess of $4,625 + $175/lot in excess of $6,375 + $150/lot in excess of 30 Over 40 $7,875 + $100/lot in excess of 40 Lot line adjustments - $150. Development cost charges are payable on all subdivisions (see below for details) Plan examination fee - $50 Strata Plan Examination fee - $100 Z:\Planning\Guides\Subdivision Guide.doc - 4 -

5 There may be other significant costs to consider: Works and services for off-site requirements to bring the property into conformance with the current zoning of property or with the zone you applying for. Legal and survey fees Consultant fees Landscaping Building Permit application fees Development Permit application fees We encourage you to talk to professionals before making any financial or other commitments. STEP 1: Schedule a Pre-Application Meeting Call to schedule your meeting with the Town s Approving Officer. This meeting determines how Town policies and plans might affect your proposal. We ll review an outline of the process you ll need to follow, and give you an understanding of the potential involvement of other government agencies. Following this meeting you will be familiar with the Town s basic zoning, servicing, lot size, frontage and layout requirements. If it impacts your project, you will also learn about requirements regarding the natural environment. If your project will involve signage of any kind, discuss it with staff at this meeting. All signage in the Town must comply with the Sign Bylaw and a signage permit is required. Please note: information obtained in your meeting should not be used as a basis for making financial or other commitments without first obtaining you own advice STEP 2: Complete and Submit the APPLICATION FORM The Application Form details all items that must be included in your application depending on the type of application you are making. Ensure that the application fee is submitted together with the completed application form. A guide is enclosed in the development application form to help you estimate your fees. Other costs will be determined once your application is submitted The Town of Princeton will not process incomplete applications STEP 3: Circulation and Review of APPLICATION After you ve submitted your application, it will be reviewed internally, and will be sent to external agencies for review. At this step, expect approximately 2-8 weeks for circulation. Z:\Planning\Guides\Subdivision Guide.doc - 5 -

6 STEP 4: Preliminary LAYOUT APPROVAL (PLA) A Preliminary Layout Approval (PLA) is a letter stating that your proposed layout is acceptable to the Approving Officer. Based on the information received to date, the PLA allows you to proceed under the conditions established in the letter. The PLA is valid for one (1) year. The PLA outlines the conditions which must be met prior to final approval of the subdivision. Typical requirements and conditions include: Layout specifications Road patterns and lot dimensions Dedication of parkland Restrictive covenants and easements Requirements of outside agencies Engineering servicing requirements Development cost charges etc Final subdivision approval After examination of the application and consideration of comments from internal departments and external agencies, the Approving Officer shall either grant or refuse Preliminary Layout Approval (PLA). If a PLA is granted, a letter of Preliminary Layout Approval will be issued authorizing you to apply for Final Subdivision Approval once the requirements outlined in the letter are satisfied. If the PLA is refused, reasons for that refusal may be outlined in a letter of notification. If you do not receive the PLA within 60 days, it is assumed your application has been rejected, unless otherwise stated. To satisfy all of the requirements of the PLA you may have to retain the services of engineering consultants, landscape architects, lawyers, and/or other professionals. A BC Land Surveyor is also retained at this stage to prepare the final legal survey plan. Please note that the PLA shall neither exempt the application from obtaining Final Approval to deposit of the subdivision plan in the Land Title Office, nor shall it bind the Approving Officer to grant Final Approval. STEP 5: Secure for/complete All Subdivision WORKS AND SERVICES Upon receipt of PLA and approval of engineering works and services design drawings: The applicant may carry out the engineering works and services, and once approved by the Town, may apply for final subdivision approval. Alternatively, the Approving Officer may sign the plan, enabling registration at the Land Title Office, prior to construction of works and services, if the applicant provides sufficient securities to cover the construction. o After all required works and services are satisfactorily completed, the amount of security held by the Town from the developer is reduced in proportion to the amount of works remaining to be completed to an amount not less than 25% of the total cost of engineering, construction, and installation of works and services as estimated by the Municipal Engineer or designate. A security greater than 25% may be required. The balance of the security is held until the Final Acceptance Certificate is issued. Z:\Planning\Guides\Subdivision Guide.doc - 6 -

7 STEP 6: Final SUBDIVISION APPROVAL Once you have addressed all the conditions outlined in the PLA letter, you may submit an application for final approval to the Approving Officer. Include the following items with your application: 1. Final Survey Plans prepared by a BC Land Surveyor including: o 1 signed Mylar original o 1 Mylar print o 5 paper prints 2. Final Examination fee as establishes by council bylaw; 3. Payment of Development Cost Charges (DCCs) if applicable; 4. Securities to bond for any remaining required works, services, and landscaping; and 5. Documentation satisfying all requirements of the PLA. Development Cost Charges (DCCs) are payable at this time. Please refer to the DCC chart on the following page to calculate DCCs and whether they apply to your project. STEP 7: Subdivision Plan REGISTRATION When the Approving Officer signs your subdivision plans, your solicitor can arrange to have the plans and all other associated legal documentation registered at the BC Land Titles office in Kamloops. To expedite the release of the subdivided lots for building permits, your next steps are to: Provide us with registration particulars once the plans are accepted by the Land Titles Office for registration (this information is also required to finalize civic addresses for the lots) Obtain a Certificate of Substantial Completion ensuring that all works and services and outstanding deficiencies have been completed. Z:\Planning\Guides\Subdivision Guide.doc - 7 -

8 Development Cost Charges Every person who obtains approval of a subdivision for property located in the Snow Patch area only is required to pay Development Cost Charges to the Town of Princeton. Development Cost Charges (DCCs) are collected for the purpose of assisting the municipality in paying the capital cost of providing, constructing, altering, or expanding sewage, water, drainage, highway facilities and/ or parkland required to serve directly or indirectly an approved development. Class Single Family Residential Apartments Water DCC (Snow Patch Only) $2,500/unit $2,100/unit For more details on Development Cost Charges and definitions, please refer to DCC Bylaw No. 569, 1991 Z:\Planning\Guides\Subdivision Guide.doc - 8 -

9 What s the Next Step? Apply for a DEVELOPMENT PERMIT, BUILDING PERMIT and/or a SIGN PERMIT Development Permits If your property is located in a Development Permit Area, you will need to apply for a Development Permit Building Permits Following subdivision you may apply to the Town for a Building Permit. In addition to BC Building Code requirements, the specific conditions of the PLA must be satisfied prior to the issuance of a Building Permit. Prior to commencing work on site, contact the Town of Princeton at to arrange a pre-construction meeting. Also note that, where required, Development Cost Charges (DCCs) must be paid prior to issuance of a Building Permit. Signage Permits In order to maintain a high quality aesthetic character and form in the Town of Princeton, Council has established a Sign Bylaw (No. 601, 1992) which clearly details the permitted visual and dimensional characteristics and location of signs within the municipality. You must obtain a Sign Permit in order to legally place a sign on your property or business. Development Services Staff will discuss sign regulations with you at your pre-meeting (Step 1). Questions? We ve got answers! We are here to help make this process as smooth as possible. If you have questions about the Development Permit Process, please contact the Town Office at: Town of Princeton 151 Vermilion Avenue Phone: PO Box 670 Fax: Princeton, BC V0X 1W0 admin@princeton.ca This brochure is not a legal document. Any contradiction, dispute or difference between the brochure and applicable Town of Princeton By laws, plans, policies, or guidelines will be resolved by deference to the bylaws or other official documents Z:\Planning\Guides\Subdivision Guide.doc - 9 -