A Guide to Subdivision by terrypete

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									                                      Just what is a subdivision?                       Lots serviced by septic systems & bordering                       Parkland Dedication
                                                                                        watercourses
                                    W hether you and your neighbour are just            frontage     =   100 feet* (lot width=150 ft.)          HRM requires the subdivider to deed to the
                                    swapping pieces of your lots or you are                                                                     Municipality a lot for use as public parkland.
                                                                                        lot area     =   40,000 square feet
                                    building a new road and creating twenty lots,                                                               The size of the parkland equals ten percent of
                                    what you're doing is subdividing. Simply            In certain areas of HRM some exceptions to              the total area of the lots being created. Where

A Guide to                          defined, a subdivision is the division of any
                                    area of land into two or more lots, and includes
                                    a re-subdivision which alters existing lot lines,
                                                                                        these standards are possible. Please ask
                                                                                        our staff to explain them and to determine
                                                                                        whether your property is eligible.
                                                                                                                                                it is not feasible to provide an area of land,
                                                                                                                                                cash, in lieu of land, will be accepted. A cash
                                                                                                                                                donation is based on ten percent of the

Subdivision                         or a consolidation of two or more parcels of
                                    land. Lot boundaries cannot be changed and
                                    new lots cannot be created without subdivision
                                                                                                   Street Requirements
                                                                                                                                                assessed value of the lots being created. All
                                                                                                                                                cash is used for the acquisition of and
                                                                                                                                                improvements to park areas. Parkland
                                    approval.                                                                                                   donations are required before a subdivision
                                                                                        All lots must have frontage on a public street or
                                                                                                                                                can be approved.
                                                                                        highway or an existing approved private road.
                                        Lot Design Requirements
                                                                                        In areas of HRM serviced by septic systems                         Where do I start?
                                    All lots require a minimum amount of road           and wells, developments involving more than
                                    frontage and lot area depending upon where          eight lots on a new road must follow the Open           Stage 1     -   Preliminary Evaluation
                                    your property is located. Lot sizes range from      Space Design process. For more information,
                                    as small as 4000 square feet in areas with          please refer to our brochure entitled, “A Guide         If your proposal does not include the
                                    piped sewer and water systems to as much as         to Open Space Development in HRM”.                      construction of new roadways, as your first
                                    80,000 square feet in areas serviced by septic                                                              step, and before you hire a surveyor, we
                                    systems and wells. Due to soil conditions in        Public streets are owned and maintained, for            recommend that you submit a preliminary
                                    these areas, the Department of Environment          the most part, by HRM. Some roads in the                subdivision application.
                                    may require lot sizes that are larger than          more rural areas and all arterial highways are
                                    HRM's minimum.                                      owned and maintained by the NS Department               Required Information
                                                                                        of Transportation & Public W orks.
                                    Requirements vary depending on where your                                                                   Submit 8 copies of a sketch plan showing your
                                    property is located, and what zoning is in place    Approved private roads are those which have             subdivision proposal to any one of our three
                                    on your property. In most cases, the following      been designed to meet the width, grade and              Development Services offices. This plan must
                                    lot sizes are the standard for single unit          alignment of a public road but have not been            be drawn to scale and show the following
                                    residential properties:                             built to public road standards. Because of the          information:
                                                                                        reduced construction standards, the number of
                                    Lots serviced with piped sewer and water            lots able to be developed on private roads is           “   the name of the property owner and
                                                                                        limited in many areas of HRM. No new                        owners of the neighbouring properties
                                    frontage    =   50 feet                             private roads are permitted in HRM.
                                                                                                                                                “   the approximate dimensions and area of
                                    lot area    =   5000 square feet
                                                                                                                                                    each proposed lot with each lot identified
                                                                                                                                                    by a lot number
Prepared by Community Development   Lots serviced by septic systems                      This brochure has been prepared to provide basic
   Development Services Division                                                         information about the subdivision approval process.    “   the approximate dimensions of any
                                    frontage    =   100 feet* (lot width=125 ft.)
                                                                                         Any difference between the contents of this brochure       remaining lands
                                    lot area    =   30,000 square feet                   and applicable by-laws, regulations, codes and
        January 2007                                                                     procedures shall be resolved by reference to the       “   the location of all buildings on the land
                                        * 200 feet is required where the lots front      official documents.
                                        provincial trunk and route highways
“   the location of any swamp, stream, lake,        of new roads, the Subdivision By-law requires      transferred to HRM. Any required parkland                        Where do I apply?
    river, ocean or any other watercourse           the provision of a Concept Plan for the full       contribution is also settled prior to final
                                                    parcel(s) of land being developed. The main        approval. The subdivision plans are signed by
“   the location of all public or private roads                                                                                                            You may apply for subdivision approval at any
                                                    intent of this stage is to ensure a well co-       the Development Officer and recorded at the
                                                                                                                                                           one of the three Development Services offices
                                                    ordinated pattern of development. For more         Registry of Deeds or Land Registration Office.
“   the location of any easements, rights-of-                                                                                                              listed below.
    way, power lines, etc.                          information, please refer to our brochure          This is the only stage where lots are
                                                    entitled, “A Guide to the Subdivision Concept      actually created or altered. Only after the
                                                                                                                                                           West End Mall Branch Office
“   a north arrow and a key plan showing the        Plan Process”.                                     plan is recorded may deeds be finalized.
                                                                                                                                                           6960 Mumford Road, Halifax
    general location of the land
                                                                                                                                                           Information . . . . . . . . . . . . . . . . . . . . 490-5650
                                                    Stage 3    -   Tentative Approval                      Processing Your Application                     Fax . . . . . . . . . . . . . . . . . . . . . . . . . . 490-4645
If you need help in preparing your plan, a
sample sketch plan is available from our staff.     This stage is optional and typically applies
                                                                                                       At each subdivision stage, your application is      Sackville Branch Office
Remember, the more information you can              only if you are proposing new public
                                                                                                       circulated to other departments for review and      636 Sackville Drive, Lower Sackville
provide us with, the easier it will be to process   streets or are installing municipal services.
                                                                                                       comment. Comments are required from all             Information . . . . . . . . . . . . . . . . . . . . 869-4375
your application.
                                                                                                       applicable referral agencies before HRM can         Fax . . . . . . . . . . . . . . . . . . . . . . . . . . 869-4254
                                                    If new or extended roads or services are not
                                                                                                       approve your proposal. Depending on the
After we have processed your application and        part of your proposal, then you may proceed
                                                                                                       location of your property and the details of your   Dartmouth Branch Office
received responses from the applicable              directly to the final approval stage. Servicing
                                                                                                       subdivision, these other departments may            2nd Floor, Alderney Gate, Alderney Drive
referral agencies, we will write you advising       schematics (centreline plan and profiles) for
                                                                                                       include:                                            Information . . . . . . . . . . . . . . . . . . . . 490-4490
whether or not you should proceed to the next       the street system as well as the sanitary, storm
                                                                                                                                                           Fax . . . . . . . . . . . . . . . . . . . . . . . . . . 490-4661
subdivision stage. Our response is based on         & water systems, where applicable, are
                                                                                                       “    The HRM Development Engineering group
the comments received from the agencies as          checked and, provided all design work is
                                                                                                            for comment on the central sewer services      Office Hours
well as the subdivision regulations applicable      satisfactory, tentative approval is given.
                                                                                                            and road design                                8:30 a.m. to 4:30 p.m. Monday through Friday
to your property.                                   Tentative approval is valid for 2 years within
                                                                                                                                                           (except statutory holidays)
                                                    which time an application for final approval
                                                                                                       “    The Halifax Regional W ater Commission
W hen you make application beyond the               must be filed.
                                                                                                            for comment on central water services                        Who do I phone?
preliminary stage, you will have to hire a
                                                                                                            design
Surveyor to prepare a proper subdivision            Stage 4    -   Design Approval
plan.
                                                    At this stage, the detailed and fully engineered   “    The HRM Parkland Planning group for
                                                                                                                                                           HRM Development Engineering
                                                    design proposals of the servicing systems and           comment on the parkland dedication
       What's my next step?                         public roads are checked and approved by the
                                                                                                                                                           Halifax . . . . . . . . . . . . . . . . . . . . . . . 490-5660
                                                    HRM Development Engineering group and the          “    NS Department of Transportation for
After you have completed a preliminary                                                                                                                     Sackville . . . . . . . . . . . . . . . . . . . . . . 869-4375
                                                    Dept. of Transportation, where applicable.              comments on road frontage and access
application (stage 1) and where no new roads                                                                                                               Dartmouth . . . . . . . . . . . . . . . . . . . . 490-4469
                                                    After approval, you must enter into a                   where provincial roads are involved
or services are required, there is only one         construction agreement, which specifies the
                                                                                                                                                           Halifax Reg. Water Commission . 490-4827
more stage; final approval. W here new roads        timing and method of construction of the public    “    NS Department of the Environment -
or municipal servicing systems are planned,         roads and the sewer, water, and storm                   Health Services Branch for soil testing of
the approval of your subdivision follows a four                                                                                                            NS Dept. of Transportation . . . . . . 424-5328
                                                    drainage systems.                                       proposed lots in unserviced areas where
stage process beginning with Concept Plan                                                                   septic systems are required
Approval.                                           Stage 5    -   Final Approval                                                                          NS Dept. of Environment and Labour
                                                                                                       “    NS Department of the Environment where
Stage 2     -   Concept Plan Approval               Construction of all roads and services is                                                              Bedford . . . . . . . . . . . . . . . . . . . . . . . 424-7773
                                                                                                            a watercourse runs through or borders the
                                                    complete, to the satisfaction of the HRM                                                               Sheet Harbour. . . . . . . . . . . . . . . . . . 885-2462
                                                                                                            land being subdivided
W here your project proposes the construction       Development Engineering group. Roads are
                                                    deeded and the operation of the services is

								
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