How to Apply for a Subdivision
The process for a subdivision is as follows:
1. An application must be submitted to Beaver County. See below for more detailed information regarding the documents that should be submitted with your subdivision application.
2. The County’s Subdivision Authority will review your application to ensure that no additional information is required, then forward it to individuals, agencies, and other stakeholders who may have an interest in the subdivision for their comments. Adjacent landowners are also notified.
3. The Subdivision Authority must make its decision within 60 days of receiving your completed application. Your application may be approved, approved with conditions, or refused. If the Subdivision Authority cannot make a decision within 60 days, he may request an extension.
4. If your application is refused, or if you don’t agree with one or more of the conditions imposed with an approval, you may appeal the decision of the Subdivision Authority. The appeal must be made within the period of time indicated in the decision notice. The Subdivision Authority’s decision or conditions of approval may also be appealed by County Council, a Provincial Government department that has an interest in the subdivision, or the local school authority. Adjacent landowners do not have the right to appeal.
5. If the appeal period has passed without any appeals being filed, the Subdivision Authority’s decision is valid. If the decision is an approval with conditions, you have one (1) year from the date of the approval to meet all conditions and have your subdivision plan endorsed by the Subdivision Authority. Proof that approval conditions have been met must be submitted to the Subdivision Authority. The plan of survey must be prepared by an Alberta Land Surveyor. If you require additional time to complete the conditions of approval, an extension must be requested from the Subdivision Authority.
6. Once the plan of survey has been prepared, it may be registered at the Alberta Land Titles Office. You have one (1) year from the date of endorsement to register the plan of survey at the Land Titles Office. Upon registration, new titles for the parcels will be issued to you by Alberta Land Titles.
Documents to be Submitted with a Subdivision Application
1. A Completed Subdivision Application
a) Only the person(s) who are registered owners(s) of the land that is to be subdivided can apply for a subdivision, although the landowner(s) may appoint an authorized person to act on his/her behalf. While anyone can be appointed as an authorized person, he/she is usually a planning consultant, land surveyor, or lawyer. Professionals are usually required only for complex subdivision applications.
b) Indicate the complete description of the location and legal description of your property, including Plan, Block, and Lot number, if applicable.
c) Indicate the location of the property in relation to municipal boundaries, Provincial highways, and natural bodies of water. This information will assist the Subdivision Authority to refer the application to the appropriate stakeholders.
d) Indicate the existing and proposed uses of the land. Please be specific, for example, it is not sufficient to state “intensive agriculture”; the type of intensive agriculture must be specified, such as tree farm, market garden, etc.. Similarly, commercial uses must be specific, such as gas station, auctioneering services, welding shop, etc.. The current land use designation may be obtained from the Beaver County Office.
e) Indicate the physical characteristics of the land
f) Describe any buildings, fences, or other improvements on the property that is to be subdivided
g) Indicate the number of parcels (i.e. new land titles) that will be created by subdivision
h) Indicate the reason for subdivision
i) Indicate the proposed method of providing water and sewer utilities to the proposed subdivision.
2. Tentative Plans or Sketch Plans
A sketch plan of the proposed subdivision must include the following information. Please note that subdivision approval, if granted, will be based on information you provide, so measure dimensions and distances carefully.
a) Dimensions and boundaries of the titled area (before subdivision)
b) Location, dimensions, and boundaries of each parcel to be created and their distance from existing boundaries
c) Location of existing buildings and their distances from the two (2) closest existing or proposed boundaries and/or quarter section boundaries
d) Type (e.g. garage, shed, house, barn, etc.) and dimensions of existing buildings on the property and whether these buildings are to be removed/demolished or will remain on the property
e) If applicable, the size, location, and distance from the two (2) closest existing or proposed boundaries of any natural features such as the following:
- Sloughs, lakes, ponds, or other bodies of water
- Rivers, creeks, streams, or intermittent water courses
- Wooded/treed areas, and
- Swamps or muskeg areas
f) If applicable, the location and distance from existing buildings and the two (2) closest existing or proposed boundaries of any manmade features such as the following:
- Dugouts or ponds
- Oil or gas wells and/or batteries
- Major drainage ditches
- Domestic water wells
- Private sewage disposal systems (include description of system)
- Underground storage tanks
g) If applicable, the location, numbers, names, or other designations of any of the following:
- Existing rights-of-way (e.g. utilities, pipelines)
- Provincial highways
- Municipal roads
- Lease roads
- Rail lines
Subdivision sketches creating no more than two parcels, and that do not create any public roadways do not have to be prepared professionally, however the required information listed above must still be provided or the application may not be accepted.
Subdivision sketches that form part of a complex application involving more than two parcels and new roads must be prepared by a professional such as a planning consultant, surveyor, etc. In these cases, three (3) copies of the sketch are required, not larger than 11” x 17” drawn to scale from which sufficient copies will be produced for administrative use.
3. Landowner Authorization
An application for subdivision must be signed by the registered landowner(s) unless the owner has authorized another person/agent to act on his/her behalf, in which case, the authorization section of the application form must be completed and signed by the registered landowner(s). If there is more than one registered owner on the title of the property, all landowners must sign the application form, e.g. joint ownership between a husband and wife, between parents and children, or between business partners.
4. Application Fee
The application must be accompanied by the appropriate application fee. Payment may be made by direct debit, cash, credit card, cheque, or money order payable to Beaver County.
5. Current Photocopy of Title
A copy of the Certificate of Title of the property, dated not more than thirty (30) days prior to the date on which the County receives the application, must accompany all applications.
6. Geotechnical Tests
Subdivisions which will have the effect of creating or eventually creating more than two lots that will be serviced by onsite water and/or sewer services should be accompanied by near-surface water table tests, percolation tests for sewage disposal, and potable water supply.
Geotechnical information may also be requested for subdivisions of less than three (3) lots if the Subdivision Authority has reason to believe that the land that is proposed to be subdivided may have significant physical limitations to development, or if the proposed use of the land creates unusual circumstances that require additional consideration.
Q. What is Subdivision?
A. Subdivision is the process of dividing a piece of land into any number of smaller parcels of land (as permitted by the County's bylaws and the Province's regulations), and may also include the movement (adjustment) of property lines between existing parcels of land. Each newly created parcel is issued its own registered title from the Alberta Land Titles Office.
Q. Who Can Apply To Subdivide?
A. Only the person(s) who are registered owners(s) of the land that is to be subdivided can apply for a subdivision, although the landowner(s) may appoint an authorized person to act on his/her behalf. While anyone can be appointed as an authorized person, he/she is usually a planning consultant, land surveyor, or lawyer. Professionals are usually required only for complex subdivision applications.
How To Apply For a Subdivision
Prior to submitting your formal Subdivision Application, you are encouraged to contact the County to ensure that you are aware of, and familiar with, all of the existing land use planning documents and policies that may affect your application, and to clarify any of the requirements contained on this web site.
An “Application for Subdivision” will only be considered complete by Beaver County when ALL of the required information has been submitted and the application is ready for circulation to the various referral agencies.
- Beaver County Maps
- Approach Standards
- Approach Application Form
- Road Standards
- Land Use Bylaw Amendment Application
- List of Surveyors
- Building and Safety Codes Inspections www.inspectionsgroup.com
- Alberta Land Surveyors’ Association www.alsa.ab.ca
- Land Titles Office Information: www.servicealberta.ca
- Alberta Energy Regulator: www.aer.ca
All subdivisions approved by Beaver County’s Subdivision Authority include conditions that must be met before your plan of subdivision can be registered. Following are some common conditions that could be imposed on your subdivision approval. Note: In the case of differences in interpretation between the conditions approval letter and this document, the intent of the conditions approval letter shall apply.
Pursuant to Section 654(1)(d) of the Municipal Government Act 1995, outstanding property taxes must be paid …
This condition requires that the taxes for the current year must be paid. If enough time has elapsed between the time you apply for subdivision and the plan of survey is to be registered that a new tax year is in effect, and a tax notice has not yet been issued by Beaver County, contact the County Office for an estimate of taxes. ALL taxes must be paid before the County will notify the Subdivision Authority that this condition has been met.
Satisfactory arrangements must be made with Beaver County for the provision of access to both parcels …
This condition requires the landowner/developer to provide access to each parcel being created by subdivision. This usually involves the construction of a new approach and/or the upgrading of an existing approach. All new or existing approaches must meet the County’s current specifications and minimum standards. Please contact the County Office to arrange for an inspection of your property before constructing an approach and to determine if an existing approach needs to be upgraded. The County will notify the Subdivision Authority once this condition has been met.
If, under extenuating circumstances, the subdivision must be registered before approaches have been constructed/upgraded, the County may permit the landowner/developer to enter into an agreement with the County for future construction/upgrading of the approach. In these cases, the landowner will be required to pay a deposit to the County equivalent to the estimated cost of construction.
Evidence from an Alberta land surveyor must be submitted to Beaver County to confirm that the location of all improvements on the property conform to the County’s Land Use Bylaw …
This condition requires that the landowner/developer hire an Alberta Land Surveyor to prepare a sketch showing the dimensions of the proposed subdivision, dimensions of all improvements relative to the closest property lines (proposed or existing), and the location and type of the domestic water and/or septic systems (e.g. pumpout, mound, etc.). The County will notify the Subdivision Authority once this condition has been met.
The existing private sewage disposal system must comply with the Alberta Private Sewage Treatment and Disposal regulations …
This condition requires that the landowner/developer obtain a letter from the safety codes agency having jurisdiction in the County, indicating that the existing sewage system complies. The County will notify the Subdivision Authority once this condition has been met.
The applicant must pay the final endorsement fee to Beaver County …
The County will notify the Subdivision Authority once this condition has been met.
In some cases, the applicant will be required to dedicate some land adjacent to a County road throughout its entire length, by way of caveat or road acquisition agreement …
This condition requires that the landowner grant to the County, 5 metres of land by way of caveat or dedication registered against the title of the property. The caveat or dedication allows the County to improve the road in the future without the need for road widening agreements. The County will notify the Subdivision Authority once this condition has been met.
Municipal Reserve Dedication
In some cases, a municipal reserve dedication of land (e.g. for parks) may be required. If appropriate, the County’s Subdivision Authority may elect to collect money-in-lieu of reserve land, or a combination of both. If land is to be dedicated, it must be shown on the plan of survey that will be endorsed by the Subdivision Authority. If money-in-lieu of reserve land is required, the County will notify the Subdivision Authority once this condition has been met.
Deferred Reserve Caveat
In some cases where a municipal reserve dedication would normally be a condition of subdivision approval, the County’s Subdivision Authority may choose to defer the dedication until some time in the future. This condition is typically used if further subdivision is contemplated in the near future. The deferred reserve caveat will be registered by caveat against the titles of the parcels being created to inform future owners or other interested parties that municipal reserve may be taken in the future.
In some cases, a development agreement may be required to address issues such as road improvements, provision of utility services, etc.. The development agreement will be registered by caveat on the title of the parcels affected. The County will notify the Subdivision Authority once this condition has been met.