A subdivision is defined as a parcel or parcels divided out of a tract of land and registered with Alberta Land Titles under a separate title.

Rural Subdivision Development Process

Timelines are dependant on the Developer and Alberta Land Titles Processing Times.

  • Vacant (the first parcel out) – minimum 6 weeks to 6 months
  • Yard site – minimum 4 to 6 months

An application must contain:

  • Application Form (Form prescribed by the Subdivision and Development Regulation)
  • Fee (as per Fee Schedule bylaw)
  • Tentative Plan, required to be done by a surveyor when there are permanent structures and private sewage on the property. A plan created by a surveyor will be required for every subdivision prior to the subdivision being registered.
  • Certificate of Title (usually supplied by the surveyor or purchased by the county for a fee established in the Fee Schedule Bylaw)
  • Consent to enter the land (incorporated into subdivision application)
  • Aerial Photo (usually supplied by the surveyor or purchased by the county for a fee established in the Fee Schedule Bylaw)

Applications may also require:

  • Soil (agrologist) report
  • Water (hydrologist) report
  • Method of servicing for water and sewer,
  • Water study as per the Water Act,
  • Private sewage (percolation) report,
  • Engineered plans for infrastructure,
  • Road and access construction and/or upgrades,
  • Environmental Impact Study,
  • Traffic Impact Assessment Study,
  • Area Structure Plan,
  • Asbuilts at construction completion

Development staff to ensure application conforms to Land Use Bylaw (LUB), Area Structure Plan (ASP), Municipal Development Plan (MDP), Intermunicipal Development Plan (IDP), Subdivision and Development Regulations, and such other legislation as may be applicable to the proposed subdivision.

Notification letters including a copy of the subdivision application, the aerial photo, and location map are sent to:

  • Municipal departments,
  • Adjacent property owners,
  • Fort Vermilion School Division,
  • Alberta Environment and Parks (AEP),
  • Northern Lights Gas Co-op,
  • ATCO Electric,
  • TELUS

Notification may also be sent to:

  • Adjacent Municipality if subdivision is adjacent or required in the Inter-municipal Development Plan (IDP),
  • Alberta Transportation (when the subdivision is within 1.6 kilometers of the centerline of a Provincial highway),
  • Alberta Energy and Utilities Board (AUB) if subdivision is within 1.5 kilometers of a sour gas facility,
  • Other agencies as deemed necessary by the department
Department staff prepares the application with a recommendation and appropriate conditions for MPC review, MPC has the following options:

  • APPROVE the application with the recommended conditions,
  • APPROVE the application with different/additional conditions,
  • APPROVE the application with amendments,
  • TABLE the application for more information from the applicant or department staff,
  • REFUSE the application

The applicant is sent a letter containing the decision and conditions, signed by the MPC Chair or designate.

The decision must also state the appeal process and which appeal board has jurisdiction (Subdivision and Development Appeal Board (SDAB) or the Land & Property Rights Tribunal).

The applicant (now referred to as “the developer”) is required to enter into a Development Agreement with Mackenzie County which includes all of the conditions stated in the decision letter. Possible conditions of approval may include but are not limited to:

  • Provision of legal and physical access to all resulting parcels constructed to County standards,
  • Appropriate utility rights-of-way as required by utility agencies such as those listed in section 3 above,
  • Relocation or replacement of existing private sewage system to conform to Alberta Private Sewage Systems Standard of Practice 2015,
  • Payment of any outstanding property taxes,
  • Payment of applicable fees such as:
    • Off-site levies
    • Water/sewer hookup fees
    • Lift station levies
    • Municipal Reserve in the form of 10% of the land being subdivided or money in lieu of land (no municipal reserve is required for the first parcel out of a quarter section)
    • Note application deadline for local improvement charges, if required.
  • Establish and include the amount of security, if required. Security is required on infrastructure to be constructed on a multi-lot subdivision both in the rural and urban areas and is to be calculated at 25% of the estimated construction cost received from the engineer.

The developer and/or landowner signs two (2) copies of the Development Agreement which are then reviewed and signed by the MPC Chair or designate. Mackenzie County retains one signed copy and the other is mailed to the developer.

A surveyor is now required for the remainder of the subdivision process, the developer is responsible for securing a surveyor at no expense to the County.

If the subdivision is the first parcel out of the quarter section and is not a yard site separation, the surveyor:

  • Is responsible for providing a descriptive plan and consents to the developer or to the County for the developer to sign,
  • Supplies the County with the endorsement or “Subdivision Authority Approval” documents (to be signed by MPC Chair or designate),
  • Provides any other legal documents as required by the County or Alberta Land Titles.

If the subdivision is a yard site separation, the second, or subsequent parcel to be subdivided, the surveyor

  • Drafts a tentative plan of the area to be subdivided, this is often required prior to Municipal Planning Commission review,
  • Supplies the County with the endorsement or “Subdivision Authority Approval” documents (to be signed by MPC Chair or designate),
  • Provides any other legal documents as required by the County or Alberta Land Titles.

The County is responsible for preparing any caveats that may be required at the time of subdivision, these are to be signed by MPC Chair or designate.

Once all conditions of approval have been met, all required fees have been paid, and the developer and County have signed all necessary documents, everything is sent to the surveyor to be registered with Alberta Land Titles.

Download the Single Stage Subdivision Application:

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Download a PDF version of the Rural Subdivision Development Process and Required Information:

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Multi-lot Subdivision Development Process

Timelines:

  • Minimum 6 months to 1 year for the registration
  • Minimum 2 years for final acceptance
An application must contain:

  • Application Form (Form prescribed by the Subdivision and Development Regulation)
  • Fee (as per Fee Schedule bylaw)
  • Tentative Plan,
  • Certificate of Title (usually supplied by the surveyor or purchased by the county for a fee established in the Fee Schedule Bylaw)
  • Consent to enter the land (incorporated into subdivision application)
  • Aerial Photo (usually supplied by the surveyor or purchased by the county for a fee established in the Fee Schedule Bylaw)

An application may also require:

  • Soil (agrologist) report
  • Water (hydrologist) report
  • Method of servicing for water and sewer,
  • Water study as per the Water Act,
  • Private sewage (percolation) report,
  • Engineered plans for infrastructure,
  • Road construction and/or upgrades,
  • Environmental Impact Study,
  • Traffic Impact Assessment Study,
  • Area Structure Plan,
  • Asbuilts at construction completion

Development staff to ensure application conforms to Land Use Bylaw (LUB), Area Structure Plan (ASP), Municipal Development Plan (MDP), Intermunicipal Development Plan (IDP), Subdivision and Development Regulations, Municipal Government Act (MGA), Alberta Land Stewardship Act (ALSA), and such other legislation and policy as may be applicable to the proposed subdivision.

Notification letters including a copy of the subdivision application, the aerial photo, and location map are sent to:

  • Municipal departments,
  • Adjacent property owners,
  • Fort Vermilion School Division,
  • Alberta Environment and Parks (AEP),
  • Northern Lights Gas Co-op,
  • ATCO Electric,
  • TELUS

Notification may also be sent to:

  • Adjacent Municipality if subdivision is adjacent or required in the Inter-municipal Development Plan (IDP),
  • Alberta Transportation (when the subdivision is within 1.6 kilometers of the center line of a Provincial highway),
  • Alberta Energy and Utilities Board (AUB) if subdivision is within 1.5 kilometers of a sour gas facility,
  • Other agencies as deemed necessary by the department.

Department staff prepares the application with a recommendation and appropriate conditions for MPC review, MPC has the following options:

  • APPROVE the application with the recommended conditions,
  • APPROVE the application with different/additional conditions,
  • APPROVE the application with amendments,
  • TABLE the application for more information from the applicant or department staff,
  • REFUSE the application.

The applicant is sent a letter containing the decision and conditions, signed by the MPC Chair or designate.

The decision must also state the appeal process and which appeal board has jurisdiction (Subdivision and Development Appeal Board (SDAB) or the Land and Property Rights Tribunal).

At this stage, the applicant is required to have a qualified engineer prepare and submit engineered drawings to Mackenzie County for initial review. Mackenzie County and their Municipal Engineer review the drawings and provide comments. The applicant’s Consulting Engineer makes required changes and upgrades until the drawings are given final approval by the County.

The applicant (now referred to as “the developer”) is required to enter into a Development Agreement with Mackenzie County which includes all of the conditions stated in the decision letter. Possible conditions of approval may include but are not limited to:

  • Provision of legal and physical access to all resulting parcels constructed to County standards,
  • Appropriate utility rights-of-way as required by utility agencies such as those listed in section 3 above,
  • Relocation or replacement of existing private sewage system to conform to Alberta Private Sewage Systems Standard of Practice 2015,
  • Payment of any outstanding property taxes,
  • Payment of applicable fees such as:
    • Off-site levies;
    • Water/sewer hookup fees;
    • Lift station levies; and/or
    • Municipal Reserve in the form of 10% of the land being subdivided or money in lieu of land.
  • Establish and include the amount of security, if required. Security is required on infrastructure to be constructed on a multi-lot subdivision both in the rural and urban areas and is to be calculated at 25% of the estimated construction cost provided by the engineer.

The developer and/or landowner signs two (2) copies of the Development Agreement which are then reviewed and signed by the Chief Administrative Officer. Mackenzie County retains one signed copy and the other is mailed to the developer.

Once the engineered drawings are given final approval, the Development Agreement has been signed and security has been submitted to the County the developer can start construction.

When construction is complete, the developer’s engineer formally requests from the County, a Construction Completion Inspection.

After a Construction Completion Inspection is completed and the Municipal Engineer is satisfied with the work completed, a Construction Completion Certificate (CCC) is issued. This begins the 2-year warranty period.

Within 2 months of the Construction Completion Certificate being issued the developer’s engineer must submit As-Built drawings to the Municipality.

The Developer’s Surveyor prepares all registration documents based on the subdivision approval and any changes required by the Municipality.

Multi-lot subdivisions must have all their fees paid prior to registration (Municipal Reserve, Off-site Levies, etc.)

Consent to register documents are to be submitted to the County for final endorsement.

The County is responsible for preparing any caveats that may be required at the time of subdivision, these are to be signed by MPC Chair or designate.

Once all conditions of approval have been met, all required fees have been paid, and the developer and County have signed all necessary documents, everything is sent to the surveyor to be registered with Alberta Land Titles.

Two years after the Construction Completion Certificate is issued the Developer’s Engineer requests a Final Acceptance Inspection

If all deficiencies have been corrected, a Final Acceptance Certificate (FAC) is issued for constructed or upgraded infrastructure.

After the Final Acceptance Certificate (FAC) has been issued the Developer is returned their 25% security.

Download the Multi-Lot Subdivision Application:

Download

Download a PDF version of the Multi-lot Subdivision Development Process and Required Information:

Download