Subdividing or Building Infill on an East Hill Lot

Quick answer: Since Vernon adopted Zoning Bylaw 6000 in June 2024, many serviced East Hill lots can hold more than one home without rezoning, often up to four units depending on lot size. Subdividing into separate lots is a different, longer process through the City’s Subdivision Approving Officer. Slope, servicing, heritage status and development cost charges all shape what’s practical on any given lot.

East Hill has a lot of generous older lots, some with big gardens and room to spare. With the Province’s small-scale multi-unit housing rules now built into Vernon’s zoning, many owners are asking whether they can add a home, split the lot or sell to someone who will. Here’s an overview of the options as of 2026.

What Vernon’s zoning now allows

Vernon’s Zoning Bylaw 6000 replaced Bylaw 5000 in June 2024. It brought in the Province’s small-scale multi-unit housing (SSMUH) requirements. Most lots that used to be single-family now fall under the MUS (Multi-Unit: Small Scale) zone, though you should always confirm your lot’s zone on the City’s zoning map.

In the MUS zone, the maximum number of units depends on servicing, lot size and transit access:

Serviced lots under 280 m²: up to 3 dwelling units.
Serviced lots from 280 m² to 4,050 m²: the greater of 4 dwelling units or 60 units per hectare.
Serviced lots near frequent transit: the greater of 6 dwelling units or 60 units per hectare.

Building heights are capped at 11 m (3 storeys) for dwelling units and 8 m (2 storeys) for accessory dwellings. The City has said the bylaw will continue to be refined and aligned with the Official Community Plan, so check the current version before you plan.

Infill vs. subdivision: what’s the difference?

Infill on one lot

Adding a secondary suite, a carriage house, or replacing the house with a duplex or small multiplex, all on one title. This usually needs a building permit (and sometimes a development permit), but not rezoning if it fits the MUS rules. You keep one property.

Subdividing into separate lots

Creating two or more legal lots, each with its own title, that can be sold separately. The MUS zone sets a minimum lot size of 250 m² for subdivision. Each new lot must be serviced and meet the zoning’s size and width rules.

How subdivision works in Vernon

The City of Vernon’s Subdivision Approving Officer oversees the process. In general:

Pre-application meeting. Email the City’s planning department with your address, what you’d like to do and a preliminary sketch.
Formal application with plans.
Referrals and review by City departments and outside agencies.
Preliminary Layout Review (PLR) letter from the Approving Officer, setting out conditions such as servicing, road works, and any parkland or environmental requirements. A PLR is valid for up to two years, with one possible one-year re-approval.
Engineering design and servicing works.
Final approval, including payment of development cost charges.
Registration of the new lots at the Land Title Office, based on plans from a BC Land Surveyor.

Costs and hurdles to plan for

Development cost charges (DCCs). Vernon collects City DCCs and the Regional District of North Okanagan collects regional DCCs. Under the City’s interim approach, one DCC is collected at subdivision and additional DCCs apply at building permit for extra units like suites and duplexes.
Servicing. Water, sewer, storm drainage and possibly frontage upgrades. Older streets may need more work.
Slope. East Hill is a hillside. Steep lots can mean retaining walls, geotechnical reports and more complex driveways.
Access. A lane makes infill much easier. Without one, driveway access for a second home can be tricky.
Trees and existing house. Mature trees and the position of the current home may limit where a new building fits.
Professional fees. Surveyor, designer or architect, engineer, and possibly a planning consultant.

If you’re in the provincial property tax deferment program, note that subdividing triggers repayment of the full balance.

This is general information only. Zoning and DCC rules change, so confirm with the City of Vernon, and speak with your lawyer, accountant and lender before committing.

Heritage homes and infill

If your home is a protected heritage property, exterior changes need a Heritage Alteration Permit. The City can also negotiate a Heritage Revitalization Agreement, a legal agreement that can vary zoning rules such as use, density and siting in exchange for conserving a heritage building. For some East Hill properties, that can be a way to keep a character home and add new housing on the lot. For background, see my post on East Hill’s 1890s heritage homes on Pleasant Valley Road.

Build, or sell to a builder?

Because I work in building and development as well as residential sales, I can help you look at both paths. Doing it yourself can capture more value but takes time, money and risk. Selling a lot with clear development potential can be simpler. A realistic look at your lot comes first. My post on adding a suite or carriage house in East Hill is a good starting point for smaller projects.

FAQ

Do I need to rezone my East Hill lot to build more than one home?

Often not. If your lot is zoned MUS and serviced, Zoning Bylaw 6000 may already allow up to four units, depending on size. Confirm with the City of Vernon.

What’s the minimum lot size for subdivision in Vernon’s MUS zone?

The MUS zone sets a minimum of 250 m² for new lots, along with width and servicing requirements.

How long does subdivision take?

It varies with complexity and servicing. The Preliminary Layout Review letter alone is valid for up to two years, so plan for a process that can take months or longer.

If you’d like a practical look at what your East Hill lot might allow, call or text me at (250) 550-6979, or browse East Hill homes for sale.