Land Surveying

Subdivision Maps

A Subdivision Map is required to subdivide a parcel of land into five or more lots (or condominiums). This is considered a major subdivision, as opposed to a minor subdivision which is a split into four or less parcels (Parcel Map). This subdivision process starts with the preparation of a Tentative Subdivision Map, which shows the existing conditions of the site, new lot configurations and sizes, setbacks, easements, etc. This map shows much of what is shown on a typical Boundary and Topographic Survey. The tentative map is then submitted and processed through the Planning Department along with any other necessary entitlements for the project (i.e. Design Review, Environmental Review, etc.).

Depending on the project and the jurisdiction, additional engineering plans may be necessary as well. A Civil Engineer may need to prepare a Site Plan, Grading Plan, and/or Utility Plans to go along with the Tentative Parcel Map. We can provide that service in-house if it is needed.

During the planning entitlement process, the tentative map may undergo changes/modifications until the map is finally approved (with conditions) by the Planning Department. After the Tentative Subdivision Map is approved, Planning Department staff will issue a project report that contains the Conditions of Approval (COAs). These project conditions that come with the approved tentative map must be satisfied prior to finalizing/recording the Final Subdivision Map. Example conditions of approval may include new frontage improvements and/or utility services (water/sewer/storm drainage), right of way dedications, easements, fees (school, park, miscellaneous departments), etc.

After obtaining planning approval, and usually in conjunction with preparation of improvement plans or meeting other COAs, the Final Subdivision Map is prepared. The final map is a highly detailed map that shows the new lot configurations, existing and proposed easements, and survey monuments that were located to establish the parcel boundaries. The City/County survey department reviews the map, and the land surveyor addresses any map comments until it is ready to record. The map is then printed to Mylar (plastic material) and is signed by the owners, trustees of the property, the Land Surveyor, City/County officials, the County Clerk, and the County Recorder prior to recordation. This map creates the legal parcels which can then be sold to the public. Prior to the map recording, or concurrent with it recording, survey monuments (e.g. rebar or iron pipe with a Land Surveyor tag/cap) will be set in the ground at lot corners and other locations shown on the Final Subdivision Map.