Whether you are considering a single lot split or an extensive multi-lot subdivision, we offer our services both in the technical and planning aspects of the project to help guide you through the subdivision process. Many clients are unaware of the extensive amount of time and work that can be required for even a small subdivision to be finalized. We hope the following brief summary will help in understanding the basic steps involved:

• Feasibility Study
• Topographic and Boundary Survey
• Tentative Map
• Final Map and Monumentation

Feasibility Study

The first step in completing a subdivision is to ensure that it is a feasible project to begin with - one that will be approved by the governing municipality (City or County). A current vesting deed is typically ordered to assess legal boundary. Zoning and General Plan designations are reviewed for the site to determine requirements and restrictions that would affect the project. Sometimes total site acreage and average slope can be approximated from record maps. Other times, actual field work may need to be done for boundary and topography. Site characteristics are taken into consideration, such as existing native oak trees, slopes, and available access. All these features have a determination in the proposed development of a site. It is highly recommended that a pre-application meeting be held with the municipality in order to meet with a planner to initially discuss the project. Many issues can be resolved or noted early on that can aid in expediting the project.

Topographic and Boundary Survey

Once the project is determined to be feasible, then the topographic and boundary survey of the property is completed. Additional title work and deeds may need to be ordered at this time to assess legal boundary and existing easements. The data collected during the field survey is then transferred into the office for conversion into electronic drawings. As needed, these drawing files are provided to the collaborating civil engineer and architect working on the project.

Tentative Map

Working closely with the civil engineer and architect, we aid in site design for determination of new lot line locations. A tentative map is drawn showing the existing topographic and boundary information overlaid with the proposed lot lines. Any easements required for access, drainage, slopes and/or utilities and public offers of dedication are also shown as needed. An application package is prepared to submit to the governing municipality in accordance with the specific itemized requirements of each agency. Typically, such a package includes a project description, environmental information, title work, reference materials, and the tentative map. Copies of a preliminary grading and drainage and utility plan prepared by a civil engineer are often required. At times, an in-take meeting may need to be scheduled for official submittal of the project. The application fee amounts vary with each municipality and are the sole responsibility of the client.

Once the governing municipality receives the tentative map application package, they begin their review process of the project. The review period varies with each municipality but may range from weeks to months. The municipality may perform various environmental studies and determinations during this time. Both the planning and engineering departments will review the project. Initial comments back from these departments may require that the tentative map be revised and/or additional information be submitted. Once these departments are satisfied that the project as meets their criteria, then the project will be scheduled for the appropriate planning commission, board of supervisors, or city council meeting agenda for acceptance. At this time a public noticing of the project will also be sent out to all property owners within a specified radius. If the project is passed at the official meeting, then final conditions of approval are accepted by the board or council. These conditions are issued in a written document and stipulate exactly what the municipality requires for the project to be finalized. Note that a tentative project receiving approval by a planning commission, board of supervisors or city council does not mean that a subdivision has been completed. All conditions of approval must be met and the final map must be recorded before the lots are legally created.

Final Map and Monumentation

Once the tentative map has been approved and conditions of approval have been issued, then work begins on the map, which will record to finalize the subdivision. A boundary determination is completed and area calculations for each new lot are made. A final map is drafted and submitted for technical review by the engineering department of the municipality. This final map is prepared in conformance with the local ordinances and the Subdivision Map Act. A copy of the map is sent to the appropriate utility companies for their review in future servicing of the subdivision. An updated title report and preliminary subdivision guarantee are ordered from the title company to verify those with vested interest in the property. The signatures of those holding title (and any lien holders when there are public offers of dedication) are required on the final map. A tax bond for the next fiscal year's estimated taxes is applied for with the County and is required to be paid before the final map can record. Other items may be required by the municipality or by the Board of Real Estate of California. At times there are items required in the conditions of approval which may necessitate the involvement of a qualified land attorney to draft specific legal documents. Any costs incurred with this process are the sole responsibility of the client. Once the final map is reviewed by the municipality, approved and accepted in its final form by the planning commission, board of supervisors, or city council, it goes on to record and become a permanent document in the public records. At this time, the new lots created are legal, and they can be sold or have building permits applied for. It is the responsibility of the client to finalize all necessary grant deeds and other title work for the new lots with their title company. Finally, all permanent monuments are set in the field at the new property corners, which correspond to those shown on the recorded final map for the boundaries of the lots.