Subdivision Surveys

What is a Subdivision Survey?

Subdivision, in municipal survey parlance, is taking a single parcel of land and dividing it into two or more parcels, each with their own land title. This can be as simple as splitting a city lot into two parcels for infill development or as complex as taking hundreds of acres of space and creating a new neighbourhood. This is commonly called land splitting or surveying out a new property.

Crafting a Subdivision Survey

Creating a subdivision survey isn’t just about physically marking boundaries; it's a complex legal and technical process with strict requirements.

1. Initial Research and Planning:
   • Record Review: The surveyor begins by thoroughly researching the property's existing deeds, easements, and any other recorded documents.
   • Zoning and Regulations: Understanding local zoning ordinances, subdivision regulations, and other applicable laws is critical. These regulations dictate things like minimum lot sizes, setbacks, and street widths.
   • Client Consultation: The surveyor works closely with the client (developer, landowner) to understand their vision for the subdivision and ensure the survey meets their needs.
2. Fieldwork (Data Collection):
   • Boundary Determination: The surveyor locates and verifies the boundaries of the original parcel of land.
   • Topographic Survey: A detailed topographic survey is performed to map the existing terrain, including elevations, slopes, and natural features (trees, streams, etc.). This is crucial for planning infrastructure and drainage.
   • Utility Mapping: Location of existing utilities (water, sewer, gas, electric, telecommunications) is essential to avoid conflicts during construction.
3. Design and Plat Preparation:
   • Lot Layout: Based on the research, topography, and client's needs, the surveyor designs the layout of the lots, blocks, streets, and easements.
   • Plat Creation: A plat (also known as a subdivision plat or map) is a precise drawing that shows the division of the land. It includes:
     • The boundaries of the original parcel
     • The boundaries of each new lot
     • The location and dimensions of streets, alleys, and easements
     • Lot numbers and dimensions
     • Curve data for street alignments
     • Benchmark elevations
     • North arrow and scale
     • A legal description of the subdivision
     • Any dedications or restrictions
4. Review and Approval:
   • Local Government Submission: The plat is submitted to the local planning commission or other governing body for review.
   • Corrections and Revisions: The governing body may require corrections or revisions to the plat to ensure it complies with all regulations.
   • Approval and Signature: Once approved, the plat is signed by the local government officials and the surveyor.
5. Recording:
   • Recordation: The approved and signed plat is officially recorded in the county land records office. This makes the subdivision legally binding and creates a public record of the new property boundaries.

Importance of Subdivision Surveys

A subdivision survey is a critical step in the process of dividing land into smaller parcels for development, it is used for:

• Legal Boundaries: Establishes clear and legally recognized property boundaries for each lot.
• Compliance: Ensures the subdivision complies with all local zoning ordinances and regulations.
• Infrastructure Planning: Provides the necessary information for planning and constructing infrastructure (streets, utilities, drainage).
• Title Insurance: Is essential for issuing title insurance to buyers of the lots.
• Accurate Property Records: Creates accurate and reliable property records for tax assessment and other purposes.

Frequently Asked Questions

Who Performs a Subdivision Survey?

A licensed Alberta Land Surveyor is legally required to perform a subdivision survey. They have the education, training, and experience to ensure the survey is accurate, compliant, and legally defensible.

What is the most common problem with subdivisions?

Failure to start the subdivision process early is the most common construction error we have seen. Ensure that you start your subdivision work for your project as soon as possible. Failure to do so may severely prolong the project with many costly and undesirable consequences.

How are condominiums or townhouses handled?

Condominiums are effectively subdivisions in three dimensional (3-D) space; please see our Condominium Services page for more specific information about condominiums.