Subdividing property is the process of creating smaller tracts out of larger tracts.  The City's Subdivision Regulations provide the requirements for subdividing property.  The information on this page also discusses the process of combining smaller lots or parcels to create a bigger tract of land.  The processes and procedure described on this page are:

• Lot Line Adjustment
• Map of Dedication
• Land Split
• Plat
• Affidavit of Change
• Affidavit of Correction
• Lot Combinations

Lot Line Adjustment

When the boundaries between two or more lots are adjusted such that the total number of lots remains the same, this is called a lot line adjustment.  Lot line adjustments do not require any approvals by the City.  It is important, however, to have proposed adjustments reviewed by the City to ensure that resulting lot sizes meet ordinance requirements and are buildable, to ensure all lots will continue to have legal access, and to ensure utility services will be available to all of the resulting lots.  There may be a need to adjust easements as part of the lot line adjustment process.

Map of Dedication

A map of dedication is used to dedicate right of way.  This is often done prior to or as part of a larger platting process to establish main roadways prior to subdividing the adjacent property into building lots.

Land Split

A piece of property may be subdivided through a land split process up to three times.  The City monitors the number of splits that have occurred to a piece of property over time to ensure this standard is followed.  (Example:  At the time of annexation, a parcel was 10 acres in size.  That property was then subdivided through a land split into two 3 acre and one 4 acre parcel.  The owner of one of the parcels now wishes to divide that parcel in half creating a fourth parcel from the original 10 acres.  The process of creating that fourth parcel now requires use of the platting process rather than a land split.)  The Subdivision Regulations do, however, allow the Planning Director to make exceptions to this requirement when it is determined that there is no benefit to the City to require use of the platting process. If any easements or right of way is needed, they are created and filed through a separate legal instrument.

Plat

Platting is used to subdivide a property into smaller tracts of land (see Platting Procedure Outline).  This process can be used for any number of lots, but is required to create 4 or more lots.  The subdivision process allows the lots being created and any associated easements and rights-of-way to be dedicated through a plat map.  Following the platting process the smaller parcels of land can then be referenced by a lot and block number rather than requiring a metes and bounds legal description.  The platting process [PDF] has three steps: Preliminary Plat, Subdivision Technical Review and Final Plat. The processes for each are as follows:

• Preliminary Plat - The preliminary plat is the early design phase where the street network, lot sizes, and common areas are developed.  Preliminary plats are reviewed by staff and approved by the Planning and Zoning Board giving the public an opportunity to comment.

• Subdivision Technical Review - Following approval of the preliminary plat, the developer can submit documents for subdivision technical review.  This step in the process takes the overall design that has been established and does more of the detailed engineering work to ensure utilities can be provided, that detention requirements are met, etc.  This step in the process is handled administratively by staff.     

• Final Plat - Before lots can be sold, the final plat needs to be approved by the City Council and recorded in the county clerk's office (see Recording Subdivisions Checklist).  The improvement plans for the associated street and utility improvements must be approved prior to releasing the plat to be filed.

Affidavit of Change/Correction

Occasionally after a map of dedication or a final plat is filed there may be are minor items that need to be changed or corrected. These modifications can be addressed through an Affidavit of Change or an Affidavit of Correction.  Examples of use of an Affidavit of Change is to adjust a lot line between platted lots or to abandon a lot line within a subdivision.  If there are errors an Affidavit of Correction is required.  Examples include correcting a street name or the dimensions on a lot.  Affidavits are approved administratively by the Planning Director and filed in the county clerk's office.