Subdivision Process Overview
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. 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 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. The improvement plans
for the associated street and utility improvements must be
approved prior to releasing the plat to be filed.
Affadavit 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.
Lot Combination
The process of taking two or more lots or parcels and
assembling them into one larger parcel is called a lot combination.
Lot combinations are approved administratively by the Planning
Director.
Planning Home
Office Hours:
7:00 am to 6:00 pm, M-TH
Phone:
(480) 644-4273
Email
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Location:
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Mesa, AZ 85201
Mailing Address:
PO Box 1466
Mesa, AZ 85211