Subdividing land or adjusting property lines requires careful planning, compliance with state and local regulations, and the expertise of a Professional Land Surveyor. In California, these processes are governed by the Subdivision Map Act (Government Code §§ 66410-66499.58), which ensures orderly development and protects property rights. Whether creating new lots, adjusting boundaries, or consolidating parcels, landowners must follow specific procedures involving Subdivision Maps, Parcel Maps, and Lot Line Adjustments.

Subdividing Land: Tract Maps and Parcel Maps

When a property owner wants to divide a parcel into multiple lots, they must file either a Tentative and Final Tract Map or a Parcel Map, depending on the number of new lots being created.

Subdivision (Tract) Maps

A Tract Map is required when subdividing land into five or more lots. This process typically involves:

1. Preliminary Planning and Feasibility Study

• Reviewing zoning and land use regulations

• Conducting environmental impact assessments if required

• Coordinating with city or county planning departments

2. Tentative Map Preparation and Approval

• Preparing a preliminary map showing proposed lots, roads, easements, and utilities

• Submitting the map for review by local agencies

• Addressing conditions imposed by planning authorities

3. Final Map and Recordation

• Preparing the Final Tract Map with precise boundary details

• Securing approvals from relevant authorities

• Recording the map with the county to create legal lots

Parcel Maps

A Parcel Map is used for subdivisions of four or fewer lots and follows a similar approval process but is generally less complex than a Tract Map. While still requiring local agency review, Parcel Maps involve fewer infrastructure and environmental requirements.

Adjusting Property Lines: Lot Line Adjustments

A Lot Line Adjustment (LLA) allows property owners to modify boundary lines between existing parcels without creating new lots. This process is commonly used to:

• Resolve boundary disputes

• Adjust lot sizes for better land use

• Correct historical errors in legal descriptions

Lot Line Adjustment Process

1. Application Submission – Property owners submit an LLA application to the local planning department, including a survey and legal descriptions of the revised parcels.

2. Review and Compliance Check – The proposed adjustment must comply with zoning laws and cannot result in the creation of additional lots.

3. Approval and Recordation – Once approved, the new legal descriptions are recorded, and updated deeds may be required.

Unlike subdivisions, Lot Line Adjustments typically do not require a Parcel Map or Tract Map but must still meet local regulations.

Compliance with the Subdivision Map Act

The California Subdivision Map Act governs all land divisions, ensuring that:

• New lots meet zoning and development standards

• Infrastructure (roads, drainage, and utilities) is properly planned

• Environmental impacts are considered

• Public access and easements are preserved

Failure to follow the Subdivision Map Act can result in illegal parcels, making them ineligible for development, sale, or financing.

Conclusion

Whether subdividing land through Tract or Parcel Maps or adjusting property lines via a Lot Line Adjustment, property owners must navigate California’s regulatory framework to ensure legal and compliant land modifications. Consulting with a Professional Land Surveyor ensures accurate boundary determinations, proper documentation, and a smooth approval process. If you’re considering a subdivision or property line adjustment, professional guidance is essential for a successful outcome.