The tremendous growth in the West has raised environmental concerns and an increase in consumer advocacy. As a result, the development and sale of land in California has become complex and time consuming. In order to establish harmonious and attractive land development which will sell easily, one must fit the environment into a logical, local plan for orderly growth, and meet economic requirements that are favorable to the owner, the buyer, and the public. The developer must follow and intricate path through State, County and/or City procedures and laws. Zoning and planning functions must be met, environmental impacts studied, water supplies, sewer systems, and drainage must be properly achieved. A person generally has the occasion to develop a property and employ a surveyor only once during a lifetime. Since such a project is so infrequent, the average person is not aware of the logical steps in the development of a project or employment or a surveyor. To help in making such decisions, here are the more common questions and their answers which, hopefully, will be helpful.

Do I want to subdivide my land?
The time involved and the expenditure required has grown with the times. You are looking at a time period of one to five years, from initiating a project until its completion. It is not inexpensive. Fees will run well over $10,000.

What legal requirements must be met?
Any division of property must meet the requirements of the Subdivision Map Act and Riverside County Ordinance 460.

Must I hire a surveyor or engineer?
In order to record any map, you must hire one or the other. In small parcel maps, or any development not requiring grading or drainage plans, the land surveyor can do everything. State law requires that the improvement and grading plans be prepared by a licensed civil engineer. A licensed land surveyor or a registered civil engineer renders a highly technical and complex service. He or she is a member of a professional team - attorney, title company, surveyor, architect, and engineer. The surveyor or engineer is the foundation upon which your project is built. In cases of controversy he or she appears in court as your expert witness, if necessary. No one other than he or she can assume responsibility for the correctness and accuracy of the work.

How do I choose a surveyor or engineer?
The Transportation Department cannot recommend that you go to a particular surveyor or engineer, however, we can provide a list of surveyors and engineers working in Riverside County and vicinity (current list available here). Consult local subdividers for recommendations. Keep in mind that a local surveyor or engineer has more familiarity with the area.

Should I select a surveyor or engineer of the basis of price?
No. Competency is of first importance. Your selection should be made when you are sure that the surveyor or engineer has all of the facts and is completely aware of your requirements.

Will I be told in advance what the charge will be?
Not usually. The charge is dependent upon the kind of survey or engineering required and the difficulties encountered, which normally cannot be anticipated in advance. The cost is based on the time required to deal with governmental agencies, and the time required in the field and office to make the survey and map. The cost can vary based on what part you are willing to undertake yourself. Explain why you want the survey and the surveyor or engineer can recommend what kind of survey is needed and what part of the procedure her or she would prefer to handle.

Is a parcel map less expensive than a subdivision?
When one to four parcels are created, you must follow the parcel map guidelines found in Ordinance 460, which mean a tentative map and very likely a final map. So many restrictions are placed on them that they are almost as complex as a subdivision development. Larger sized parcels (greater than 1 acre), usually do not require as much in the way of improvements. Large residential developments (in number of lots) are always under the subdivision guidelines found in Ordinance 460.

What should I know before deciding to subdivide?
Check zoning and Riverside County General Plan requirements at the Riverside County Planning Department, as well as Health, Flood, and Fire Department regulations. You can consult any of these departments before committing yourself. Be aware that the answers you will receive are based on the information available at that time. Changes will occur based on new information, revisions, or additions to the laws or requirements. Fee schedules are available from most departments.

Where do I start once I have decided to go ahead?
The first step is to obtain a map number. This is done by completing the Tract or Parcel Map Number Application form available by clicking here, or by visiting the Survey Division. A copy of your vesting deed and a small plat locating your property will be required, as well as a $26.00 fee. This form can be submitted by you or your surveyor. The next step is to complete the land division application form, available at the Riverside County Planning Department. Then submit the tentative map, showing all data required and pay the appropriate fees to the Planning Department. This is the actual initiation of your land division, and should be done within two years after obtaining your map number. Extensions to this time period are available, however. Contact the Planning Department for more information

How long will it take to approve my project?
There are too many variables to give a definite answer. The Planning Department will conduct a preliminary review of your project, and if further information is required, you will be notified. Then the map will be scheduled for a Land Development Committee (LDC) meeting. You will be notified by mail and should attend. At this meeting, the requirements and conditions that will be imposed on your project by the various departments will be presented. If some of these requirements make it prohibitively expensive to continue your project, you may withdraw your map and a partial refund may be possible. Another alternative is a revision of the lots and/or streets with an amended map. When the tentative map is cleared as satisfactory by LDC, it still must pass the Planning Commission and the Board of Supervisors. Then your surveyor or engineer must prepare a final map and submit check prints to the Survey Department. A map checking fee is required at this time.

How long will the map checking process take?
This will depend on the complexity of the project. It may take as little as 3 months or as long as five years. Again, there are too many variables and external factors to even make an educated guess about a particular project.

What type of fees and expenses might I incur?
The usual fees are for the map number, the land division application, and for map checking. Other items involving fees or expenses: environmental, archaeological, or geological studies; variance, zone change or appeal; revised tentative map, minor change request, or extension of time; percolation tests, drainage area fees, signalization fees, improvement plan checking, conditional use permit, bonds and securities, and field inspection fees

What is a waiver of a final map
The Subdivision Map Act and Ordinance 460, Section 9.12, provide for parcel maps with four or less parcels to be waived, that is, not recorded. Instead, a document called a "Certificate of Compliance" is recorded. This document reflects the approval of the tentative map and contains legal descriptions of the new parcels created.

How do I find out if I am eligible for a waiver?
The waiver must be made at the time of the land division application; and additional fee is required and is non-refundable. All conditions must be met prior to the approval of the tentative map.

Will my parcel corners be monumented?
This is required on the final map and should be part of the contract with your surveyor. Monuments CANNOT be set on a waived map unless a Record of Survey is to be submitted within 90 days.

What are the basic advantages of a waiver?
Time. Your land is officially divided when the Certificate of Compliance is recorded. You also save the map checking fees and surveying costs.

What are the disadvantages?
Your initial fees are higher. The map may spend more time at the Land Division Committee. You have no final map or monuments on the ground to show to prospective buyers