Subdivision Plan and Design – Layout and Site Planning

If you have a piece of land and you are thinking of selling it, don’t do it. Subdivide it! Creating a perfect layout consists of site planning, surveying, and a few more steps. In this detailed land subdivision guide, we will explore key factors that go into the design of a successful subdivision, so let’s get started.

Key Takeaways

1. Subdivision design is the process of dividing a piece of land into smaller, individual lots.
2. There are 3 main types of subdivisions.
3. The process of subdivision and site planning consists of 3 necessary steps and, if needed, there may be 2 additional steps.
4. If you ever asked yourself “What subdivision do I live in?”, go to our FAQ.

What is subdivision design?

Subdivision design is the process of dividing a piece of land into smaller plots for the purpose of building houses or other structures. After the land has been divided, you will have a plan of subdivision, aka subdivision plan. In this process you will have to take a few things into consideration:

1. Layout and size of the plots
2. The type of buildings that will be constructed
3. The infrastructure and amenities that will be provided
4. The overall aesthetic and functional qualities of the neighborhood

Effective subdivision designs can have a significant impact on the quality of life of the people who live in the neighborhood, as well as on the value of the properties. It is therefore an important task that requires careful planning and attention to details.

The most common use of subdivisions is residential. Those subdivisions are known as housing subdivisions, housing developments, residential developments or communities.

Subdivisions can have a commercial or industrial purpose. Commercial use will result in building a shopping mall, while the industrial purpose of a subdivision will result in industrial parks.

Now that we understand what a subdivision design is and why it is important, let’s explore different types of it.

Check this article: Site development »

Types of subdivisions

No matter what the purpose is, all subdivision designs belong to one of the following 3 types:

1. Standard
2. Common interest
3. Undivided interest

1. The standard type of subdivision design concept is subdivision with no common areas. There are no mutual rights of ownership among the owners of the lots. Every plot is owned by a single land owner.

2. Common interest subdivision is the one where the owner has exclusive ownership of a certain plot combined with beneficial use of common area. Usually, HOA or some type of community organizations manage the common area.

For example, they include a network of pedestrian-friendly streets and paths that provide access to the commercial zones located at the edges of the neighborhood.

Four main subtypes of common interest subdivision are:

• Planned developments
• Condominiums
• Community apartment projects
• Stock cooperatives

3. Undivided interest is having a partial interest in an undivided piece of land. This means that the land itself hasn’t been divided yet, but there are multiple owners of it.

The process of subdivision and site planning

As we mentioned before, this process consists of 3 necessary steps and 2 that are done if needed. Those steps are:

1. Survey
2. Plot plan
3. Changing zoning – if necessary
4. Land evaluation for suitability
5. Special considerations – if necessary

1. Survey

The process of subdivision and site planning begins with a survey of the land in question. The land survey will identify the boundaries of the property, as well as any features or structures that are located on it. This process is done by a surveyor or an engineer.

2. Plot plan

After the survey is complete, a plot plan or a site plan is drawn up. It uses the dimensions that the surveyor established and outlines the proposed subdivision of the land. This plan will show the locations of streets, bodies of water, slopes, structures, utilities, and individual plots of land.

Site plan is not only necessary for obtaining permits and approvals from Government agencies, but it can be a great marketing tool. You can use it to better advertise your subdivision designs.

3. Changing zoning – if necessary

If the proposed development does not conform to the existing zoning rules and regulations, it may be necessary to change the zoning of the land. This process typically involves presenting your proposal to the local planning department, explaining your subdivision design and obtaining a zoning permit.

Although rezoning may seem impossible, it really isn’t. If your county rezones your land and allows you to subdivide it, you might be sitting on a jackpot.

4. Land evaluation for suitability

Before the development can proceed, the land must be evaluated for suitability. Land suitability assessment is a method of evaluating the land where the major limiting factors for developing are identified. This includes two types of evaluation:

1. Site evaluation study – In this study, the experts are analyzing factors such as soil conditions, slope, availability of utilities, and whether there is enough space for the proposed structures, roads and setbacks. This study is not concentrated on environmental impact, but rather on physical aspects of the land.
2. Environmental impact studies – Environmental Impact Assessment (EIA) is done to determine the effects of proposed development on the environment. You can get familiar with all the stages of this process on mygov.scot – Environmental Impact Assessment (EIA).

These evaluations are very important for new subdivisions, since they guarantee safe land use.

5. Special consideration – if necessary

If necessary, modifications may be made to the original proposal to address any issues that were identified during the land evaluation process. Some parts of your new development may require special consideration.

These modifications may include changes to the layout of your site design or the inclusion of additional features, such as stormwater management systems and storm drainage. These are mostly safety features put in place to avoid any danger.

Now let’s check some useful tips for landowners who are planning to subdivide their land.

Subdivision layout – guidelines for landowners

The process of creating a perfect subdivision design concept may seem overwhelming. Follow our guidelines and tips for making it stress-free:

1. Zoning and building regulations – This one goes without saying, but we have to emphasize the importance of following these set of laws and rules. Failure to comply with them can lead to huge complications. Always consider subdivision regulations.
2. Topography – It is important to consider the topography of the land, its natural features, location and how it will affect the layout of the subdivision.
3. Overall aesthetic – If you are making your subdivision in an area with a specific aesthetic, try to follow it. This will result in a much smoother process. If you are unsure about the rules in that area, talk to community organizations, such as HOA.
4. Size and shape – When you create a subdivision design, think of the shape of your parcel (land layout), as well as its size. Sometimes you will be able to “squeeze” some extra plots, but sometimes that will simply be impossible. But don’t worry about it. The final plat with a good view and nice surroundings can be sold for a higher price.
5. Smaller can be better – With bigger projects, that consist of large pieces of land and a big number of plots, comes greater complexity. Two or three residential lots is a perfect place to start. Also, it is easier to sell smaller lots.
6. Professionals – Remember to talk to professional architects, surveyors, town planners, or property lawyers. The laws are much stricter than before, so it is best to know in advance whether or not your project is going to be possible.

If you are interested in becoming a developer, but you do not own any land to subdivide, watch this video on how to buy a piece of land.

Samples of subdivision plans

Here you can see some of subdivision plan examples and subdivision layouts.

FAQ

Site plans for subdivision design

Site plans are an important part of the overall subdivision and site planning process, and are required in order to obtain the necessary permits and approvals from the board for a development to proceed. Our site plans for permits are done by experts that have years of experience. Order one and get started with your subdivision design.

If you need any additional information, do not hesitate to contact us.