Subdivision
When property owners or developers (the subdivider) cause a lot or tract of land to be divided into multiple lots, a subdivision plat may be filed to show detailed size and boundaries of each lot, easements, location of utility easements, newly created streets and alleys and to state the restrictive covenants. The subdivider provides a preliminary plat of Subdivision for consideration by the city's or village engineering department, The Illinois Plat Act relating to subdivision of Land require that the proposed subdivision plat is accompanied by a topographical plat showing the lay of the land within the boundaries of the property being subdivided, elevations and contour lines (for drainage study purposes) and underground utilities.
The final plat after improvements are completed and approved by the appropriate city/village engineering officials and the subdivision plat(s) is filed in the recorder of deeds of the county in which the property is located. The property, being a subdivision of parcel or tract of land is conveyed in Fee and the lots contained therein have no vertical limitations except for restrictions imposed by covenants contained in deeds such as mineral rights and light and air reservations.
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3D Subdivisions:
The subdivision plats essentially portray the legal lines only, including lots in the underlying subdivisions and public and vacated right-of ways. The horizontal and vertical boundaries of these lots are graphically shown on these plats and the plats also contain schedules showing the lot number, its lower and upper limits and its area. For simplicity and contiguity the lots are shown on a floor by floor basis and their graphical representation on said plats define the extent of the intended various ownerships in three dimensional space. Subterranean and Air Right lots are also created for clarity and possible tax exemption as may be applicable via petition submission. Easements of permanent nature are also shown lying within the horizontal and vertical extent of the affected lots.
Most real property is conveyed in Fee and in many cases using a conventional subdivision as shown above, however, in this particular type of conveyance the Horizontal Boundaries of the lots are defined and limited by the vertical planes passing through the perimeter of the geometrical figure defining said lot or portions thereof and the Vertical Boundaries of the lots are defined and limited by the horizontal, inclined or irregular planes passing through measured or assumed elevations related to either existing physical structures or otherwise assumed above a local or national datum.
The subdivision plats we prepare are done in accordance with the Plat Act, Chapter 765 ILCS Section 205/1 Subdivision of Land Into Parts of Less Than Five Acres (as amended and revised) and to conform with local county and cities/villages requirements.
Consolidations:
This type of land division is very similar in format to a conventional Subbdivision, where there is a particular need to group the property that lies in various re-subdivisions, portions of vacated streets and alleys in lots and blocks to facilitate future land conveyances and to simplify/reduce the number of tax id’s for the property (hence the definition “Consolidation”).
The property, being a compilation of parcels or tracts of land in various subdivisions and re-subdivisions, is conveyed in Fee and the lots and blocks contained therein have no vertical limitations except for restrictions imposed by covenants contained in deeds such as mineral rights and light and air reservations.
Assessment Survey Plats:
This type of Survey has been in use and adopted by various counties in lieu of a formal plat of subdivision. This survey plat was initially used to facilitate tax assessments and has in certain counties taken the place of subdivision plats, mostly due to its simple acceptance method, where approval is required by few agencies such as the County Board of Supervisors and the County Clerk. The property is reconfigured with newly created lot numbers for tax assessment purposes.
When preparing these plats, we are not required to show the location of physical improvements nor are we required to stake the property corners.