Subdivision has to do with the ownership of property in tracts, parcels, or lots. In unincorporated Jefferson Parish, any change to the boundary of a tract, parcel, or lot must be approved by the Parish through the subdivision process. Types of changes that require subdivision include:
- Combining two or more existing lots into one lot
- Dividing a lot into two or more lots
- Changing the lot line between existing lots without changing the number of lots
- Designating a new lot out of land that has not been designated
- Creating a new “subdivision” with new streets and infrastructure
I need to subdivide my property. Where do I start?
Consult with a planner in the Planning Department to discuss your proposal. Our offices are open Monday through Friday from 8:30 a.m. to 4:30 p.m. To allow sufficient time for a planner to meet with customers, the department encourages customers to arrive by 4:00 pm.
All subdivision of property must conform to zoning and subdivision regulations. The planner will discuss those regulations with you and make a preliminary determination of whether your proposed subdivision meets the requirements or would require any waivers. The planner will also determine if your subdivision is a “minor” or a “major” subdivision.
How do I apply for a subdivision of my property?
Complete a subdivision application. The application must include a certified and accurate survey of your property, dated within the past year, showing current conditions and your proposed subdivision. There are many companies in the area that can prepare this survey. The application fee varies depending on the type of subdivision and there will be fees to record the survey. There will also be advertising fees for some subdivisions.
Minor or major subdivision???
In unincorporated Jefferson Parish, there are two types of subdivision approval processes:
Minor subdivisions. These can be approved by the Planning Director. A subdivision is a “minor” subdivision if it meets all requirements of the subdivision and zoning ordinances and does not:
Involve more than 10 lots of record
Involve more than 2 acres of land
Result in the creation of a lot that is below the minimum width, depth, or area requirement of the zoning district 1
Result in a change in lot orientation (e.g. the rear lot line of the new lot adjoining the side lot line of another lot) 2
Have opposition due to a negative impact on tree canopy for properties located in the MRTPD
Create a lot with two or more base zoning districts (a “split-zoned” lot)
Create a through lot adjacent to lots with single frontage in a residentially zoned area
Involve any new private street, or private or common driveway
Involve any new street or other public improvement
- Major subdivisions. These require legislative approval, which includes public hearings by the Planning Advisory Board and the Parish Council. Any subdivision that is not a minor subdivision is considered a “major” subdivision.
1. If an existing lot does not meet minimum width, depth, or area, and the new lot(s) also does not meet minimum requirements but does increase conformance, the subdivision can be processed as a minor subdivision.
2. If the adjoining lot is under the same ownership as the lot being subdivided, or if there is no objection from adjacent property owners, the subdivision can be processed as a minor subdivision.
What should I expect after I submit my subdivision application?
A technical committee that includes other departments will review your application. Review takes at least 10 business days. Following review, a planner will contact you to let you know if any revisions are needed. Once any necessary revisions are made and returned to the Planning Department, the planner will contact you to let you know, for:
- Minor subdivisions, if your subdivision has been approved. The minor subdivision process takes at least four weeks.
- Major subdivisions, if your subdivision can be scheduled for a public hearing. For the public hearing, the Planning Department will make a technical recommendation on your proposed subdivision. The Planning Advisory Board will hold a public hearing and make a recommendation, and then the Parish Council will hold a public hearing and make a final decision. The major subdivision process generally takes at least three months.
What are Final Plats, Preliminary Plats, and Concept Plans?
A final plat is the final approval of a subdivision. Once a final plat is approved, it gets recorded and allows the lot(s) to be sold.
A preliminary plat lays out a potential subdivision, but approval of the preliminary plat does not allow the sale of any of the lots. If the subdivision includes public improvements, approval of the preliminary plat allows the developer to begin constructing the public improvements.
If there are no public improvements involved in a subdivision, the preliminary and final plats can be processed as one application. All minor subdivisions involve preliminary/final plats.
A concept plan is an optional step as part of most major subdivisions. It is required for multi-phased development The purpose of the concept plan is to ensure that proposed land uses, intensities, and street layouts are consistent with Parish standards before a developer spends additional resources finalizing a subdivision layout.
For a minor subdivision that results in a change in lot orientation…
If you do not own all the adjacent lots, we must notify the adjacent property owners and give them an opportunity to object to your proposed subdivision if it would have a possible negative impact on their property. You are responsible for providing to us a notarized affidavit listing the names and mailing addresses of the owners of the adjacent properties. We will send each of them a certified letter and they will have up to ten business days to respond. If the Planning Director determines that a property owner’s objection to your proposed subdivision is valid, your proposed subdivision will be processed as a major subdivision, which requires public hearings.
For property located in the Metairie Ridge Tree Preservation District (MRTPD)…
If your property is located in the MRTPD, you must submit a MRTPD affidavit. Your survey must indicate the location of the base of all trees that are at least eight inches in diameter, located on your property or on public right-of-way within ten feet of your property, including the species name and an outline of the drip lines. Your survey must also include the following statement: “All trees on the site shall be protected at this time and no construction activity shall occur on site without compliance with Article X.5 of the Jefferson Parish Code of Ordinances.”
Also, if your subdivision is a minor subdivision, we must notify the owners of adjacent property of your proposed subdivision and give them an opportunity to object if it would have a negative impact on tree canopy. You must provide to us a notarized affidavit listing the names and mailing addresses of the owners of the adjacent properties. We will send each of them a certified letter and they will have up to ten business days to respond. If the Planning Director determines that a property owner’s objection to your proposed subdivision is valid, your proposed subdivision will be processed as a major subdivision, which requires public hearings.