FREQUENTLY ASKED QUESTIONS ONSUBDIVISIONS AND PLATS
What is a plat? A plat is a formal survey of a piece of property showing all essential dimensions of a lot or lots. An approved plat is one that has been approved by the City of Benbrook and recorded in the plat records of Tarrant County. Who must file a plat? A plat is filed by the property owner, though a registered public surveyor may act as the agent for the owner. An approved plat is required before any building permits will be issued, and before any parcel may be subdivided and legally sold. Why must I have a plat? A plat is required so that the City can provide for the safe, orderly development of the City. Plats are reviewed to determine compliance with the Comprehensive Plan, Subdivision Ordinance and other applicable regulations on land development. The City also determines whether any public improvements, such as streets, drainage, water, or sewer are required prior to development of the land. The City also determines whether any rights-of-way or easements are required. Utility suppliers review plats to determine the adequacy of supplies, distribution lines, and easements to serve the area to be platted. How do I prepare a plat? The steps necessary to prepare and file a plat vary depending on the type and complexity of the property involved. The first step in all cases is the preparation of a Sketch Plat and a Preliminary Conference with the City Planning Department. The City Planner can then determine the appropriate way to proceed with preparation of the plat. What is required for a sketch plat? A Sketch Plat may be drawn at a convenient scale on paper no larger than 24” by 36” and show all items listed in the Requirements for Sketch Plat. Following City Planner review, it will be determined whether a Preliminary Plat or Short Form Plat is required.
What is a Preliminary Plat?
For larger or more complex areas, a Preliminary Plat is required. A Preliminary Plat is more detailed than a Sketch Plat and includes detailed information of lots, streets, public utilities and improvements, and drainage and is generally prepared by a Registered Public Surveyor and often must include a preliminary drainage plan prepared by a Registered Professional Engineer. The Preliminary Plat shall show all items listed in the Preliminary Plat Checklist. The Preliminary Plat is reviewed by the City Staff, City Engineer, and all affected public utilities. Who approves a Preliminary Plat? A Preliminary Plat is considered for approval by the Planning and Zoning Commission, following a public hearing. All landowners within a minimum of 200-feet of the proposed subdivision are notified of the public hearing. If the Commission requires changes to the Preliminary Plat as a condition of approval, these must be completed and resubmitted within 30 days. Is a Preliminary Plat necessary for a small subdivision? If the proposed subdivision has less than six lots, has all necessary public improvements and utilities, and conforms to the applicable development criteria, then it can be approved by City Staff as a Short Form Plat. What is a “Final Plat”? A Final Plat is the final drawing that is recorded in the Tarrant County Deed Records following approval by the City. It contains all locations and dimensions of lot lines, easements, and rights-of-way along with all necessary dedications, easements, and restrictions. It must be prepared by a Registered Public Surveyor and contain all items listed in the Final Plat Checklist. A Final Plat submittal includes engineering design and executed agreements providing for construction of streets, drainage, water, sewer, and other required public improvements. A Final Plat does not require a public hearing unless the Final Plat significantly differs from the Planning and Zoning Commission approved Preliminary Plat. How much does this cost? Plat application fees vary depending on the size and type of plat being submitted. A Fee Schedule is available from the Inspection Department, or the City Planner can provide an estimate of the cost for your specific project. In addition, you will be responsible for the cost of constructing certain public improvements within your subdivision, and may be responsible for paving or drainage improvements adjacent to your property. Finally, you will need the services of a Registered Public Surveyor and maybe a Registered Professional Engineer. I received a plat with my title search, isn’t that all I need? Many plats prepared by surveyors for title companies are not approved by the City or properly recorded at the Tarrant County Deed Records. Look for City approval on the plat or ask City Staff for a determination. Where can I get more information? The requirements for plats and subdivisions are included in the Subdivision Ordinance. Additional requirements for public improvements are included in the City’s Design Standards and Criteria. Additional information and assistance can be obtained from the Planning and Inspections Departments at City Hall, by calling 817-249-3000, or by email at info@cityofbenbrook.com. |