A plat is required to create new parcels of land or to adjust the boundary between parcels.
In many instances, a plat is one component of the development process and other applications may be necessary.
The following is an overview of the typical 60-day platting process.
We recommend you meet with a planner to discuss your intentions before making your application. This meeting will introduce to you to the City staff members who will be working with you. We will discuss the city’s zoning rules, policies, and plans that could affect your application as well as what to expect during the review process. For this meeting, please identify the location of the property and any preliminary plans you have.
We may recommend that a neighborhood meeting is held before you submit your application. City staff will assist you with dates and suggest meeting locations. At the neighborhood meeting, you will be expected to present your concepts to neighbors and solicit feedback to incorporate into your plans.
After the pre-application meeting, you have the ability to develop your plans further for the formal application.
The application is due on the first business day of the month. This places you in the queue for the following month’s Planning Commission public hearing.
Information to be included
The application consists of:
- Application form
- Letter of request
- Application fee
- Plans that you would like the Planning Commission to review
The application form must be signed by the applicant and the property owner(s). The owners may sign a consent letter and attach it to the application. Failure to sign the application will result in an incomplete application.
Letter of request
A brief letter explaining the proposed development and outlining the design team (applicant, property owner, architect, engineer, etc.) should be submitted. This letter can give better insight into your plans and define your use.
A non-refundable fee of $500 is required. Additionally, a $2,000 review escrow is required with the application. The escrow account that you establish with the City will help cover the costs of the public hearing notices, staff time to review the application and write reports, and the city attorney’s title review. Additional escrow will be required upon approval of the plat or when the escrow account is low and remaining escrow is refundable when the project is finished.
Plans must be submitted in both paper format and in electronic format (PDF). Two full-sized sets and two 11×17-inch reductions are required with your initial application. Additional copies may be requested after revisions are made. The full-sized plans must be at a standard engineering scale and contain the following components (please note that not all of this information may be necessary as determined at your pre-application meeting):
1. Existing conditions
This page shows what is on the property today: structures, fences, utility lines, water bodies, wetlands, significant vegetation, etc.
2. Preliminary plat
A basic plan showing lot lines, rights-of-way, and dimensions. This plan must show all of the zoning requirements for the site including lot areas and densities. If existing buildings are proposed to remain after platting, setbacks of the existing building to the new lot lines must be shown.
3. Preliminary grading and drainage plan
This plan shows how storm water will flow across the property and drain through the storm sewer system. It will also include how the site is graded for building pads, parking lots, etc., as well as any berms created for screening. This plan may also need to be submitted to the applicable watershed management organization for approval.
4. Utility plans
This plan shows how the lots are or will be served by sanitary sewer and water. If applicable, the plan must show how utilities will be extended to neighboring properties. Existing wells and septic systems must be shown if they are remaining after subdivision.
5. Landscaping plans
This plan is usually required in a residential subdivision to show screening from busy roadways or common areas. Landscaping plans must be shown with the grading plan contours to ensure proper planting locations.
6. Other plans or documents
Depending on the size of your application, other information may be necessary to review your application properly. This information will be discussed at the pre-application meeting. Traffic studies, environmental reviews, and wetland delineations are three such examples.
Following City Council approval, construction plans (more detailed grading, drainage, roadway, and utility plans) and a development plan (lot and building elevation plan) may be required if applicable.
Receipt of application
After receiving your application, City staff will review your plans for completeness. In many cases, staff will recommend that changes be made in order to conform to the city’s Zoning Code or to be more compatible with neighboring properties. Additional information may be requested. Adequate time will be given to make revisions prior to the Planning Commission meeting.
If the application is determined to be incomplete, it will be returned to you with a letter stating why the application was deemed incomplete and the things that are missing. You are welcome to reapply at the next submittal date with your complete application.
The City is required to notify surrounding property owners of any pending Site Plan Review and information regarding the public hearing. Mailed notices will be sent to all property owners, residents, and businesses within 500 feet of the property line of your site. We also place an ad in the legal section of our official newspaper, The Brooklyn Park Sun Post. A sign may be placed on your property notifying people as well. Make sure that this sign is clearly visible and not moved without consent of the Planning Staff. Your escrow will be charged for the notification costs.
The Planning Commission holds the public hearing and solicits comments from interested parties before making a recommendation to the City Council on your Site Plan Review. The Planning Commission meets the second Wednesday of the month following your application. You are welcome to invite people to speak on your behalf. People can also submit letters or emails with their comments. All people speaking or submitting written comments are expected to give their names and addresses. The Planning Commission may ask questions or make suggestions for changes; therefore you must be in attendance or have a knowledgeable authorized representative in your place. If you cannot attend, it is recommended that you extend your application to a future meeting.
The City Council approves or denies your application. They take into consideration the Planning Commission’s recommendation and any comments received at the public hearing. The City Council is obligated to take action on your preliminary plat request within 60 days of your application unless an extension is made per state law.
The City Council will review your proposal twice. In most cases, the preliminary plat is approved separately from the final plat. In simple cases where there are under five lots being created or a lot line adjustment, the preliminary and final plat can be approved together. The final plat must be approved within six months of the preliminary plat.
City attorney’s title review
The city attorney’s office must review an updated title commitment and the draft final plat before final plat approval will be scheduled with the City Council. This title review looks at legal ownership issues with the property, but also looks at the city’s interests with platted easements and rights-of-way. A title insurance policy protecting City interests may be required. Your escrow account will be charged for the title review.
In plats where the site will be graded and streets, sidewalks, and utilities are being installed, some work may begin with preliminary plat approval. All work being done must be bonded to insure compliance with approved plans. Failure to do the work correctly and in a timely manner may result in your bonds being cashed in to make corrections. Additional escrow will be collected. A bonding estimate spreadsheet will be provided to you for the development costs. This spreadsheet must be returned to City staff so that the bonding amounts can be included in the approval resolution passed by the City Council.