Show All Answers

1. 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.

2. 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.

3. Why must I have a plat?

A plat is required so that the City can provide for the safe and 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.

4. 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.

5. 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:

- The boundaries and dimensions of the property in question
- Existing (if any) and proposed name of subdivision
- Name, address, and telephone number of owner, legal description (Lot, Block,
Survey Abstract or Metes and Bounds from Deed)
- Scale, north arrow, and date
- Existing easements, rights-of-way, watercourses, and streets
- The Conceptual iSWMTM Site Plan
- Approximate location, rough dimensions, and minimum area of proposed lots
- Approximate locations and dimensions of proposed streets and public improvements
- Vicinity map showing general development location.

Following City Planner review, it will be determined whether a Preliminary Plat or Short Form Plat is required.

6. 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 information of lots, streets, public utilities, improvements and drainage, as well as a tree survey and mitigation plan. The preliminary plat is generally prepared by a registered Public Surveyor and must include a preliminary iSWMTM site plan, prepared by a registered Professional Engineer. The preliminary plat is reviewed by the City staff, the City Engineer, and all affected public utilities.

7. Who approves a Preliminary Plat?

A preliminary plat is approved by the Planning and Zoning Commission, following a public hearing. All landowners within 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 re-submitted within 30 days.

8. 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 a preliminaty plat can be approved by City staff as a Short Form Plat.

9. 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. 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.

10. What is a Minor Plat?

The minor plat facilitates the subdivision plat approval process in those instances (including minor street dedication, easement dedication, and replats) where the highly formalized standard plat approval procedure is not necessary.

The Minor Plat subdivision approval procedure may be used when the following conditions have been met:

1. The Minor Plat and supporting instruments are respectively drawn and compiled in compliance with the Final Plat specifications as hereinafter provided. (See Final Plat Requirements and Final Plat Checklist)

2. The Minor Plat and supporting instruments and the subdivision they represent are not otherwise in contravention with Chapter 212, Local Government Code.

3. Each lot and block has frontage upon a dedicated and improved street to City specifications, or necessary dedication and improvements are part of the plat.

4. All easements to each block, or lot have been previously granted or are shown on the Plat.

5. The proposed development neither contains nor creates a significant drainage problem, nor is topography a salient development consideration.

6. All utilities required serving each block, or lot is in place or arrangements to provide same have been made with the appropriate agency.

7. If the subject property is not identifiable by reference to a previously recorded subdivision Plat and is to be platted as a single tract, the tract shall have street frontage of not less than the minimum specified by the Zoning Ordinance.

8. Subject property shall involve a maximum of four (4) lots.

9. Lot width and total lot area vary no more than five percent (5%) less than the equivalent dimensions of abutting lots.

10. Property which has previously had a total of four (4) lots platted from it via the Minor Plat procedure shall not have additional lots platted from it under the Minor Plat procedure.

The Minor Plat requires a Sketch Plat and Final Plat, which the City Planner can approve. (See Final Plat Requirements and Final Plat Checklist)

11. What is a Replat?

A replat shall include modification of an existing plat that creates new lots or alters any previously dedicated rights-of-way or easements, as provided in Section 212.014 and 212.015 of the Texas Local Government Code. Any replat that meets the requirements of an amending plat (Section 212.016), including the combination of existing lots, can be processed as a minor plat.

A change in a plat that does not fall within any of the categories listed above and does not meet the
conditions for vacation of a plat, is a replat and may be recorded and is controlling over the preceding plat only if the replat:

1. Is signed and acknowledged by the owners of the property being replatted,

2. Is approved by the Planning and Zoning Commission after a public hearing on the matter at which
parties in interest and citizens have an opportunity to be heard, and

3. Does not attempt to amend or remove any covenants or restrictions.

If during the preceding five years, any of the area to be replatted was limited by an interim or permanent zoning classification, to a residential use for not more than two residential units per lot; or any lot in the preceding plat was limited by deed restrictions to a residential use for not more than two residential units per lot, the notice and voting requirements of Section 212.015, Local Government Code, are applicable and must be followed.

12. How much does it cost to plat or subdivide property?

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 specific projects. In addition, developers will be responsible for the cost of constructing certain public improvements within subdivisions, and may be responsible for paving or drainage improvements to adjacent property.

13. Where can I get more information about subdivision requirements?

The requirements for plats and subdivisions are included in the Subdivision Ordinance and the Rules, Regulations, and Procedures of the Planning and Zoning Commission. 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.

14. 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.

15. What does it cost to plat property?

Refer to the plat application fees in the Development Fees document. Development Fees