Subdivisions / Platting
Authorization & Implementation
The State of Texas authorizes cities to implement planning policies through the adoption of subdivision laws as described in Chapter 212 of the Texas Local Government Code. The City of Mount Pleasant has adopted Subdivision Regulations for the platting and developing of subdivisions.
A division of any tract of land situated within the corporate limits, or within the extra-territorial jurisdiction of such limits, in two or more parts for the purpose of development or sale to the public, subdivision of any tract of land or any addition of any town or city, or for laying out suburban lots or building lots, or any lots; and the dedication of streets, alleys, parks, or parts or other portions intended for public use or for the use of purchasers or owners of lots fronting thereon or adjacent thereto.
A plat is a survey, prepared by a licensed registered surveyor, of property showing the dimensions and location of lot lines, streets, and easements. A plat also establishes the lot, block, and subdivision name used in real estate transactions. A plat is a legal document complete with:
- A drawing of the property boundaries
- A written description of those boundaries (metes and bounds)
- A dedication statement
- An owner's certification statement
- A title block
- Approval statements for city and county officials
Plats are reviewed and approved by administrative staff and/or the city planning and zoning commission and the city council and are filed in the Plat Records of Titus County. A plat is not the property survey required by mortgage companies when closing the sale of property.
When is a Plat Required?
State law requires an owner of any tract of land located within a city or its extraterritorial jurisdiction to file a plat if the owner divides that tract into two or more parts.
The term "divide" includes a division by metes and bounds description in a deed of conveyance or in a contract for a deed, by using contract of sale or other executory contract to convey, or a division by any other method.
An exception to the platting requirement exists when the owner divides a tract into parts greater than five acres, where each part has street access and no public improvement is being dedicated.
Reasons for Platting Requirements
Platting, also known as the subdivision process, ensures that all lots comply with the City of Mount Pleasant's Comprehensive Plan and other development regulations. Plats are reviewed for compliance with regulations regarding minimum lot size, street access, utility provisions, and drainage and flood protection.
City of Mount Pleasant's Extra-Territorial Jurisdiction (ETJ)
Stated simply, the ETJ for the City of Mount Pleasant, a municipality with 5,000 - 24,999 inhabitants, is the land up to one (1) mile beyond the city limits. More formally, the definition of the ETJ of a municipality is the unincorporated area that is contiguous to the corporate boundaries of the municipality and that is located within ½ mile to five miles beyond the city limits depending on the size and location of the city.
Types of Plats
There are several types of plats and different processes for approving plats. The planning department can assist you in identifying the specific plat type you need.
- A Preliminary Plat is the preliminary plat is a general sketch showing proposed lots, street layout, drainage and utility easements and other needed information to ensure that the subdivision design conforms to City and State regulations. It is intended to be general in nature, showing approximate property location and dimensions.
- The Final Plat is more detailed than the preliminary plat and engineering plans are submitted with the final plat. It is a technical drawing showing exact dimensions and bearings and is the instrument which becomes the official permanent record of the division of land. Final plats comply with the approved preliminary plat. Easements and other public facilities are dedicated when a final plat is filed with the county.
- A Replat is required when you are revising existing platted lots, or combining platted and unplatted property, such as:
- If your property is vacant and has never been platted and you wish to build a new structure on your property. (A plat is not required if you are adding to or altering an existing home or adding a small storage shed, or other similar accessory use as long as you do not cross over lot lines.)
- If you own two adjacent lots and wish to build over the common lot line.
The Subdivision Process
The following represents an outline of the subdivision process. For more detailed information, please consult our Subdivision Regulations.
- Sketch Plan and Preliminary Conference
Prior to the official filing of a preliminary plat, a subdivider is advised to meet with the planning department and present a sketch of the proposed subdivision. This preliminary conference is informal and recommended so that the subdivider and staff may exchange comments, clarify procedures, specifications, and standards, which are usually necessary, prior to the expense of designing and drafting the preliminary plat.
- Preliminary Plat
The subdivider will then file an application and submit three blue or black line copies of the preliminary plat to the planning department. A $250.00 filing fee must accompany the application. The deposit of the fee constitutes a formal request for a plat approval. The fee will not be refunded should the subdivider fail to make formal application for preliminary plat approval or should the plat be disapproved.
- Departmental Review
The planning department will schedule a meeting with other city departments to review the plat and to make comments. The planning department sends the plat back to the applicant to make any necessary corrections. The applicant then returns the corrected plat back to the planning department to confirm that all necessary corrections have been addressed. The planning department will then prepare a staff report that is forwarded to the planning and zoning commission for its recommendation to the city council. Under certain circumstances, a plat may be approved administratively by city staff and will not need approval by the planning and zoning commission and the city council. Please see Subdivision Regulations found in the City of Mount Pleasant's Code of Ordinances, Title XV: Land Usage, Section 154: Subdivision Plat Approval.
- Planning and Zoning Commission
The planning and zoning commission will meet to discuss the preliminary plat. The commission may disapprove, approve with amendments, or approve the plat. Upon approval, the case is forwarded to the city council for review and disposition.
- City Council
The preliminary plat will be considered by the city council. The council may disapprove, approve with amendments, or approve the plat. If the plan complies with the statutes, ordinances, and rules, and conforms to the city's general plan for extension of municipal facilities, then the plan will be approved.
- Construction Plans and Improvements
The subdivider will then submit two complete sets of construction plans and specifications to the City Engineer for review prior to contracting for construction of improvements. Improvements shall be constructed in accordance with approved plans and specifications and according to the specific guidelines contained within the Subdivision Regulations. City representatives will inspect the construction work for progress and conformity to the plans and specifications. The subdivider will submit proper certification to the city upon completion of the improvements.
- Public Utility Review
The subdivider will submit to the City that all public utilities have been furnished a copy of the proposed plat and that the utility companies accept the subdivision as proposed.This proof must be submitted in the form of a signed letter from each public utility company.
- Street Lights
The subdivider is responsible for providing streetlights and will submit proof that arrangements have been made for such.
- Approval of Improvements
The city engineer will determine if construction of improvements is complete and the development is ready for final platting.
- Final Plat
The subdivider will file an application with the planning department. The application will be accompanied by two (2) Mylar copies and seven (7) blue or black line copies of the final plat together with the construction plans. A $250.00 filing fee is part of the application and constitutes a formal request for a final plat approval. The final plat and accompanying data shall conform to the preliminary plat as conditionally approved by the commission, incorporating any and all changes, modifications, alterations, corrections, and conditions imposed by the planning and zoning commission.
- Planning and Zoning Commission
The planning and zoning commission will consider the final plat request and make its recommendation to the city council. The case is automatically forwarded to the next city council meeting.
- City council
The final plat will be considered by the city council. If the plat complies with all the rules and ordinances adopted by the city, conforms to the general plan for the extension of municipal facilities, and all facilities have been installed or improved, then the plan will be approved.
- Tax Certificate
The subdivider will present appropriate tax certificate(s) to the city. Tax certificates must be obtained from:
Titus County Appraisal District
2404 W. Ferguson
Mount Pleasant, TX 75455
After final approval by the city council, the city planner will file the final plat and Tax Certificate(s) with the Clerk of Titus County. No building permit may be issued for the subdivision until the city receives a certified and stamped Mylar copy of the final plat from the County Clerk.
The city's processing fees are based on the type of plat requested. The fee covers the cost of reviewing and preparing recommendations for the planning and zoning commission and the city council's consideration. In addition to the application fees, the city will collect the filing fee charged by Titus County to file and record the plat.
||City Plat Fee
||County Filing Fee
Plats Requiring Public Hearings
A replat of all or part of a subdivision without vacating the plat requires a public hearing. These plats are subject to petitions of opposition and require the city to notify property owners when the following conditions occur:
- If any of the property in the replat was zoned within the last five years for residential use either single family or two family; or
- Deed restrictions or covenants limit any lot in the preceding plat for residential uses of two units per lot or less.
In these cases, a notice of the proposed replat is published in the local newspaper at least 15 days before the public hearing. Personal notice is given 15 days before the hearing to the owners of lots within the original subdivision that are within 200 feet of the area to replatted.