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Platting

Under Florida law, platting is simply the subdivision of property as recorded in the official records. In Broward County, platting is also used to evaluate the impacts of a proposed development on regional facilities and services. Broward County's Land Use Plan provides general rules for when platting is required, however, municipalities can have stricter standards. If your project is located within a municipality, please contact them to determine if platting is required.

​​​Delegation Requests

​Certain projects require a delegation request to appear before the County Commission.​​

Platting Review Process

If platting is required, you must first apply with the municipality and then with us. Both reviews occur at the same time. Your application cannot be scheduled for a hearing by the County Commission until the municipality has approved the plat.

Development and Environmental Review Application (PDF portfolio)

The County’s review includes:

  • Identifying conditions needed for the proposed plat to comply with Broward County’s Land Development Code

  • Identifying corrections to the plat drawing needed to comply with Florida law

  • Providing advisory comments on issues needing addressed after the platting process

Plat applications are reviewed by 23 review agencies​ to ensure compliance with all requirements. Subject areas include:

  • Transportation impacts

  • Water and wastewater services

  • Safe and adequate access

  • Dedication of right-of-ways for major roadways

  • Park and school impacts

  • Impacts on wetlands and designated environmental areas

  • Land Use Plan consistency

For unincorporated area plats, the review also includes issues like fire protection and zoning.​

Platting Review Timeframe

Once you submit your plat applicati​on​, the development review process begins. It can take between 3-18 months for a plat application to be approved by the County Commission. Major factors include municipal approval time and compliance with the Land Development Code. The initial review period is approximately 2 months.

Development Review Report

Once the initial application review period ends, we compile all agency comments into a Development Review Report. This report includes:

  • All conditions necessary for the proposed plat to comply with the Land Development Code

  • A listing of corrections needed to the plat drawing to comply with Florida law

  • Advisory comments on issues needing addressed after the platting process

  • Staff recommendation to approve, defer or deny and justification

Letter of Objections/No Objections

You have 5 months to respond to the Development Review Report and file either a “letter of objections” or a “letter of no objections.” If you do not file within 5 months, your application is considered withdrawn.

A “letter of objections” must state the sections of the report you disagree with and why. We will forward your letter to the appropriate review agencies and provide a written response to you or your agent within 17 working days.

A “letter of no objections” may be combined into a single letter with a “written authorization to proceed” as long as it is filed within 5 months of the report being issued.

Written Authorization to Proceed

Section 5­181(i) of the Land Development Code requires a “written authorization to proceed” to be filed within 10 months of the Development Review Report being issued. This schedules your application for review at the next available County Commission plat meeting. It must include a receipt from the Highway Construction and Engineering Division as proof the municipality has approved the plat mylar and was accepted by the Division.

If there are any objections to the report, they must be stated in the “written authorization to proceed.” If you have any new objections not previously raised in the “letter of objections,” staff may recommend deferral at the meeting. If any new objections are raised after filing, staff will recommend deferral at the meeting.

A valid Trafficways approval is required for a plat to be recommended for approval to the County Commission. Trafficways approval is valid for 10 months. You may request, in writing, a 2­month extension if not previously granted. You request must be received before the Trafficways expiration date.​

County Commission Meeting

Once we receive your “written authorization to proceed,” we will schedule the plat for the next available County Commission plat meeting (typically 3 weeks from the filing deadline).

A copy of the final Development Review Report, forwarded to the County Commission, will be available for your review before the meeting. A blank affidavit will be attached to the report. If you sign the affidavit, agreeing with staff recommendations, the request will remain on the County Commission’s consent agenda. If not signed, the request will be automatically deferred for at least 2 weeks and rescheduled for discussion at a later meeting.

Approval and Recording

The County Commission takes final action on plat applications. If the plat is approved, you have 18 months to record the plat in the public records. In those 18 months:

  • Corrections to the plat drawing must be made

  • All signatures must be received

  • All conditions of plat approval must be either completed or secured through agreement (and a form of security) acceptable to the County Attorney.

Highway Construction and Engineering Division’s Plat Section​ coordinates recording. Except in unusual cases, granted by petitioning the County Commission, no building permits within a plat may be issued until the plat is recorded.

Each plat is approved with a restrictive note limiting the type and amount of development that may be constructed within it. You may return to the County Commission after plat approval, and after recording the plat, to amend the restrictive note. The County Commission will review the application for any additional impacts of the proposed change. You may also return to change other conditions of plat approval.

Findings of Adequacy

Approved plats and amendments to plats that change or intensify the permitted levels of development are subject to the expiration of the findings of adequacy made by the County Commission at the time of approval. These findings, regarding the adequacy of services and facilities expire 5 years from the date of approval if either of the following occurs:

  • No building permit for a principal building (excluding dry models, sales and construction offices) and first inspection approval has been issued.

  • Construction of project water lines, sewer lines, drainage and the rock base for internal roads have not been substantially completed.

Proof that one of these requirements has been meet, from the appropriate governmental office, must be provided to the County by the property owner(s).

If the findings of adequacy expire, no additional building permits can be issued until the County Commission finds the application satisfies the adequacy requirements in the Land Development Code.

Application and Review Process

If the findings of adequacy expire, you must file an application​ for new findings of adequacy. The application and review process are similar to the plat process with 3 exceptions:

  • A letter from the municipality stating agreement with your request for a new findings of adequacy is required.

  • You must record an agreement in the public records amending the note on the face of the plat, extending the findings of adequacy for an additional 5 years.

  • You have 12 months from the date of approval by the County Commission to record an agreement.

Similar to plat approval, at the end of the 37 working day review process, we issue a new Development Review Report, which updates all the conditions necessary for your application to comply with the Land Development Code plus advisory comments on any issues needing addressed before receiving a certificate of occupancy. The report will also include staff recommendation to approve, defer or deny and justification.

After the report is issued, you have 5 months to submit a “written authorization to proceed.” Any objections must be stated in the “written authorization to proceed.” If any new objections are raised after submitting your letter to proceed, we will recommend deferral of your application at the County Commission meeting. If the “written authorization to proceed” is not received within 5 months, your application is considered withdrawn.​

County Commission Meeting

Once we receive your written authorization, we will schedule your application for the next available County Commission plat meeting – typically 3 weeks from the filing deadline​​.

A copy of the final Development Review Report, forwarded to the County Commission, will be available for your review before the meeting. A blank affidavit will be attached to the report. If you sign the affidavit, agreeing with staff recommendations, the request will remain on the County Commission’s consent agenda. If not signed, the request will be automatically deferred for at least 2 weeks and rescheduled for discussion at a later meeting.

Approval and Recording

The County Commission takes final action on your application. If approved, you have 12 months to record an agreement authorizing the new findings of adequacy with a new 5 year period to pull permits.

During this time, all conditions of approval must be completed or secured through agreements (and a form of security) acceptable to the County Attorney. We coordinate the recording process. No building permits for the development affected by the new findings of adequacy may be issued until the agreement is recorded.

Each application is approved with a restrictive note limiting the type and amount of development that may occur. You may return to the County Commission to request changes to the note, after approval or recording the agreement amending the restrictive note. The County Commission will review your application for any additional impacts by the proposed change. You may also return to the County Commission after approval or recording to change other conditions of approval.​​