What Is a Subdivision Application in Florida?

Before new roads, homes, or commercial parcels can be built, developers must submit a Subdivision Application — a formal request to divide land into separate lots or tracts.

In Florida, this process ensures that land division complies with county ordinances, zoning codes, and engineering standards for utilities, drainage, and access.

Subdivision applications are often the first step toward site plan approval, serving as the foundation for future permitting and construction.

Purpose of a Subdivision Application

A subdivision application helps local governments evaluate whether a proposed land division is:

• Consistent with zoning and comprehensive plan policies.

• Supported by adequate infrastructure (roads, drainage, water, sewer).

• Safe and accessible for public use and emergency services.

Without an approved subdivision plan, no development or building permits can be issued on newly created parcels.

For related early-stage planning, see:
Navigating Florida’s Future Land Use Map (FLUM).

Types of Subdivision Applications

Subdivision Type	Description	Typical Review Level
Minor Subdivision	Division of land into 4 or fewer lots, usually along existing roads.	Administrative review by Planning and Engineering staff.
Major Subdivision	Creates 5 or more lots and often involves new infrastructure.	Formal review by the Planning Commission or Development Review Committee (DRC).
Replat or Lot Split	Reconfigures existing lots without adding new roads.	Expedited review if infrastructure is already in place.
Planned Unit Development (PUD)	Combines subdivision and zoning into one coordinated plan.	Public hearings and multi-agency review.

What’s Included in a Subdivision Application

A complete subdivision application package typically includes:

• Survey and legal description of the property.

• Preliminary plat showing lot lines, easements, and right-of-way.

• Engineering plans for roads, grading, and stormwater systems.

• Utility layout for water, wastewater, and reuse lines.

• Drainage report with compliance to local stormwater design criteria.

• Title report confirming ownership and easement status.

To understand how DRCs review these documents, see:
Preparing for a Development Review Committee (DRC) Meeting.

The Subdivision Review Process

Each county has its own process, but it generally follows these stages:

1. Pre-Application Meeting: Discuss project scope and subdivision type with staff.

2. Preliminary Plat Review: DRC and public works evaluate drainage, traffic, and utilities.

3. Revisions and Resubmittal: Address all agency comments.

4. Public Hearing (for major subdivisions): Planning Commission approval required.

5. Final Plat Submission: Signed and recorded before construction permits are issued.

Engineers play a key role at every step — preparing plats, coordinating utilities, and ensuring compliance with stormwater and roadway design standards.

Common Challenges During Review

Subdivision applications often face delays due to:

• Incomplete plats or missing survey data.

• Drainage design issues or incorrect stormwater modeling.

• Inconsistent legal descriptions or easement documentation.

• Coordination conflicts between city and county agencies.

A qualified civil engineer ensures each submittal meets local codes, Florida Statutes (Chapter 177 – Land Boundaries), and FDOT access standards.

For similar permitting coordination, see:
How to Appeal a Permit Denial in Florida.

Conclusion

Subdivision applications are at the heart of Florida’s land development process.
By working closely with planning departments, surveyors, and engineers, developers can streamline approvals and ensure long-term compliance with local infrastructure requirements.

At RSP Engineers, our team prepares subdivision plats, utility layouts, and drainage designs that meet every county’s criteria — helping projects move from concept to construction efficiently.

FAQs

• Who approves subdivision applications in Florida?

  Local governments — typically through the Planning Department or Development Review Committee.

• How long does subdivision approval take?

  Minor subdivisions can take 30–60 days; major subdivisions may require several months.

• Do I need a survey for a subdivision application?

  Yes, a current boundary and topographic survey is required for accurate plat preparation.

• Can I combine lots through a subdivision?

  Yes, this is handled through a replat or lot combination process.

Partnering With Florida Developers for Subdivision Design

At RSP Engineers, we help developers through every subdivision stage — from due diligence and platting to stormwater design and permitting.
Our experience across multiple Florida counties ensures compliance with all planning and engineering requirements.