Preliminary Plan (PPS)

The first official step in the subdivision process consists of reviewing a Preliminary Plan of Subdivision. A Preliminary Plan ensures that adequate public facilities are available, or will be available in the future, to serve a proposed development. Determination of adequacy is made for park facilities, environmental impacts, transportation facilities (vehicular, pedestrian, and bicycle), fire and rescue facilities, police facilities, public water, and sewer facilities. The subdivision analysis also includes evaluation of the design criteria set forth in the Subdivision Regulations, Zoning Ordinance, and applicable master plans. The Planning Board or Planning Director determines adequacy based on an analysis of information generated by staff, submitted by the applicant, and/or submitted by the agencies responsible for building required facilities or supplying the necessary services.

Alta AerialPre-Application Conference: Required for major subdivisions and optional for minor subdivisions under new Subdivision Regulations. Optional under old Subdivision Regulations.

Pre-Application Neighborhood Meeting: Required for major subdivisions and optional for minor subdivisions under new Subdivision Regulations. Optional under old Subdivision Regulations. 

Subdivision and Development Review Committee (SDRC): Preliminary Plans are reviewed at an SDRC meeting within 14 days of acceptance under the new Subdivision Regulations  and within 4 weeks of acceptance under the prior Subdivision Regulations.

Decision-Making Body: Major Preliminary Plans are decided by the Planning Board. Minor Preliminary Plans are decided by the Planning Director or Planning Board.

Fees
Residential Fees:
1–9 lots or Dwelling Units (DUs)
$1,000
10–49 lots or DUs
$1,000 plus $25 per lot and parcel or DU
50 or more lots or DUs
$2,000 plus $25 per lot and parcel or DU
Nonresidential Fees:
1 acre or less
$1,000
1–4 acres
$2,500
More than 4 acres
$2,500 plus $75 per acre
More than 100 acres
$2,500 plus $75 per acre up to 100 acres, plus $50 per each additional acre
Mixed-Use Fees (including a residential component):$2,500 plus $125 per acre up to 100 acres, plus $50 per each additional acre
Validity Extensions Request Fees:$250

Public Notice Requirement

Major Subdivisions - Sign postings at the subject site and mailings are required 30 days prior to the hearing, to:

  • Address included on the application
  • Parties of record
  • Registered civic associations
  • Owners of land adjoining, across the street from, on the same block as, or in the general vicinity of the subject site
  • Every municipality located within one mile of the subject site

Minor Subdivisions - Signposting at the subject site is required 10 days prior to the date of the Planning Director's decision. (If Planning Director's decision is appealed to Planning Board, mailings are required 30 days prior to the hearing to parties of record; owners of land adjoining, across the street from, on the same block as, or within 500 feet of the land subject to the application; and every municipality located within one mile of the subject site.)

Estimated Review Time: 70-140 days


Application Instructions

The new Zoning Ordinance and Subdivision Regulations go into effect on April 1, 2022. For a period of two years (until March 31, 2024), Applicants have the option to submit under the requirements of either the new or prior Ordinance. [Note: Review under the prior Ordinance requires a Pre-Application Conference and Statement of Justification to explain why the applicant has not chosen to develop under the provisions of the new Ordinance.

Any application accepted prior to the effective date of the new Ordinance (April 1, 2022) will be reviewed and decided in accordance with the provisions of the prior Ordinance.

Find application materials below separated per the applicable Ordinance.

  1. After April 1, 2022
  2. Prior to April 1, 2022

NEW ORDINANCE MATERIALS

Fill out this application form and email the PDF along with required submission materials to DRDApplications@ppd.mncppc.org.

Important Documents

Application Forms and Filing Instructions

Fee Information

Environmental Documents

Transportation Documents

Parks and Recreation Documents

Public Notice Requirements

Relevant Development Review Bulletins