Thinking about splitting a lot or launching a small project in Memphis? The process can feel technical, but with a clear plan you can move from idea to recorded plat without surprises. You want to know what the Unified Development Code (UDC) requires, who reviews your plans, how long it takes, and where to start. This guide walks you through the essentials so you can budget time, prepare the right documents, and avoid common delays. Let’s dive in.
UDC touchpoints to know
Minor plat (lot split)
A minor plat is the most common path for simple lot splits. Staff can approve these administratively when your proposed lots meet UDC subdivision standards for minimum lot size and width, frontage on a public right of way, access, and utility easements. If there are no street dedications or right of way issues, you can usually avoid a Planning Commission hearing.
Typical checks include lot dimensions, access and driveway standards, utility easements, and any floodplain or stormwater controls.
Variances
A variance is relief from a specific numeric standard such as setbacks, lot width, frontage, parking, or lot coverage. Variances require a hearing before a quasi‑judicial board like the Board of Adjustment. The board applies required findings, such as whether a hardship is unique to the property and not self‑created. A variance does not change zoning. It provides an exception when full compliance is impractical.
Special use permits
Some uses are listed in the UDC as special uses in certain districts. These require a public hearing, notice to nearby owners, and a decision by a land‑use board or legislative body, often with conditions. Reviews focus on compatibility, traffic, buffering, hours of operation, and needed site improvements.
Minor site plan review
Many small construction projects need an administrative site plan review for parking, access, landscaping, drainage, and stormwater. Some are handled by staff, while others require a more formal approval depending on scope and location.
Overlay and other standards
Your site may trigger additional rules if it is in a FEMA floodplain, historic district or other overlay. Tree protection, landscaping, access management and curb cut rules, and off‑street parking standards can also apply.
Who reviews and in what order
Pre‑submittal
- Hire a local surveyor or engineer.
- Order a certified boundary survey and a proposed plat.
- Check zoning and overlay status, utilities, and floodplain.
- Consider a pre‑application meeting with the Office of Planning & Development (OPD). It is often a time‑saver.
Submit on Develop901
On the portal, select the correct application type: Minor Plat or Minor Subdivision for a lot split, and add Variance or Special Use if needed. Attach your survey, legal description, owner authorization, any title documents, site plan or stormwater exhibits, photos, and pay the fee.
Completeness check
OPD staff will verify that required attachments and fees are included. Incomplete applications are returned for correction.
Parallel technical reviews
- Planning and zoning confirm compliance or flag the need for a variance or special use.
- Engineering, Public Works, and Stormwater review drainage, grading, right of way dedications, and offsite improvements.
- Utilities, including Memphis Light, Gas & Water (MLGW), confirm water and sewer availability and connection requirements.
- Fire Marshal checks access, hydrants, and fire lanes.
- Health Department reviews septic or private wastewater where applicable.
Decisions and hearings
- Administrative approval: Staff can approve compliant minor plats once all comments are resolved.
- Board hearing: Variances and special uses require public notice and a hearing before the appropriate board or commission. Conditions may be attached.
After approval
- Plat signing and recording: Obtain signatures from required officials, then record the plat with the Shelby County Register of Deeds. Some approvals require specific mylar or digital formats.
- Permits and utilities: Apply for building permits if construction follows. Coordinate tap permits, impact fees, and inspections with the relevant departments and MLGW.
What to submit
Minor plat package
- Certified boundary and subdivision survey showing existing and proposed lot lines, bearings and distances, lot areas, and dimensions.
- Metes and bounds legal descriptions for new lots.
- Existing structures, driveways, fences, wells, and septic systems shown if present.
- Utility and drainage easements, right of way, and encumbrances labeled.
- Floodplain map inset or note if near a FEMA floodplain.
- Owner’s affidavit or authorization if you are an agent.
- Title commitment or deed if requested to confirm ownership and encumbrances.
- Signature and certification blocks for the County or City Engineer, Planning Department, and surveyor.
Variances and special uses
- A narrative explaining the request, why standards cannot be met, and how the required findings are satisfied.
- A site plan or sketch with dimensions, setbacks, access, parking, landscaping, and context.
- Photos and a neighborhood context map.
- Public notice materials and proof of mailing when required.
Common holds and denials
- Missing or incomplete survey data or legal descriptions.
- Lots that fail minimum width or area, or lack required frontage on a public right of way.
- Unresolved stormwater or drainage impacts.
- Required dedications or frontage improvements not addressed.
- Utility infeasibility, such as sewer not accessible or main extension required.
- Easements or encumbrances that remove the buildable area.
- Nonconformities created without a justified variance request.
- Missed or incorrect public notice steps for hearings.
Timelines and fees
Administrative minor plat
- Typical timeline: 2 to 8 weeks from submittal to staff approval when the application is complete and there are no right of way or complex engineering issues.
Minor plat with corrections or right of way
- Typical timeline: 6 to 12 weeks to resolve technical comments and complete additional reviews.
Variance applications
- Typical timeline: 8 to 16 weeks from submittal to board decision. This includes intake, staff report, public notice, and a scheduled hearing. Appeals can add time.
Special use permits
- Typical timeline: 8 to 16 weeks or longer, especially if community meetings or multiple hearings are needed.
Recording and permitting
- Recording: Once signatures are collected, recording at the Register of Deeds usually takes from a few days to a few weeks, depending on schedules and any tax or fee clearances.
- Building permits: After the plat is recorded and any site plan approvals are in place, permit processing time varies based on project scope and office workload.
Fees
Application fees for minor plats, variances, and special uses change periodically. Water and sewer tap fees, impact fees, building permit fees, and inspection fees are separate and depend on scope. Check current schedules with OPD and Develop901 before you submit.
How to start on Develop901
Create your account
Develop901 is the online portal for development and permitting in Memphis and Shelby County. Register, then review the application categories for Minor Plat or Minor Subdivision, Variance, Special Use, Site Plan, and Building Permits.
Recommended workflow
- Preliminary checks
- Confirm zoning and any overlay or historic district status. Check for floodplain.
- Contact MLGW to confirm utility service availability.
- Order a current survey from a licensed surveyor familiar with local submittals.
- Schedule a pre‑application meeting with OPD if you have uncertainties.
- Prepare your application
- Assemble the plat, narratives, signatures, title documents, and any septic or stormwater information.
- Submit on Develop901
- Select the right application types, upload all required documents, and pay the fee.
- Manage reviews
- Monitor comments on the portal. Coordinate with your surveyor or engineer to provide consolidated revisions.
- If a hearing is required
- Prepare the narrative and exhibits. Complete public notice. Attend the hearing.
- After approval
- Secure signatures, then record the plat with the Register of Deeds. Pay any recording and tap fees.
- Permitting and construction
- Apply for building permits and schedule inspections when site conditions match approvals.
Practical tips
- Do a pre‑application meeting. It often surfaces deal‑breakers early and saves weeks.
- Hire local pros. A surveyor and civil engineer who know OPD and the portal expectations can reduce review cycles.
- Check title up front. Easements or encumbrances can block a proposed lot layout.
- Coordinate early with utilities and stormwater. Utility constraints and drainage are frequent causes of delay.
- Plan for public notice. If you need a variance or special use, build the hearing timeline into your schedule.
- Keep a clean record. Track comments and submit complete, consolidated revisions rather than piecemeal updates.
When to bring in a guide
If you are buying or selling land, planning a lot split behind an existing home, or weighing a small infill project, you do not have to navigate the UDC alone. A local, development‑savvy agent can help you pressure‑test feasibility, assemble the right team, and sequence the submittals so you protect time and budget. If you want a second set of eyes on zoning fit, lot design, or the approvals path, we are here to help.
Ready to move from questions to a clear plan? Connect with a trusted local partner who understands both the market and the Memphis approval process. Unknown Company can help you map the path, align the right professionals, and keep your project moving. Let’s Connect.
FAQs
When can a Memphis lot split be approved administratively?
- When the proposed lots meet all UDC subdivision standards for size, width, frontage, access, and easements, and no street dedications or nonstandard improvements are required.
When do I need a variance for a lot split or small project?
- When your plan cannot meet numeric UDC standards such as setbacks, lot width, minimum area, frontage, parking, or lot coverage and you need relief to create legal, buildable lots.
How long do variances and special uses take in Shelby County?
- Expect about 8 to 16 weeks from submittal to a board decision, depending on the hearing calendar, notice periods, and complexity.
Can I pull building permits while my plat is pending?
- Typically no. Building permits usually require an approved and often recorded plat or an approved site plan to ensure a legal lot configuration.
Who records my plat after approval in Memphis?
- After final signatures, you or your agent record the plat with the Shelby County Register of Deeds. New parcel boundaries become official for permits and taxes after recording.
Will neighbors be notified about my request?
- For variances and special use permits, yes. Public notice to nearby owners is required before hearings. Administrative minor plats generally do not require mailed notice.
