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Land Development Process
This guide outlines the steps necessary to entitle land for development in Bismarck. If you have a property in mind but are unsure of the next step, check the readiness for development of any parcel of land in Bismarck jurisdiction. If you are starting a business and exploring options for your new site, start with the guide for new businesses. This page assumes some familiarity for common planning terms.
Use the table below to determine the project type(s) you may need and follow link to learn more about the process and apply. In many cases, it’s possible to undergo multiple projects simultaneously, such as a subdivision, zoning map amendment, and annexation. You may apply for these projects together.
Estimates of minimum timelines are provided by project type. For projects requiring a hearing, upcoming Application Deadlines (pdf) are available for the calendar year. Boards meet monthly, except City Commission meets twice a month. Administrative projects are processed upon completed submittal. A Planning Fee Schedule (pdf) is available to determine required application fees by project type. Some fees are calculated based on size of project area.
Always consult the city ordinances, state law, and comprehensive plan as the final authority in all standards and procedures.
| Project Type | Description | Review Boards* | Minimum Timeline |
|---|---|---|---|
Annexation (Link) | Incorporate land into the City of Bismarck’s corporate limits. | PZ / CC | 45 days |
Major Subdivision (Link) | Divide land for development or transfer. Major required if land has not previously been platted and new right-of-way or easements are dedicated. | PZ / CC | 120 days |
Minor Subdivision (Link) | Divide land for development or transfer. Minor applies for replatted land with no new rights-of-way or easements. | PZ / CC | 45 days |
Zoning Map Amendment (Link) | Change allowed uses and dimensional standards for land development. Includes PUDs and conditional zoning districts. | PZ / CC | 120 days |
PUD Amendment (Link) | Amend an existing Planned Unit Development (PUD) zoning district. | PZ | 65 days |
Plan Amendment (Link) | Modify Future Land Use Plan or Major Street Plan or element of Comprehensive Plan. | PZ / CC | 90 days |
Special Use Permit (Link) | Request specific conditional land-uses, as defined by zoning district. | PZ | 45 days |
Rural Residential Lot Split (Link) | Divide Rural Residential Lots, into up to three lots. | PZ | 45 days |
Lot Modification (Link) | Divide land into two or fewer lots, combine lots, or move property boundaries. | A | 7 days |
Plat Modification (Link) | Modify an existing plat by vacating a right-of-way, releasing an easement, changing a street name, releasing non-access lines, or removing any other note on a plat. | CC | 30 days or 60 days (ROW) |
Variance (Link) | Relief from zoning requirements in case of extraordinary hardship. | BOA | 30 days |
| Adjustment (Link) | Adjustments to certain zoning ordinance requirements specifically delegated to staff | A | 15 days |
| Appeal (Link) | Appeal of decision of staff or advisory board to higher authority | CC | 30 days |
Downtown Design Review (Link) | New construction, exterior alteration of building, or streetscape improvement in downtown zoning districts. | RZA | 30 days |
Renaissance Zone (Link) | Request a Renaissance Zone tax exemption for qualified capital improvements to property. | RZA | 60 days |
Site Plan (Link) | Pre-construction site and landscaping plans submitted for review prior to construction. | A | 30 days |
Review Boards Key: CC= City Commission, PZ = Planning and Zoning Commission, BOA = Board of Adjustment, A = Administrative (staff only), RZA = Renaissance Zone Authority