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SUBDIVISION REVIEW PROCESS
SUBDIVISION REVIEW PROCESS
A subdivision means a division of any tract of land situated within the corporate limits of the city or within the extra territorial jurisdiction, into one or more parts for the purpose of laying out suburban lots or building lots, or any lots and streets, alleys or parts or other portions intended for public use or the use of purchasers or owners of lots fronting thereon or adjacent thereto.
Subdivision Development Guide Chapter 109 - Ordinance Amendment
MINOR PLAT
MINOR PLAT
A minor plat is any proposed subdivision containing not more than four lots fronting on an existing street, not involving any new street or road, or the extension of municipal facilities and not in conflict with any provision or portion of the comprehensive plan, zoning code, or these regulations.
MAJOR SUBDIVISION
MAJOR SUBDIVISION
A major subdivisions includes subdivisions of more than four lots, or any number of lots and size subdivision requiring any new street, drainage, extension of utilities or the creation of any other public improvements.
VARIANCES
VARIANCES
The Planning and Zoning Commission may recommend to the City Commission a variance from the subdivision ordinance when, in the commission's opinion, undue hardship will result from requiring strict compliance. All variances must be requested prior to going before the Planning and Zoning Commission for preliminary and final plat approval. Variances from requirements for paving, curb, and gutter, fire hydrants, or construction within the floodway will NOT be considered. All variance requests go before the City Commission for a final approval. A simple majority vote is needed to ratify or overturn the recommendation from the Planning and Zoning Commission. Variances for water and wastewater items require HWWS approval.
MANDATORY PRELIMINARY
MANDATORY PRELIMINARY
CONFERENCE
CONFERENCE
Early in the subdivision process before the submittal of the preliminary plans a mandatory preliminary conference must be held with the Harlingen Development Committee. The goal of the preliminary conference is to aid the developer and the project engineer by explaining the subdivision process, discussing the conceptual design for the proposed subdivision, providing a plat processing checklist, providing guidance on City standards, explaining the required reports and studies to be performed in connection with the engineering letter report, identifying additional stakeholders (for example, TXDOT, HID, CCDD No.3 and No.5, TCEQ, among others), and communicating preliminary estimated costs including HWWS impact fees and possible development fees (required escrows for streets, sidewalks and drainage.).
Goals:
Explaining the subdivision process
Discussing the conceptual design for the subdivision
Providing plat processing checklist (Checklist is provided with the Subdivision application)
Determining the requirements for the construction documents
Providing guidance on City standards, the identification of required reports and studies to be performed in Con-nection with the engineering letter report
Identifying additional stakeholders (HWWS, TxDOT, HID, CCDD No. 3 and No. 5, TCEQ Regulations )
Identifying proper zoning and land use and communi-cating preliminary estimated costs including impact and development fees.
PRELIMINARY SUBDIVISION PLAT SUBMITTAL
PRELIMINARY SUBDIVISION PLAT SUBMITTAL
You will be required to submit the items listed below to the Planning and Development Department for review.
4-Hard copies of the plat, street, drainage, existing and proposed utility layout, and streetlight layout folded. (Do not place Utilities on Plat)
1– Letter of authorization from the property owner.
1-Copy of the signed application. Subdivision Application
1-Copy of the warranty deed.
1- Attorney opinion or title commitment.
1-Copy of the draft drainage report.
1-Service availability letter. (for subdivisions not in the HWWS CCN)
1-Copy of the packet in PDF.
HELPFUL TIPS TO BE PLACED ON THE NEXT P&Z AGENDA
HELPFUL TIPS TO BE PLACED ON THE NEXT P&Z AGENDA
Schedule the Preliminary Conference with the Planning and Development Department before submitting the preliminary plans/utility layout and the draft drainage report.
Provide a site plan ( for commercial, multifamily or industrial development only)
Please keep in mind that the Planning and Development Department will NOT accept subdivision construction plans until after preliminary and final plat approval by P&Z.
Must comply with plat process checklist to be placed on the P&Z agenda.
Be advised that the 30-Day time period to process the plat will not start until staff requests the required application fee which will be requested by the city planner processing the subdivision after successfully completing the checklist.
SUBDIVISION CONSTRUCTION SUBMITTAL
SUBDIVISION CONSTRUCTION SUBMITTAL
Before preliminary and final plat approval by the planning and zoning commission, you will be required to submit the items listed below to the Planning and Development Department for review.
4- Hard copies of Construction Documents.
1- Digital copy of the Construction Documents.
2- Copies of the NOI or SWPPP depending on the acreage.
HWWS: Payment of all impact, inspection, and connection fees required prior to the Mandatory Pre-Construction Meeting.
HELPFUL TIPS TO SCHEDULE A PRE-CONSTRUCTION CONFERENCE
HELPFUL TIPS TO SCHEDULE A PRE-CONSTRUCTION CONFERENCE
Provide a site plan ( for commercial, multifamily or industrial development only).
The following information must be submitted to Planning and Development (P&D) prior to scheduling the pre-construction meeting:
i. 5-hard copies and 1-digital copy of the signed and sealed construction plans as approved by the City and HWWS. Plans must be signed by all appropriate entities.
ii. 2-hard copies and 1-digital copy of the signed and sealed project manual.
Please allow 3 business days for routing and processing of the documents, after which the developer’s team may request a pre-construction meeting via email.
i. The email should be addressed to the City Engineer and the HWWS System Engineer.
ii. Please include the subdivision name and the phrase “Pre- Construction Meeting Request” in the email subject line.
iii. Please suggest 3 separate dates & times for the meeting.
The City Engineer and HWWS System Engineer will confirm the meeting time, coordinate a venue, and provide the developer’s team a copy of the agenda template. The agenda template must be filled out and a final copy must be submitted to both the City and HWWS prior to the pre-construction meeting.
Helpful Tips to Have a Smooth Infrastructure Construction Process
Helpful Tips to Have a Smooth Infrastructure Construction Process
Call in Utility Locates and verify locations of existing utilities before breaking ground (811, pot holing, etc.).
Have a full-time super intendent or similarly qualified person overseeing construction throughout the duration of the project.
Review pay applications with project representatives ahead of submitting for faster, smoother, acceptance.
Provide detailed red lines with every pay application for smoother acceptance of as-builts and pay apps.
Maintain a good relationship with the general public and resolve conflicts peacefully.
Maintain good housekeeping in all impacted areas.
Maintain good communication with the city and other project representatives.
Never hesitate to ask questions when discovering something in the field or if sections of the construction plans are not clear.
Take detailed pre-construction pictures and videos and maintain a healthy log of construction photos both during construction and at closeout.
Always keep a hard copy of plans, permits, and other important documents on site for quick reference.
Maintain detailed record drawings throughout the job for smoother As-built submittals at closeout.
ACCEPTANCE OF INFRASTRUCTURE IMPROVEMENTS
ACCEPTANCE OF INFRASTRUCTURE IMPROVEMENTS
A Combined "punch-list"
2-Hard copies of As-builts (24"x36")
2-Copies of documents in PDF and Auto Cad
2-sets of redline drawings
Pending fees for Streets/Sidewalks/Drainage (required escrows)
1- copy of 1 -year warranty letter (staff my request more than one year)
1-Tax Certificates
1- Copy of the Sidewalk Estimate.
1- Engineers Certificate of Completion
1-Contractor's Affidavit of status of Liens
1- Contractor's final lien release
1- Contractor's or Developer's warranty bond
1-Bill of sale with list and value of transferred assets
1-Copy of contractor payment for any failed geotech tests.
PLAT RECORDING PACKAGE
PLAT RECORDING PACKAGE
1-Recording fees
1-Signed Mylar
1-Tax Certificates
HELPFUL TIPS TO GETTING YOUR PLAT RECORDED AT THE CAMERON COUNTY COURTHOUSE
HELPFUL TIPS TO GETTING YOUR PLAT RECORDED AT THE CAMERON COUNTY COURTHOUSE
On October 1st you will need to provide the city with new tax certificates if your plat has not been recorded yet.
Pending fees for street/sidewalks/drainage (required escrow) must be paid.
HWWS: Provide surety for water & sewer improvements if the plat is to be signed before completion of construction.
Submit the required recording fee.
CONTACT
CONTACT
INFORMATION
INFORMATION
Planning and Development
Engineering
Fire Department
Harlingen WaterWorks System
PHONE NUMBER
PHONE NUMBER
(956) 216-5101
(956) 216-5283
(956) 216-5790
(956) 430-6100
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