Platting Process Forms
Platting 101 - Houston
Garbage Collection Plan
Shared Driveway Projects
2024 Planning Commission Meeting Dates
Drainage Plan Ordinance
Amending Plat
Narrow Lot Housing Reccomendations
Land Development Regulatory FAQs
What is a plat?
A plat is a map document based on a survey that shows land subdivision, land classification, or a change in property boundaries and is required before building permitting. A plat’s name provides a legal description for the land, such as “Lot 29, Block 19, Happy Trails” subdivision. See Chapter 42 ordinance.
How do I obtain a plat?
A plat, or replat, is filed at Harris County Records Office after approval and after recordation by the landowner. You may request a copy from Harris County via email CCO.CCInfo@hctx.net or by phone 713-274-6390.
How do I look up a plat application?
You can view plat applications using the City’s Geographic Information System (GIS) research app tools, Houston Map Viewer or Houston Plat Tracker Plats, by entering an address or zooming in to the location.
How are plats prepared and how do I submit one?
Professional consultants are hired by property owners to advise them and create plat maps to prepare land for development and building, if the land is not properly platted. A plat must be signed by a licensed surveyor and/or a civil engineer. Consultants submit applications on the Plat Tracker online portal for consideration by the Planning Commission, which operates on a two-week cycle.
When does the Planning Commission meet and how can I get information about the agenda?
The Commission meets biweekly on Thursdays at 2:30 p.m. See Planning Commission and Plat Tracker webpage for the posted agenda and in-person and virtual meeting options. The posted agenda serves as public notification of the items being considered by the Planning Commission, in addition to notification letters and signs that are required only for certain types of plat applications.
What considerations are made at a Planning Commission meeting?
The appointed Planning Commission is the body that approves, defers, or disapproves an application. If the plat meets all the rules under Chapter 42, the Commission shall approve the plat. Conditions related to a specific variance request may be imposed. A deferred application will be considered at the next Commission meeting. Issues such as water, sewer and drainage, flood mitigation, traffic flow, and types of buildings, do not fall under the purview of the Planning Department, and therefore, are not handled by the Planning Commission.
What are the types of plat classifications?
See Chapter 42- 23 for classes of plats. To prepare for building development in Houston, land is usually subdivided and classified into residential lots; or reserves for other purposes, such as commercial or any other unrestricted purpose.
What else is considered in preparing a plat?
Consultants can advise the property owner on considerations such as the project’s feasibility, conceptual plans, market conditions, application specifics, timing, costs, fees; and Chapter 42 plat factors, such as street circulation and block lengths, building lines and easements, plat drawing details, and more.
What is a variance and what types are available?
A variance is a Commission-approved deviation to a proposed land development, according to Chapter 42 standards. If there is a hardship or unusual physical characteristics, a consultant may help landowners seek a subdivision or development plat variance according to the Ch. 42 provisions. Variances are the exception rather than the rule. See variance guidelines for more details.
What is the difference between a short plat and a final plat?
The main differences between a short plat and a final plat lie in their purposes, complexity of the process, requirements, and impacts on land development. Short plats are generally used for small-scale divisions, while final plats are for larger subdivisions that require comprehensive planning and infrastructure development.
What is replatting?
Replatting is the process of amending an existing plat (a map of a land subdivision) to create new lot configurations or adjust the boundaries of existing lots.
Why would I need to replat my land?
Property owners may seek to replat their land to accommodate changes in land use, adjust lot sizes, or correct errors in the existing plat.
How do I start the replatting process?
The process typically begins with a consultation with the local planning and development department. Subsequently, an application is submitted, including a survey of the property and proposed replat map.
What documents are required for a replat application?
Commonly required documents include a survey of the property, a proposed replat map, legal descriptions, and any other documentation specified by local regulations.
What is the role of the local planning department in the replatting process?
The local planning department reviews the replat application to ensure compliance with zoning regulations, infrastructure requirements, and other applicable rules.
Are public notifications or hearings required for replatting?
Depending on the nature of the replat, public notifications or hearings may be required to inform adjacent property owners or the community about the proposed changes.
How long does the replatting process take?
The timeline can vary, but the process typically involves several weeks to months, depending on factors such as the complexity of the replat and local government procedures.
What is the difference between replatting and subdividing land?
Replatting involves making changes to an existing subdivision, while subdividing is the initial process of dividing a larger parcel of land into smaller lots.
Do I need to install new infrastructure as part of the replatting process?
The city may require the installation of infrastructure, such as streets and utilities, depending on the nature of the replat. A performance bond may be necessary to ensure completion.
Can I appeal a decision made during the replatting process?
In some cases, there may be an appeal process available.
What is a plat vs a replat?
A plat is an original map of land showing lot boundaries, while a replat refers to the modification or creation of a new plat to reflect changes in the land’s division or configuration. A replat involves modifying the existing plat map or creating a new plat map to reflect changes in lot sizes, boundaries, or property configurations.
What is platting vs replatting?
Platting is the initial process of dividing a large tract of land into smaller lots or parcels. It involves creating a plat, which is a detailed map or survey that shows the boundaries, dimensions, and other important information of each individual lot. Replatting, on the other hand, refers to the modification or alteration of an existing plat.
When is replatting recommended or necessary?
It occurs when changes need to be made to the original plat, such as adjusting lot boundaries, creating new lots, merging existing lots, or changing lot configurations. Replatting is usually required when there is a need to correct errors in the original plat, accommodate changes in property boundaries, or update subdivision regulations.
Who can I hire to help me with development and land entitlements?
Pre-development land services companies such as New Era with expert land attorneys, land developers and civil design consultants help with development and land entitlements as well as completing surveys, obtaining all the necessary forms, certifications, and permits.
Is the platting approval process expensive?
The exact expenses will depend on the specific circumstances and regulations of the area in question. It is advisable to consult with a land attorney from a land development company to get a better understanding of the costs associated with the platting approval process in a particular jurisdiction.
Why do I need a plat map of my house?
The top 5 reasons why a plat map is needed is to: determine property boundaries; for construction or renovation; risk assessment for the loan approval process for mortgages and title insurance; the verification of property specs for a house sale; and for property disputes prevention or clarification.
Where can I find the best land services in Houston?
In the heart of Houston’s central business district, New Era has over 30 years of expertise in land development & services and we are the best in town as our team dedicates itself exclusively to Houston and surrounding areas, keeping up to date with all the local codes, ordinances, and legal requirements.
Why should I hire a lawyer for strategic land development?
Lawyers and land attorneys are familiar with evaluating the profitability, feasibility and the likelihood of success for strategic land as they know about local ordinances, land zoning regulations and even have the capacity to forecast budgets, market trends, and future growth revealing whether or not a parcel of land is a good match for your unique project.
Where can I get help with the platting approval process?
The best resource is a land development company that dedicates itself to this trade, such as New Era, because they will have all the key team members needed (land attorneys, land developers, land surveyors and civil consultants) to provide all the resources, guidance and support required to succeed.
What kind of land services do I need for a property in Houston?
The answer will vary based on the type of project and land use laws, ordinances and regulations that affect the desired parcel of land but could include and not be limited to any of the following: pre-development research & analysis, surveys, land entitlement services, platting, replatting, conceptual design and more.
When can I expect to get the results for my strategic land development project?
The answer for this will vary based on the size of the parcel of land in question and the magnitude, scope, and requirements for your unique land development project. New Era lawyers, attorneys and land developers are just as excited as you are to provide results and keep you in the loop with updates and are ready to help your project get to the finish line.
What is a land plat?
A land plat is a detailed map or diagram that shows the boundaries, ownership, and other relevant information of a piece of land. It typically depicts the layout and measurements of the land, including boundaries, dimensions, and boundary markers.
What is the purpose of a land plat?
A land plat is often used for legal purposes, such as in property transactions, land development, or boundary disputes. It provides a visual representation of the specific configuration and characteristics of a particular parcel of land.
What is a plat of survey?
A plat of survey, also known as a survey plat or land survey, is a detailed drawing or map that shows the boundaries, dimensions, and other important features of a piece of land. It is used to establish legal property boundaries, identify easements, note improvements, and locate any encroachments or potential issues.
Project Feasibility FAQs
What is a land survey?
A land survey is the process of measuring and mapping the positions and boundaries of a parcel of land. It involves determining the angles, distances, and elevations of points on the Earth’s surface.
Why do I need a land survey?
Land surveys are essential for various reasons, including property boundary identification, land development, construction projects, property transactions, and legal disputes.
What is a property boundary survey?
A property boundary survey defines the legal boundaries of a property, identifies corners and monuments, and provides a detailed map of the property lines.
How much does a land survey cost?
The cost of a land survey can vary based on factors such as the size and complexity of the property, the type of survey needed, and the location. It’s best to obtain quotes from licensed surveyors.
What types of land surveys are there?
Common types of land surveys include boundary surveys, topographic surveys, ALTA/NSPS surveys, construction surveys, and subdivision surveys.
What is an ALTA/NSPS survey?
An ALTA/NSPS survey is a comprehensive survey adhering to standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It includes detailed information for title insurance purposes.
How long does a land survey take?
The duration of a land survey depends on the size and complexity of the property, the type of survey, and other factors. Simple boundary surveys may take a few days, while more complex surveys may take weeks.
What is a benchmark in surveying?
A benchmark is a known, fixed point of reference with a precisely measured elevation. Surveyors use benchmarks to establish elevations on a property.
Can a land surveyor set property corners?
Yes, a land surveyor can set or re-establish property corners by using surveying instruments and records to accurately position and mark the corners of a property.
What is a FEMA elevation certificate?
A FEMA elevation certificate is a document prepared by a licensed surveyor that provides information about a property’s elevation in relation to the Base Flood Elevation (BFE). It is often required for properties located in flood-prone areas.
How often should I have my property surveyed?
The need for surveys depends on factors such as property changes, construction projects, and legal requirements. If there are significant changes to the property or if you’re involved in a real estate transaction, a survey may be necessary.
Can a land surveyor resolve property disputes?
Yes, land surveyors can play a crucial role in resolving property boundary disputes by providing accurate measurements and establishing the true boundaries of a property.
Do I need to hire a professional property surveyor or can I measure my own property?
Professional property surveyors have access to the right technology, tools, equipment and teams of people, ensuring a higher level of accuracy and professionalism required for a formal property survey. Formal surveyors who are professionally trained have a license number to sign off on legal paperwork.
What does pre-development land research help with?
Pre-development land research helps with 6 very important areas that will help determine the likelihood of success for any land development project: project feasibility, cost estimation, site suitability, regulatory & legal compliance (due diligence), risk assessment and market analysis.
What type of land development survey do I need?
To find out the best type of survey for your land development needs, it is best to partner with a company that has all the legal and practical resources that you need to successfully and accurately identify what your land and project needs to successfully start & finish construction.
What is land use development?
Land use development involves the planning, zoning, and utilization of land for various purposes, such as residential, commercial, industrial, or recreational activities.
Why is land use development important?
Effective land use development ensures orderly growth, promotes community well-being, and balances economic, environmental, and social considerations. It helps guide the use of land in a way that aligns with community goals.
How is land use development regulated?
Land use development is regulated through zoning ordinances, land development codes, and comprehensive plans created by local governments. These documents set forth guidelines and regulations for how land can be used and developed.
What is a comprehensive plan?
A comprehensive plan, also known as a master plan or general plan, is a long-term document that outlines a community’s vision for future development. It includes policies on land use, transportation, housing, and other key elements.
Can I change the land use of a property?
Use changes are typically subject to a formal process that involves public hearings, reviews by planning commissions, and approval by local governing bodies. The specific process varies by jurisdiction.
What is a variance in land use development?
A variance is a special permission to deviate from the requirements of a zoning ordinance. It is usually granted when strict application of the ordinance would cause undue hardship.
How does land use development impact transportation planning?
Land use development and transportation planning are closely linked. Proper land use planning can reduce the need for extensive travel, promote walkability, and influence the demand for various transportation modes.
What is mixed-use development?
Mixed-use development integrates different types of land uses, such as residential, commercial, and recreational, within a single project or neighborhood. The goal is to create a more balanced and walkable community.
How does environmental sustainability factor into land use development?
Sustainable land use development considers environmental impacts, aiming to minimize resource consumption, preserve natural habitats, and promote eco-friendly practices in construction and infrastructure.
What is the role of public input in land use development?
Public input is essential in the land use development process. Local communities often have opportunities to provide feedback during public hearings, community workshops, and planning meetings.
What is transit-oriented development (TOD)?
Transit-oriented development is a land use planning strategy that focuses on creating mixed-use, walkable communities around public transportation hubs to reduce reliance on cars and promote sustainable urban development.
Why should I consult a land use planning company prior to buying land?
Land use planners evaluate properties to find out if the parcel of land is a good match for the land use development project that you have in mind, avoiding conflicts with city land use and also preventing the loss of monetary investments which happens when people build without acquiring competent legal services and are then prompted to tear down unsafe structures.
Does Houston have zoning laws?
Surprisingly, the City of Houston does not have zoning laws which generates a lot of excitement and opportunities for prospective investors and land owners. Despite a lack of zoning laws, it is important to note that land development is still subject to safety standards with ordinance codes.
If Houston doesn’t have zoning laws, do I still need to get a lawyer?
Houston is the only major city in America without zoning laws, making it a unique case but it is still just as important to equip yourself with the right legal support system from a company that is very well-versed in land development specifically in Houston. There are other resources and guidelines that lawyers need to turn to in order to nourish a land development project in Houston.
What is a site feasibility study?
In this type of land development feasibility study service, some of the most essential questions are answered, potentially determining if a specific piece of land should even be purchased. For example, risks such as potential hazards and the safety concerns of whether a piece of land can even support the proposed construction project. The economic feasibility study overlaps a little bit in regards to the fact that both studies take a look at the profitability of undertaking the proposed land development project.
What is a schedule feasibility study for?
Property development feasibility studies that address schedule feasibility take a look at whether or not the client has sufficient time and plenty of resources to complete the project in a timely manner. In other words, are there enough resources and time for the client to meet their own land development and construction project deadlines? Can the prospective purchaser of the land actually afford and supply enough raw materials to actually see the construction phase of the project through to completion in a timely fashion or will there be a pause in the project?
What is land construction feasibility?
Land construction feasibility examines whether or not a piece of land is suitable for land construction to be safe and practical. For example, the characteristics of the natural land environment such as the soil type, drainage and topography can either create helpful or impractical conditions for land construction. A manmade factor that impacts land construction feasibility is the availability of utilities: access to communication, transportation, water, power etc.
What does pre-development land research help with?
Pre-development land research helps with 6 very important areas that will help determine the likelihood of success for any land development project: project feasibility, cost estimation, site suitability, regulatory & legal compliance (due diligence), risk assessment and market analysis.
What type of land development survey do I need?
To find out the best type of survey for your land development needs, it is best to partner with a company that has all the legal and practical resources that you need to successfully and accurately identify what your land and project needs to successfully start & finish construction.
What is subdivision land development?
Subdivision development for land is the process of subdividing land into smaller pieces and can be accomplished for various sizes of land, ranging from relatively small to larger acres of land. Subdivision often rises to the surface as a land development task when it is time to switch a greenfield site from untouched strategic land to developed land with structures on it.
What is sustainable land use planning?
Sustainable land use planning is the art of planning the development of land in such a way that it seeks to preserve or enhance the quality of life of the community, taking into account preexisting infrastructures and caring for local ecosystems, air & water quality and more.
What is a lot layout?
A lot layout refers to the arrangement and configuration of various elements within a land or property lot and are designed to optimize the use of available space, ensure smooth traffic flow, facilitate efficient use of utilities, and create an aesthetically pleasing environment.
What is integrated land use planning?
Integrated land use planning is the process of allocating land with the aim of balancing and harmonizing different needs (environmental preservation, economic growth, social values, etc.) and often involves reconciling the various interests of different sectors for land use.
Do I need to hire a professional property surveyor or can I measure my own property?
Professional property surveyors have access to the right technology, tools, equipment and teams of people, ensuring a higher level of accuracy and professionalism required for a formal property survey. Formal surveyors who are professionally trained have a license number to sign off on legal paperwork.
Why should I consult a land use planning company prior to buying land?
Land use planners evaluate properties to find out if the parcel of land is a good match for the land use development project that you have in mind, avoiding conflicts with city land use and also preventing the loss of monetary investments which happens when people build without acquiring competent legal services and are then prompted to tear down unsafe structures.
If Houston doesn’t have zoning laws do I still need to get a lawyer?
Houston is the only major city in America without zoning laws, making it a unique case but it is still just as important to equip yourself with the right legal support system from a company that is very well-versed in land development specifically in Houston. There are other resources and guidelines that lawyers need to turn to in order to nourish a land development project in Houston.
Why do I need to hire professionals for research land development codes?
Professional land attorneys, lawyers and land developers have access to the right resources, network of people and the skilled expertise required to not only provide accurate research for land development codes but to also ensure that a project also honors other legal requirements.
Why do I need to hire a lawyer if Houston has no zoning laws?
Houston may not have zoning laws but that doesn’t mean that people can disregard the importance of safety in the face of convenience. Houston has buffering zones, ordinances, local codes and lawyers and land attorneys know how to successfully navigate the system.
What is due diligence in land development?
Due diligence in land development services refers to a comprehensive, systematic investigation & analysis of a property before initiating any development activities. It involves examining legal, financial, environmental, and physical factors to assess the feasibility and potential risks of a project.
Land Use Legalities FAQs
Does Houston have zoning laws?
Surprisingly, the City of Houston does not have zoning laws which generates a lot of excitement and opportunities for prospective investors and land owners. Despite a lack of zoning laws, it is important to note that land development is still subject to safety standards with ordinance codes.
When do I need to get land development permits?
You typically need to obtain land development permits when you plan to develop or make changes to a piece of land including, constructing new buildings, renovating existing structures, conducting land subdivisions, rezoning properties, altering the landscape, or changing the land use.
What types of land and property deeds are there?
There are many types of land and property deeds including title deed, transfer deed, deed of transfer of property, deed of trust, warranty deed, special warranty deed, general warranty deed, deed of gift, and mortgage deed etc. This area can be really tricky so it’s important to consult a land attorney and land development company such as New Era to cover your back.
What does a land attorney do?
A land attorney provides legal counsel for real estate land development, providing advice for matters such as zoning, environmental issues, navigating past municipalities, planning commissions and city councils to get projects approved by being a resource regarding zoning laws, construction permits, building ordinances, and more.
Why should I hire a land attorney?
A land use attorney will help navigate their clients through the court system, protecting their best interests and even construction and real estate companies hire them! They have the expertise to review plans ensuring that construction of a building complies with local zoning regulations and applicable laws.
What are land use laws?
Land use laws typically take the form of zoning regulations that are adopted by local governments, addressing how land within municipal or county borders can be developed and used in order to enhance the overall quality of life of a community, preserving the environment by strategically planning the location of categories of land to avoid conflict & health issues.
What is a warranty deed?
A warranty deed is a legal document that typically includes a description of the property showing any outstanding liens and encumbrances such as easements, and is used when selling a home to guarantee that there are no outstanding title problems that could negatively impact the sale from the current owner to the new owner.
What is a property easement?
In simple terms, a property easement is a legal right giving someone access to a private property and this can be for a number of reason including for utility companies to maintain a public service, out of necessity when passing through another’s property is needed to access one’s own property, or even granting of land use in exchange for a fee.
What types of land and property deeds are there?
There are many types of land and property deeds including transfer deed (also known as deed of transfer of property), deed of trust, warranty deed, special warranty deed, general warranty deed, deed of gift, and mortgage deed etc. This area can be really tricky so it’s important to consult a land attorney and land development company such as New Era to cover your back.
What is land and entitlement meaning and description?
Land entitlement in land development refers to the process of obtaining necessary approvals, permits, and rights to develop a piece of land for a specific purpose. It involves demonstrating compliance with zoning regulations, land use plans, environmental standards, and other applicable laws and regulations.
General FAQs
What is a land planner?
A land planner is a person who is trained in the art of combining the needs, and desires of a client seeking land planning and design support and uses innovation and creativity to help those original ideas adapt and meet requirements, criteria to become legally sound and safe.
Why do I need to hire a land planner if Houston has no zoning laws?
Houston may not have zoning laws but that doesn’t mean that there are no rules or restrictions to take into account. Houston has buffering zones, ordinances, local codes and land planners and lawyers know how to blend your ideas to conform with these requirements.
What do conceptual land designers do?
Conceptual land designers help with pre-development land design services by providing conceptual sketches help key leaders such as land owners and project managers further define their vision & make important decisions that will come into play during the construction phase.
When should I hire a conceptual designer?
Conceptual land designers help with the design development stage and they come into play after the feasibility studies have been conducted on a property. Once they are brought onboard they get to work on drafting the initial concept sketches of a land development project.
Why is it important to invest in a land use planner?
Land use planners are skilled at allocating land and resources in such a way that it helps contribute to livable and sustainable conditions as they carefully consider the overall plans of a community and have awareness of regulations to help a land planning project succeed.
Where to find commercial property advisors in Houston?
At New Era we have a dedicated team of professionals and access to the best civil design consultants, land attorneys, land developers, designers and project team leads who pool their collective knowledge and expertise to be your best property advisors in all of Houston!
Why is it necessary to research local codes for land development projects?
Local codes research helps with ensuring that all minimum public safety standards are met, ensuring sturdy and uniform building structures with appropriate considerations for fire safety, plumbing, HVAC, energy, electrical and mechanical regulations for all buildings.
Why is land use planning important?
Land use planning is an excellent investment for all types of pre-development land projects because it helps with any of the following items: reduction of pollution, air and water quality improvement, safe transportation, flood prevention, disaster mitigation, fiscal health and more.