Building Inspection

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City Departments

Keeping Harlingen a great community by exceeding public expectations through responsiveness, professionalism, accountability, effective communication and teamwork to deliver excellent customer service.

1.   Process zoning/rezoning/specific use permit requests
2.   Process new subdivisions of property
3.   Annexation
4.   Zoning Code Enforcement
5.   Implement Comprehensive Plan

City Annexation
Subdivisions  
Re-Zoning
Enterprise Zones
Heart of Harlingen Neighborhood Revitalization Strategy
Long-Term Comprehensive Planning
General Development Assistance

Current Planning &Zoning Commission Agenda       
 
P&Z 2004    P&Z 2005
    
            
Past Planning & Zoning Agendas and Minutes

P&Z 2002                       P&Z 2003                     P&Z 2004                     P&Z 2005                     P&Z 2006 
Agendas   Minutes        Agendas    Minutes      Agendas   Minutes       Agendas   Minutes      Agendas   Minutes


2006 Meeting Calendar

Current Zoning Board of Adjustment Agenda

ZBA 2004    

 
Past Zoning Board of Adjustment Agendas and Minutes

ZBA 2002                                    ZBA 2003                                          ZBA 2004    
Agendas       Minutes                 Agendas         Minutes                     Agendas           Minutes


2006 Meeting Calendar
 

CONTACT INFORMATION

Planning & Development
502 E. Tyler
Harlingen, Texas  78550
Phone: (956) 427-8727
(Fax)   (956) 430-6692
Electronic mail: Michelle Leftwich - mleftwich@myharlingen.us
                       Curtis Hill            - chill@myharlingen.us    (956) 216-5101
 

Department consists of the following staff members:

Michelle R. Leftwich, AICP          Director of Planning & Development
Curtis Hill, AICP                         Planning & Zoning Manager
Rodrigo (Rod) Sanchez, Jr.         Planner
Luis Nieves-Ruiz                        Neighborhood Planner
Joel Olivo                                  Planning Technician
Eddie Rodriguez                        GIS Technician
Maria Valencia                           Code Enforcement Technician

PLANNING & DEVELOPMENT DIRECTOR

PLANNING & ZONING COMMISSION MEMBER LISTING
ZONING BOARD OF ADJUSTMENT MEMBER LISTING

CITY LIMITS AND EXTRATERRITORIAL JURISDICTION MAP

ANNEXATION PLAN 2005-2008
* Municipal Annexation Plan:  Resolution 05R-
   Parcel 1A & 2 Map

ANNEXATION PLAN 2004-2007 - None Adopted

ANNEXATION PLAN 2003-2006 - None Adopted

ANNEXATION PLAN 2002-2005 - None Adopted

ANNEXATION PLAN 2001-2004
* Amended Resolution 04R-8
* Municipal Annexation Plan:  RESOLUTION R01-58
* Map
* Infrastructure Inventory 
* Service Plan 

ANNEXATION PLAN 2000-2003 - None Adopted

ANNEXATION PLAN 1999-2002
* Resolution 99R-36
* Amended Resolution 02R-32
* Map
* Infrastructure Inventory
* Service Plan
* Annexation Ordinance No. 02-105

Subdivision Review:

If you've purchased land that is not already subdivided you will most likely need to subdivide it before you can obtain a building permit.  The City of Harlingen provides subdivision review and processing for land within the City limits and up to five miles outside the City limits (extraterritorial jurisdiction - ETJ) except in areas where ETJ boundaries have been mutually agreed upon by neighboring cities.  (A map of Harlingen's ETJ will soon be available on this site.)

The purpose of the Subdivision Ordinance is to provide for the orderly, safe, and healthy development of property within the city and its extraterritorial jurisdiction (ETJ) up to five miles outside city limits.  It also is designed to promote the health, safety, and general welfare of the community.

Any person dividing or proposing to divide any tract of land situated within the corporate limits of the City of Harlingen or within the ETJ into two or more separate parcels (or changing previously existing legal boundaries in any way) must subdivide.  Any person wishing to build on a lot which has not previously been subdivided must also subdivide.

The subdivider/owner shall employ a surveyor and/or engineer to prepare a preliminary and final plat of the tract of land.  Nine preliminary and nine final plats need to be submitted to the Planning Department with an application and application fee.  Contact the department for current application fees.   The surveyor/engineer shall be aware of the requirements for the City of Harlingen and Cameron County (if outside city limits).  Detailed requirements are available in the Subdivision Ordinance available through the Planning & Development Department and located on this site.

The plat is reviewed by the Subdivision Review Committee approximately two weeks prior to the Planning & Zoning Commission meeting.   Any revisions requested by the Subdivision Review Committee need to be completed and corrected plats must be submitted to the Planning & Development Department within one week of the Subdivision Review Meeting in order for the subdivision to be included in the agenda packets for the next Planning & Zoning Commission meeting.

Final subdivision approval is made by the Planning & Zoning Commission which meet the second Wednesday of each month.  The following will have to be submitted before the subdivision is recorded:

    1.    Tax certificates showing county, city, and school taxes have been paid.
    2.    Letters from utility companies stating that they have reviewed the subdivision 
           plat and can or cannot provide service.
    3.    Satisfactory revision of all items required by the Subdivision Review 
           Committee and the Planning & Zoning Commission.
    4.    Recording fee made payable to the county clerk (only if inside city limits).
    5.    Letter from an attorney showing all liens and/or easements.  A title commitment dated
            within 6 months is an acceptable substitution.

All requirements must be met prior to plat recordation and within one year of approval by the Planning & Zoning Commission.  Failure to comply with all requirements within this time period will result in the subdivision being declared null and void.

Application for Subdivision Review | Page 2 Application for Subdivision Review | 
 Application for Exemption Letter of Determination | Subdivision Variance Application

______________________________________________________________________________________________

Re-Zoning

Have an idea for a business and looking for someplace to put it?  Check with the Planning Department before you purchase the property to make sure it's properly zoned.  Certain land uses are allowed only in specific zones.  If you have property and want to change its use you may need to apply for a rezoning.

The Zoning Ordinance was established for the purpose of promoting the health, safety, and general welfare of the city.  It has been designed to lessen the congestion in the streets; to secure safety from fire, panic, and other dangers; to provide adequate light and air, to prevent the overcrowding to land, to avoid undue concentration of population; to help protect land values, and to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements.

The City of Harlingen is divided into twelve (12) Zoning Districts.  The use, height, and area regulations are defined in the Zoning Ordinance.  The twelve (12) districts established are as follows:

(N)    Not Designated -
         Areas not subdivided, newly annexed areas, special uses as listed in Section 8 of the zoning ordinance.

(R1)  Single Family Residential -
          Area for development primarily of single family units but with specific uses as indicated in Section 8 of the Zoning Ordinance.

(R2)   Duplex Residential -
          Area for development primarily of duplexes, but with specific uses as indicated in Section 8 of the Zoning Ordinance.

(M-1) Triplex/Quadplex Residential -
           Area for development primarily of triplex and quadplex units, but with specific uses as indicated in Section 8 of the Zoning Ordinance.

(M-2) Multi-Family Res. -
           Area for development primarily of multi-unit apartment buildings, condominiums, and connected townhouses and with specific additional uses indicated in Section 8 of the Zoning Ordinance.

(MH)  Mobile Home -
           Districts for location and use of mobile homes and/or travel trailers as single family dwelling units or in parks, and with specific additional uses as indicated in Section 8 of Zoning Ordinance.

(PD)   Planned Development District -
          Area of a designated and approved size with an all inclusive plan for development which may include any two (2) or more classes of uses, a site plan of which shall be filed as part of the Zoning Ordinance and shall be developed as outlined in Section 8, Subsections 12 and 13 of the Zoning Ordinance.  (Minimum of 5 acres)

(O)     Offices -
           Professional and business administration area designed primarily for use by administrative and professional offices and specific additional uses as indicated in Section 8 of the Zoning Ordinance.

(NS)    Neighborhood Services -
            Area designed to allow uses that serve the domestic needs of the immediate neighborhood and with specific additional uses as indicated in Section 8 of  the Zoning Ordinance.

(GR)    General Retail -
            Area designed for the primary purpose of general commercial retail sales and specific additional uses as indicated in Section 8 of the Zoning Ordinance.

(LI)      Light Industry -
            Area designed for use by light manufacturing processes which do not emit detectable dust, odor, smoke, gas, or fumes beyond the boundary of the property or generate noise or vibration at the boundary of the LI District which is generally perceptible as noise in the adjacent district.

(HI)      Heavy Industry -
             Area used primarily for industry that does not fall within the definition of Light Industry as indicated above, and which is not prohibited by law.

RE-ZONING

Re-zoning is when a person or persons want to change the zoning classification of a parcel of land they own.

An application requesting a re-zoning can be obtained in the Planning & Development Department.  Call department for application fees.  A copy of the city and school tax certificates indicating paid taxes and a copy of the property deed must be submitted with the application.  The request will go first to the Planning & Zoning Commission which meets the second Wednesday of each month. 

Current Planning & Zoning Commissioners are:
        Tom Mason, Chair
        Armando Elizarde -Vice Chair       
        Chuey Ramos
        Hondo Garcia
        Raul Resendez
        Gene Campos

A notice of public hearing will be sent to each property owner within a 200' radius of the property boundaries where the re-zoning is requested.  The Planning & Zoning Commission has the authority to approve or deny any request presented.  If the rezoning is denied, the applicant may appeal the Planning & Zoning Commission decision in writing within fifteen (15) days of the decision.  If an approval recommendation is issued by the Planning & Zoning Commission the re-zoning case will then be presented to the City Commission for approval on two readings.  The City Commission meets the first and third Wednesday of each month.

Variance Applications

If you have an odd piece of property or special circumstances (financial hardship alone does not warrant a special circumstance) and find yourself unable to meet the regulations imposed by zoning ordinances you may be eligible for a variance to the requirements.

A person wishing to apply for a variance to the Zoning Ordinance may do so by submitting an application to the Zoning Board of Adjustments and Appeals.   An application for a variance is available from the Planning & Development Department.  Copies of the tax receipt, the property deed, and a site plan must accompany the application.  The Zoning Board of Adjustments and Appeals hold regular meetings the first Wednesday of every month.  A public notice will be sent to all property owners within a 200' radius of the property requesting the variance informing them of the proposed variance and advising them of the time, date and location of the meeting.  Persons aggrieved by the decision of the Board may appeal to a court of record by submitting a petition, duly verified, setting forth that such decision is illegal within 10 days of the decision of the Board.  A copy of "Zoning Board of Adjustments- What to Expect" is available free of charge from the Planning & Development Department.  This is a two-page summary of information regarding the variance process.

The current Zoning Board of Adjustments members are:

Regular Members:
Wendell Johnson, Chair
Robert Leftwich
Rixie Mueller
Michael Allex
Mark Bailey
Vacant

Alternate Members:
Maurice Shaw - Vice Chair
Kevin Campbell
Gene Campos
Michael Boland
Luis Villarreal
Vacant

CITY OF HARLINGEN
ZONING ORDINANCE 97 - 35

 

(as amended though 02/04/04)
(Replace Ordinance #74-36 repealed July 2, 1997)

CAPTION OF ORDINANCE

TABLE OF CONTENTS

SECTION 1 - PURPOSE

SECTION 2 - DEFINITION OF WORDS AND TERMS HEREIN

SECTION 3 - ADMINISTRATION

SECTION 4 - ZONING DISTRICTS ESTABLISHED

SECTION 5 - USE CHART - ALLOWABLE USES BY ZONE

SECTION 6 - BUILDING SITE

SECTION 7 - AREA, YARD AND FENCE REGULATIONS

SECTION 8 - OFF-STREET PARKING, STACKING AND LOADING REQUIREMENTS

SECTION 9 - HEIGHT REGULATIONS

SECTION 10 - TOWER REGULATIONS

SECTION 11 - LANDSCAPE REGULATIONS

SECTION 12 - SIGN REGULATIONS

SECTION 13 - SIDEWALK REGULATIONS

SECTION 14 - ACCESSORY, PORTABLE AND STORAGE BUILDING REGULATIONS

SECTION 15 - SPECIAL USE REGULATIONS AND RESTRICTIONS

SECTION 16 - NON CONFORMING USES AND STRUCTURES

SECTION 17 - PLANNING & ZONING COMMISSION

SECTION 18 - BOARD OF ADJUSTMENTS

SECTION 19 - ZONING ENFORCEMENT

SECTION 20 - SIMULTANEOUS REPEAL OF PRIOR ZONING ORDINANCE AND AMENDMENTS

APPENDICES

Enterprise Zone Information

If you are a new business looking to locate in Harlingen, our Enterprise Zones may be just what you need.  There are local and state incentives available to businesses that locate within the designated Enterprise Zones.   Some incentives available are discounted permit fees, state sales tax and franchise tax rebates, non-annexation agreements, and county tax abatements.  Availability depends on various factors such as commitment of capital and provision of jobs to disadvantaged individuals.  For additional information contact the Planning Department at 427-8727 or the Chamber of Commerce at 423-5447.

Maps:    

      Harlingen Enterprise Zone
     Free Trade Bridge Regional Enterprise Zone

Incentives:

     Harlingen Enterprise Zone
     Free Trade Bridge Regional Enterprise Zone                            

Executive Summary

The Heart of Harlingen Neighborhood Revitalization Strategy encompasses a multi-year partnership of the community, private, public and non-profit sectors of the City of Harlingen, Texas to revitalize the historic core of the City of Harlingen. It includes a 428 acre area containing approximately four and fifty (450) businesses, forty-eight (48) parking lots, one hundred nine (109) vacant lots, two (2) parks and one thousand (1,000) residential lots with over 2,100 residents.

The overall goal of the Strategy is to significantly revitalize the Heart of Harlingen while retaining an appropriate mix of residential, commercial, recreational and community uses compatible with the culture and historic context of the community.

There are four areas on which the Strategy will focus: Housing, Economic Development, Infrastructure and Community. Highlights will include drainage improvements; sidewalk repairs and replacement; crime incidence reduction; recruitment of fifteen new businesses; the development and implementation of neighborhood design standards to encourage infill development to conform to the unique architectural elements of the original designs; the attraction of $500,000 in private investment in housing; the acquisition and rehabilitation of nine multifamily properties; upgrade of the existing homeless shelter; upgrade of the facilities at Gutierrez park; the development of pedestrian linkages; and an overall physical clean-up of right-of-ways and residential properties.

The Heart of Harlingen NRS represents a realistic yet ambitious four year plan for the revitalization of a portion of the City which is the historic and cultural core of the community. The vision of the diverse community of stakeholders and residents is reflected both in the commitments made to pull the strategy together and the resources committed to the implementation of the Strategy.

For more information or to get involved in the project, call 427-8727.

Activities Accomplished to Date:

Housing Subcommittee:
*  Adopted design standards for new construction and rehab
*  Secured $512,000 funding from FannieMae and Rural Development and Finance Corporation?
*  Held and open house with Congressman Solomon Ortiz May 2001 at the first of two completed rehab homes
*  Established an incentive programs to attract middle income families through the Sisters of Charity to provide up to $7,500 in homebuyer assistance at 0% interest for 10 years
*  Harlingen-San Benito Housing Corporation earmarked $2 million in home loan money at 6 1/2 % for 30 years to  assist in increasing home ownership
*  San Antonio Mexico Business Monthly featured HCDC's NRS Homebuyers program 
    (September 2001)
*  Initiated a program to provide re-training and temporary employment to displaced workers From Levi's learning construction to rehabilitate some of the homes purchased
*  End of the Road Ministries obtain a $100,000 operations grant from UPS and opened the women and children homeless shelter in May 1999
*  End of the Road Ministries obtained $82,000 funding for rent and utility assistance from Emergency Shelter Grant Funds, FEMA and a private entity
*  Purchase by HCDC of twenty-six properties for rehabilitation
*  Reprogramming of $150,000 of unused CDBG funds towards acquisition and renovation of properties purchased by HCDC
*  Pictures taken of each property in the NRS area for documentation of improvements
*  Preservation of three single family homes through low interest improvements loans
*  Market feasibility study completed
*  Partnership formed with TSTC students to develop design standards for new construction and rehab

Economic Development Subcommittee:
*  Chamber developed a "Guide to Meeting and Event Space in Harlingen, Texas" including downtown facilities.
*  Established a quarterly newspaper insert that features strictly downtown businesses, events and advertising.
*  Attracted ten new small businesses
*  Re-adopted as a permanent part of the Zoning Ordinance la Placita District overlay standards.
*  Held a leasing fair for available properties in the downtown districts
*  Signing of a Memorandum of Understanding with the Hispanic Chamber of Commerce to focus efforts on small business development  and services
*  Determined usage and fee schedule for Casa del Sol and the Community Center
*  Establishment of a La Placita Merchant Group to complement existing Jackson Street District Merchant Group
*  Shop downtown promotional event was done in the month of December

Infrastructure Subcommittee:
*  City staff applied for and was awarded a TXDOT Enhancement grant for $888.892 to put sidewalks on all major pedestrian traveled corridors as well as fully develop a pedestrian linkage park between the two downtown districts along the railroad
*  Complied a map indicating location and age of sewer and water lines finding them to be adequate
*  Overlaid just in excess of 100 city blocks of street totaling 5.7 miles of streets in this district Survey and establishment
   of areas needing additional street lighting as funding becomes available
*  Survey of sidewalk replacements needed
*  Completion of 1,312 linear feet of drainage improvements
*  Ordinance allowing sidewalk assessment for repairs passed
*  Replaced and upgraded electrical infrastructure available in Gutierrez Park
*  Replaced and upgraded playground equipment at Gutierrez Park
*  Realigned parking on W. Van Buren
*  Addition of alley light at 4th & Van Buren 

Community Subcommittee:
*  Established a Neighborhood Police Officer program
*  Closed three bars with extremely high law violations and arrests
*  Facilitated an educational workshop through the Texas Alcoholic Beverage Commission (TABC) for owners/employees
    of bar/lounges
*  Made presentations about the program to Lion's Club, Kiwanis Club, Harlingen Proud, Reals Estate Board of Realtors
    and San Antonio representatives of Housing and Urban Development (HUD)
*  Participate in the St. Anthony's Catholic Church Heart Camp with youth assisting low-income and elderly homeowners in
    doing yard work and minor construction jobs like painting, weatherization and building handicapped ramps.
*  Beer distributors agree to assist in glass collection with incentives to bars to participate in the program
*  Flyer distribution to over 500 houses educating them on property maintenance ordinances asking for voluntary compliance
*  Instituted a curfew in Gutierrez Park from midnight to 6 a.m.
*  400 pickups of illegally dumped items in alleys
*  Harlingen Proud sponsored a trash bash on December 12 with cookout in Gutierrez 
    Park following
*  Established neighborhood patrol officer for police storefront station
*  Mail out to property owners to identify cleanup and construction projects for volunteers from St. Anthony's Church 
 

IN PRESERVATION     Help to Preserve Harlingen's Historical Heritage

The City of Harlingen has adopted an award-winning Comprehensive Plan which guides the future of the community for the next 20 years.   The Plan is also a great source of information on current conditions and some history as well.  This plan specifies goals and objectives for many elements of the community such as Land Use, Environment, Transportation, Annexation, Parks and Recreation, Drainage and Water/Wastewater.  It is updated every three to five years to ensure consistency with community goals.  The first major Plan revision was completed and adopted 2002.

Get involved in the next major update.  Contact the Planning department now about your areas of interest.   This is your chance to help make a real difference in your community!

HARLINGEN'S VISION 2020 COMPREHENSIVE PLAN

The Planning Department has created and made available at no charge a Developer's Guide to assist with many of the general building questions that may arise when someone wants to build in Harlingen.  Stop by for your copy at 502 E. Tyler or check below for on-line assistance.     

HELPING HANDS
(A guide to Permit Document preparations for
 Commercial & Residential Building Permits)

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