Phasing and Scheduling in Subdivision Projects in TX, NC, and FL

Phasing and Scheduling in Subdivision Projects in Texas, North Carolina, and Florida: Strategies for Success

As the premier provider of civil engineering, structural engineering, and environmental engineering services in North Carolina, Florida, and Texas, JRH Engineering & Environmental Services understands the critical role of strategic phasing and scheduling in subdivision development.

With varying regulatory landscapes and environmental challenges across these states, a well-structured approach ensures compliance, cost efficiency, and on-time project delivery.

Why Phasing Matters in Subdivision Development

Risk Mitigation in Complex Projects

Phasing divides large-scale subdivisions into manageable segments, allowing developers to:

• Control cash flow by aligning infrastructure investments with lot sales

• Minimize environmental disruption through sequential land clearing

• Adapt to regulatory changes without halting entire projects

  
  

Scheduling as a Compliance Tool

Robust scheduling addresses state-specific timelines for:

• Permitting processes

• Utility installations

• Final plat approvals

  
  

State-Specific Regulatory Frameworks

Texas: Local Variations & Expansive Soils

Texas counties enforce unique requirements under Chapter 232 of the Local Government Code:

• Phased plats: Must meet minimum lot counts per phase (e.g., 10+ lots in Pasquotank County-inspired rules)

• Soil stabilization: Expansive clay soils demand phased grading to prevent differential settlement

• Utility coordination: Staggered installations avoid conflicts with existing infrastructure

  
  

North Carolina: Coastal & Mountainous Terrain

Franklin County’s Unified Development Ordinance (UDO) exemplifies key considerations:

• Stormwater management: Phase-specific retention ponds sized for 25-year storms

• Slope protection: Mechanically stabilized earth (MSE) walls required in phases with >15% grades

• Infrastructure sequencing: Roads and utilities must serve completed phases before new ones begin

  
  

Florida: Hurricane Codes & High Water Tables

Madison County’s four-step process highlights regional priorities:

• Pre-application conferences: Align phased plans with FDEP wetland buffers

• Final plat contingencies: Elevation certificates required for flood-prone phases

• Infrastructure bonding: Phased performance guarantees ensure completion

  
  

5 Proven Phasing Strategies Across All Three States

1. Phased Development Agreements (PDAs)

• Texas: PDAs lock in infrastructure standards for multi-year projects

• Florida: Bonds cover phased utility installations (water/sewer/stormwater)

• NC: "Just-in-time" clearing reduces erosion control costs by 30%

  
  

2. Lean Scheduling Techniques

• Critical Path Method (CPM): Prioritize road grading and utility trenching

• Last Planner System: Weekly trade coordination avoids phase overlaps

3. Risk-Adjusted Buffers

• Texas: 15% schedule buffer for clay soil stabilization

• Florida: 20% buffer for hurricane-related permitting delays

• NC: 10% buffer for slope stability inspections

4. Technology Integration

• BIM clash detection: Prevents utility conflicts in dense phases

• Drone mapping: Tracks phase progress against plats

5. Regulatory Pre-Certification

• Pre-approved drainage designs accelerate permit reviews

• Modular construction plans adapt to phase-specific needs

The Role of Licensed Engineers in Phasing

Compliance Assurance

JRH’s engineers navigate:

• Texas: TCEQ stormwater permitting per phase

• NC: CAMA approvals for coastal phases

• Florida: ERP permits for wetland-impacting segments

  
  

Technical Oversight

• Geotechnical monitoring: Real-time soil data informs phase sequencing

• Hydrology modeling: Ensures phased drainage systems meet cumulative demands

  
  

Final Thoughts

Phasing and scheduling transform subdivision complexities into manageable, profitable segments.

As the premier provider of civil engineering, structural engineering, and environmental engineering services in North Carolina, Florida, and Texas, JRH Engineering and Environmental Services delivers tailored strategies that respect state regulations while maximizing developer ROI.

From expansive Texas clays to Florida’s hurricane corridors, our licensed experts turn phased challenges into systematic successes.

References:

1. Texas Local Government Code Chapter 232

2. Franklin County, NC Unified Development Ordinance

3. Madison County, FL Subdivision Regulations

4. Procore Construction Phasing Guide

5. Pasquotank County, NC Subdivision Phasing Rules

6. Central Texas Land Development Guide

Citations:

1. https://statutes.capitol.texas.gov/Docs/LG/htm/LG.232.htm

2. https://cms9files.revize.com/franklincountync/Planning%20and%20Inspections/Franklin%20County%20UDO%20Article%207%20Subdivision%20Design%20Criteria__%209-16-2024.pdf

3. https://madisoncountyfl.com/wp-content/uploads/1044-20180319040311.pdf

4. https://owl.cwp.org/?mdocs-file=4723

5. https://codelibrary.amlegal.com/codes/pasquotankconc/latest/pasquotankco_nc/0-0-0-3335

6. https://www.procore.com/library/construction-project-phasing

7. https://wginc.com/land-subdivision-a-practical-guide-for-central-texas/

8. https://wginc.com/wp-content/uploads/2021/01/Land-Subdivision-Practical-Guide-for-Central-Texas.pdf

9. https://library.municode.com/tx/georgetown/codes/unified_development_code?nodeId=UNDECO_CH3APPE_S3.08SULA

10. https://library.municode.com/tx/college_station/codes/code_of_ordinances?nodeId=SPBLADEOR_APXAUNDEOR_ART8SUDEIM

11. https://txplanningguide-ojs-utexas.tdl.org/txplanningguide/article/view/35/25

12. https://codelibrary.amlegal.com/codes/texascity/latest/texascity_tx/0-0-0-9583

13. https://www.traviscountytx.gov/tnr/development-services/apply-for-a-permit/subdivision-construction-plan

14. https://www.procore.com/library/construction-scheduling

15. https://www.huttotx.gov/DocumentCenter/View/453/Section-4-Subdivision-Standards-PDF

16. https://www.workforcehub.com/hr-laws-and-regulations/north-carolina/north-carolina-scheduling-predictive-scheduling-laws/

17. http://colliercounty.elaws.us/code/ldc_ch10_10.02.00_sec10.02.04

18. https://www.stormwatercenter.net/Library/Practice/54.pdf

19. https://www.lumberfi.com/blog/construction-project-scheduling-techniques-strategies

20. https://www.co.chambers.tx.us/DocumentCenter/View/4451/Subdivision-Regulation-PDF

21. https://www.ncufc.org/uploads/Conservation_subdivision.pdf

22. https://www.umatillafl.org/sites/default/files/fileattachments/development_amp_public_services/page/2293/ch_09_subdivisions_plats.pdf

23. https://ors.ie/phasing-in-construction/

24. https://www.oracle.com/construction-engineering/construction-scheduling-techniques/

25. https://grimescountytexas.gov/vertical/sites/%7B958238D0-27E6-4F6C-919E-F1D98542C5FD%7D/uploads/Subdivision_Rules_and_Regs_2011_rev_07082020_-_rev_7_pg_58_04_27_2021.pdf

26. https://www.co.polk.tx.us/upload/page/3552/Subdivision%20Regulations%20-%20For%20consideration%20July%202024.pdf

27. https://www.unioncountync.gov/business/development-services/i-want-to/divide-my-property

28. https://www.charlottecountyfl.gov/departments/community-development/planning-zoning/platting-and-subdivisions.stml

29. https://countyprogress.com/subdivision-regulations/

30. https://www.charlottenc.gov/Growth-and-Development/Planning-and-Development/Common-Services/Subdivision-Services

31. https://www.phelps.com/insights/florida-law-speeds-up-building-permits-secures-rights-for-developers.html

32. https://www2.texasattorneygeneral.gov/files/cpd/2013redbook_official.pdf

33. https://codelibrary.amlegal.com/codes/harnettcounty/latest/harnettcounty_nc/0-0-0-7510

34. https://library.municode.com/fl/safety_harbor/codes/land_development_code?nodeId=ARTXISURE

35. https://acuityinternational.com/blog/construction-scheduling-techniques/