On August 25, 2026, Harrisonburg City Council approved amendments to the Subdivision Ordinance to comply with amendments to Article 6, Land Subdivision and Development, of the Code of Virginia that became effective July 1, 2025. The amendments update subdivision review procedures and terminology and include administrative, technical, and clarifying revisions that align the ordinance with current City practices and State Code. A copy of the Executed Ordinance is available on the Recently Adopted Ordinances page and will be updated on Municode during the next scheduled supplemental update.

A Subdivision is the division of a lot, tract, or parcel of land into two (2) or more lots, tracts, or parcels. Subdividing property includes re-subdividing property, lot line vacations, and lot line adjustments.

View the Subdivision Ordinance

Subdivision Applications

Files are in PDF format.

Final Subdivision Plat Application [273 KB]

Preliminary Subdivision Plat Application [275 KB]

Variation or Exception Application [268 KB]

Final Subdivision Plat vs. Preliminary Subdivision Plat

A “final subdivision plat” is map or drawing on which the proposed subdivision of land is presented for approval and, when in final form, for recording.  Subdivision Ordinance Sections 10-2-25 and 27 describe the requirements for final subdivision plats.

A “preliminary subdivision plat” is a proposed schematic representation of a development or subdivision. Preliminary subdivision plats are required prior to submittal of a final plat for tentative approval for plats that involve more than 50 lots. Subdividers have the option to request approval of a preliminary subdivision plat for plats that involve 50 lots or less.  Subdivision Ordinance Sections 10-2-23 and 24 describe the requirements for preliminary subdivision plats. 

How to Apply for a Final Subdivision Plat
  1. The property owner should complete an application for a final subdivision plat and pay the required processing fee. Along with the application form, provide one copy of the plat, prepared by a certified land surveyor licensed in the Commonwealth of Virginia, showing the metes and bounds of the lots resulting from the subdivision. The plat should meet the final plat requirements outlined in the Subdivision Ordinance Section 10-2-25. Only one copy is required, to scale, at any size paper that meets the requirements of Rockingham County Clerk of Court’s Land Recordation Standards. 
    1. If deed of easements are required, they shall be submitted at this time for review. 
    2. At time of submittal the property owner signatures on the plat are not necessary.
  2. If the plat submitted meets all City requirements, it generally takes 3 weeks to review and approve.
  3. If staff finds that changes to the plat or deed of easement(s) are necessary, additional time will be needed. To minimize delays, staff will notify the property owner and/or their representative as soon as possible if corrections or additional information is necessary.
  4. After staff has reviewed the plat and deed of easement(s) and it has been found acceptable, staff will request that an original copy of the plat certified by the licensed land surveyor and the deed of easement be submitted. The plat will be approved and signed by the Director of Community Development (and City Manager, if applicable) and the deed of easement(s) approved and signed by the City Manager. If the applicant requires multiple copies of the plat or deed of easement(s) to be signed, this would be the time to submit additional copies. (Property owners/appropriate parties can sign the plat either before or after the Director of Community Development signs. The Community Development Department staff are available to notarize the documents, if needed; please call ahead to confirm a notary is available.)
  5. Once the plat and deed of easement(s) is signed by the Director (and City Manager, if applicable) staff will notify the appropriate parties to pick up the documents.
  6. The property owner or their representatives are responsible for recording the plat and any applicable deed of easement(s). Documents must be recorded at the Rockingham County Circuit Court’s Land Records Division within 60 days of approval by the Director of Community Development or the plat shall become null and void. After it has been recorded, please supply the deed book and page numbers to staff by emailing CDPlanning@harrisonburgva.gov or calling 540-432-7700. 
How to Apply for a Preliminary Subdivision Plat

A preliminary subdivision plat is required for subdivisions that create more than 50 lots. The preliminary subdivision plat should generally be completed before submission of an Engineered Comprehensive Site Plan (ECSP). Applicants may request an initial ECSP review before submitting a Preliminary Subdivision Plat; these requests will be considered on a case-by-case basis.

Application Procedure

  1. Pre-Applications Meetings. Applicants are encouraged to schedule a pre-application meeting with city staff to discuss the preliminary subdivision plat.
  2. Submit application. Submit a completed preliminary subdivision plat application, the required processing fee, and a preliminary subdivision plat that meets the requirements of Subdivision Ordinance Section 10-2-23. 
  3. Review. City staff will distribute the application for interdepartmental review and provide the applicant, or the designated representative listed on the application, with one coordinated set of review comments. The City’s review period is 45 days after receipt of a complete application. 
  4. Revisions. If revisions are required, submit a revised plat that addresses all applicable comments and clearly identifies the revision date. Review cycles will continue until all required City reviewers have approved the plat or have no further comments.
  5. Approval. Once all required reviews are complete, the City will approve and stamp the Preliminary Subdivision Plat. The applicant will receive a copy of the approved plat. Preliminary subdivision plat approval does not authorize lots to be recorded or conveyed. Following preliminary subdivision plat approval, the applicant must submit a final subdivision plat for City review and approval before lots may be recorded or conveyed.
How to Apply for a Variation and Exception

Where a subdivider can show that a provision of the Subdivision Ordinance or Design and Construction Standards Manual (DCSM) would cause an unnecessary hardship if strictly adhered to, because of topographical or other conditions peculiar to the site, a variation and exception may be granted, provided that such variation and exception will not have the effect of nullifying the intent and purpose of the Comprehensive Plan, the Subdivision Ordinance. or the Design and Construction Standards Manual. 

Subdivision Ordinance Sections 10-2-2 describe the requirements for variations and exceptions. 

Final subdivision plat applications requiring a variation or exception will not be considered accepted until the requested variation or exception has been approved.

Variations and exceptions should generally be approved by City Council before submission of an Engineered Comprehensive Site Plan (ECSP). Applicants may request an initial ECSP review before submitting the variation and exceptions request(s); these requests will be considered on a case-by-case basis.

Application Procedure

  1. Pre-Applications Meetings. Applicants are encouraged to schedule a pre-application meeting with city staff to discuss the variation(s) or exception(s).
  2. Submit application and narrative. The applicant needs to fill out an application for a variation or exception and pay the required processing fee. Along with the application form, the applicant must provide, in a letter or narrative, the section(s) of the Subdivision Ordinance or Design and Construction Standards Manual from which a variation or exception is needed and the reason for the request.
  3. Review. Since variations and exceptions must be reviewed by the Planning Commission before being presented to City Council for action, the length of time it takes to receive approval of this type of application depends upon when one submits an application relative to application deadlines (and meeting dates).  Following a staff review, Planning Commission will make a recommendation to City Council on whether the variance should be approved. 
  4. Approval. City Council will review the Planning Commission's recommendation, at which time City Council will vote to approve or deny the request. 
Related Pages
Community Development