ZONING DEVELOPMENT HANDBOOK - ci.rowlett.tx.us
Transcript of ZONING DEVELOPMENT HANDBOOK - ci.rowlett.tx.us
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Dear Applicant,
Thank you for your interest in developing in the City of Rowlett. A good starting point for any development is to
schedule a Pre-Application Meeting after reviewing the Zoning and Development Handbook. The Handbook
provides an overview of the development review process. A Case Manager will be assigned to your project to assist
you throughout the development review process.
The Case Manager is charged with providing applicants with the applicable requirements for each project and
guiding the project through the entire development review process. The Case Manager will be your initial point of
contact to answer general questions, refer you to specific City Staff, update you on the status of your project, as
well as coordinate any meetings between you and City Staff. A Case Manager will be assigned to you during the
Pre-Application Meeting.
During the Pre-Application Meeting, the Case Manager will:
Document the question or project that you are presenting
Provide requested information
Provide overview of the application requirements including fee schedule and meeting schedule
Provide a project review timeline
Identify the zoning, platting status and the applicable development standards
To set up your pre-application meeting please fill out and submit the Self-Survey Form included on our website.
Meetings are held each Thursday afternoon beginning at 2:00 pm and lasting a half-hour to an hour per applicant.
Time slots are first come, first serve. The Self-Survey must be received no later than 12:00pm on Friday of the
preceding week to secure a time-slot. For additional questions regarding Pre-Application meetings please contact
the Planning & Zoning Division.
It is the goal of the Community Development Department to provide a timely and a responsive process that will
result in a positive development for the City of Rowlett.
Regards,
The Community Development Department
Community Development Department
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TABLE OF CONTENTS
I. City of Rowlett Development Process Overview …………….…………………...………………………………………….4 Overview of the Development Process Role of the Development Review Committee (DRC) Pre-Development Meetings Design Workshop/ Charrette How to Schedule a Pre-Development Meeting/ Pre-Application Survey Review Timeline Overview
II. Zoning Process ………………………………....………………………………………………………………..…………………………. 8
Zoning Types Zoning Process Flowchart Council and Commission Meetings
III. Site and Civil Process ….…………………………………………………………….………………………….………………………. 11
Development Types that Require Site Plans City Council Approval Required Development Review Process
IV. Platting …………………………………………………………………….………………………………………….………………………. 13
Exceptions from Platting Determining the Type of Plat Required Administrative Approval Process Planning and Zoning Commission Approval Process
V. Building Permits ……….……………………………………………………………………………….…………………………………. 16
Building Permit Process Timing of Building Permit Impact Fees Maintenance Agreements of Public Improvements
VI. Certificate of Occupancy ….……….……………………………………….…………………………………………………………. 17
Certificate of Occupancy Temporary Certificate of Occupancy
VII. Glossary …………………………………...…………………………………………………………….…………..………………………. 18
Terms
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DEVELOPMENT PROCESS OVERVIEW
In this section, you will find information regarding the overall development process, including the role and input
of the Development Review Committee and the purpose of pre-application/pre-development meetings.
Overview of Development Process
Development in the City of Rowlett typically requires the completion of several steps to move the project from
the beginning (initial application) to completion (issuance of Certificate of Occupancy):
Non-Residential & Multi-Family
ZONING of the property must permit the desired use.
SITE and CIVIL PLANS must be approved for the overall layout of the project.
Tract of land/lot must be PLATTED.
BUILDING PERMITS must be reviewed and issued prior to construction.
Issuance of CERTIFICATE OF OCCUPANCY.
Residential (Single-family)
ZONING of the property must permit the desired use and density.
Project must take place on a PLATTED tract of land/lot.
BUILDING PERMITS must be reviewed and issued prior to construction.
NOTE: All projects must pass INSPECTIONS of parking and utility infrastructure, tree and landscape, erosion and
sedimentation control, ESA protection, and building construction.
ZONING & PRE- PLATTING SITE, CIVILS &
PLATTINGBUILDING PERMIT
ZONING SITE PLANCIVIL
PLANSFINAL PLAT
BUILDING PERMIT
CO
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DEVELOPMENT REVIEW COMMITTEE
& PRE-DEVELOPMENT MEETINGS
Role of the Development Review Committee
The purpose of the City of Rowlett’s Development Review Committee (DRC) is to provide an efficient and effective
review process for citizens and developers. The DRC is comprised of members of various city departments that
work to ensure that development is in compliance with all City ordinances. The DRC is managed by the City of
Rowlett’s Community Development Department and is comprised of staff from the following areas: Planning,
Building Inspections, Engineering, Fire, Public Works, Code Enforcement, Parks, GIS, and Economic Development.
Pre-development Meetings
Pre-development meetings are designed to offer the applicant an opportunity to learn more about the City of
Rowlett’s development processes and requirements as well as to identify potential issues that may arise when
developing a site. Staff will provide applicable information related to the following: zoning, platting, site design,
building codes, fire codes, engineering and environmental review, tree preservation, etc.
Staff recommends that applicants request a pre-development meeting for the following types of projects:
New, ground up commercial or multifamily construction
New residential subdivisions
Expansion of an existing building or structure
Platting
Rezoning’s; Proposed uses not permitted in the current zoning districts
Development requiring public improvements
Development in the extraterritorial jurisdiction (ETJ)
If you have questions about whether you think a pre-development meeting would be helpful, contact the
Community Development Department-Planning Division at 972-463-3927.
Design Workshop/Charrette
For Form-Based Code development, a design workshop is required at the onset of a project. This collaborative
effort is intended to provide a framework from which the project will be built and ensures close adherence to the
Form-Based Code. In this meeting, the applicant will engage the City with their consultants while the Urban Design
Division will guide a concept plan brainstorming exercise in capturing and establishing the critical elements of the
project. Depending on the complexity of the site, the applicant should expect at least a couple hours dedicated
to the charrette.
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How to Schedule a Pre-development Meeting/Pre-Application Summary
A completed pre-application survey is required prior to scheduling a pre-development meeting. There is no fee
for a pre-development meeting, but a pre-application survey must be submitted on the Friday before the the
desired meeting date. The City of Rowlett’s Pre-development meetings are typically held each Thursday afternoon.
Meetings are scheduled on a first come, first served basis. You will be notified of your meeting date when your
pre-application survey has been accepted.
If you have questions regarding scheduling a Pre-development meeting, contact the Community Development
Department-Planning Division at 972-463-3927.
Review Timeline Overview
The following section describes the process in relation to the expected timeframes of each sequential
step. This timeline is subject to change, but represents an estimated timeframe based on a 15, 10 and 5
business day review cycle (with the applicant also resubmitting within a week of comments issued).
Should a fourth review be necessary, the timeline process will reset, and fees will be reassessed as a
new application. Any Council action will add 45 days after the application is finalized and all comments
are addressed.
PRE-DEVELOPMENT
MEETING
ZONING & CONCEPT
PLAN
PRELIMINARY PLAT (SF RESIDENTIAL ONLY)
CIVIL PLANS
SITE PLANS
FINAL PLAT
BUILDING PERMIT
CERTIFICATE OF
OCCUPANCY
10 DAYS
30 DAYS
30 DAYS
30 DAYS
30 DAYS
30 DAYS
15 DAYS
30 DAYS
COMPLETE
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REVIEW TIMELINES ARE AS FOLLOWS
Zoning
Zoning Verification Letter – Three (3) Business Days
Change of Zoning – Two (2) Months
Special Use Permit – Two (2) Months
Plat Applications
Preliminary Plat - Thirty (30) Days
Replat - Thirty (30) Days
Final Plat - Thirty (30) Days
Site Approval
Site Development and Civil - 7 calendar day 1st round
7 business day 2nd round
5 business day 3rd round
(max. 3 rounds and then resubmittal required)
Board of Adjustments & Variances
One (1) month from filing deadline
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ZONING PROCESS
Zoning is the classification of areas in the City into districts, within which various land uses are permitted, in order
to separate incompatible land uses and promote public health and safety. Zoning is one of the more effective tools
to achieving the City’s vision as described in the Comprehensive Plan. Any desired or proposed use must be
permitted within the zoning district governing the property. Zoning regulations can be found in Chapter 77-200 of
the Rowlett Development Code and___ of the Form Based Code.
Zoning Types
The following list represents the various zoning types that may be needed depending on the location or situation.
Any request for a change in zoning will follow the same review and notification cycle.
Rezoning – A rezoning is simply changing the zoning district over to another permitted zoning district
within the city. Because the criteria is already established, this is the simplest zoning action.
Planned Development – A Planned Development (PD) is intended to be utilized when a development is
establishing design criteria that is above and beyond what is typically required or permitted in a standard
zoning district. It is not intended to be used as a means of variance from typical design standards. All
requests for a Planned Development must contain a detailed concept plan, landscape and building
elevations.
Framework Plan – A Framework Plan is required when rezoning to a Form-Based Code District. A
Framework Plan must be accompanied by a detailed concept plan (Regulating Plan) and any request for
Major Warrants (described below). Should the property already be zoned appropriately, a Regulating Plan
for a multi-phased development will be required and may be administratively approved. For more
detailed information on the Framework and Regulating Plan please refer to the City of Rowlett Form Based
Code.
Special Use Permit – Depending on the district, certain uses may only be allowed via approval of a Special
Use Permit (SUP) by City Council. The SUP process is in place to ensure the proposed use will be
compatible with the surrounding district and remain in harmony with the Comprehensive Plan. City
Council has the authority to approve with additional conditions or restrictions that may help eliminate
any concerns they might have for allowing that use. A list of uses that are allowed by right or by SUP can
be found in the Table of Allowed Uses in the Rowlett Development Code. Since the base zoning must
establish the use, any use that is not allowed (A) or listed as SUP (S) is not eligible for requested use in
that district.
ZONING & PRE-
PLATTING SITE PLAN CIVIL PLANS FINAL PLAT
BUILDING PERMIT
CO
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Major Warrant - Major Warrants are not variances but are intended to establish a design standard or use
that, while not meeting the code requirement, provides an alternative that results in an improved
outcome. Major Warrants are intended to be incorporated in a detailed Framework or Regulating Plan.
For districts already established, a standalone Major Warrant is possible. For a list of uses that are only
allowed via Major Warrant, refer to the Table of Allowed Uses in the Form Based Code. Since the base
zoning must establish the use, any use that is not allowed (A) or listed as a Major Warrant (Maj W) is not
eligible for requested use in that district.
Zoning Process Flowchart
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COUNCIL AND COMMISSION MEETINGS The date, time, and place of regularly scheduled meetings are as follows (subject to change): City Council Meetings Planning & Zoning Commission Meetings 1st and 3rd Tuesdays of every month 2nd and 4th Tuesdays of every month Work Session: 6:30 pm Work Session: 6:30 pm Regular Session: 7:30 pm Regular Session: 7:00 pm City Hall Municipal Building City Hall Municipal Building 4000 Main Street 4000 Main Street For a complete schedule of Planning and Zoning Commission and City Council Dates as well as checklists and applications,
please follow this link to the city’s website: https://www.ci.rowlett.tx.us/230/Planning-and-Urban-Design.
SITE PROCESS
The Site (Development Plan) and Civil Plans is set of engineering and architectural plans that establish the key
components of a development’s layout and design, including the property boundaries, setbacks, landscaping,
lighting, building locations, elevations, and access and fire lanes. The site plan does not include construction
drawings and documents for buildings and other structures.
Upon approval, applicants will need to provide a final copy of the site plan set to the Community Development
Department. The case manager will obtain all the necessary signatures and provide you a copy to include in the
building permit packet.
Please note that if after three submittals staff determines that significant progress is not being made toward completing plans, a resubmittal fee equal to the original submission fee will be required and the review schedule will reset.
DEVELOPMENT TYPES THAT REQUIRE SITE PLANS
Site plans are required for the following development types:
Multi-lot, Multi-phased, Single Family Residential Development (abbreviated set within Civil Plans)
New non-residential development
New multi-family development
Multi-family expansion over 10 units or 10 percent of the number of existing units, whichever is less
Non-residential expansion over 100 square feet of the total square footage of the building
Reconstruction after demolition of a non-residential or multi-family development
New parking lots
New parking lot expansion
Parking lot restriping of six spaces or greater
ZONING & PRE-
PLATTING SITE PLAN CIVIL PLAN FINAL PLAT
BUILDING PERMIT
CO
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Redevelopment or reconstruction due to right-of-way acquisition for roadway projects
CITY COUNCIL APPROVAL REQUIRED
The following alternative/variance submittal types typically warrant approval via City Council or Board of
Adjustment, and would extend the typical development schedule by a maximum of 30 days:
Tree Survey Preservation Plan (TSPP)
Alternative Landscape Plan (ALP)
Major Warrants (Form-Based Code)
CIVIL PROCESS
The Site (Development Plan) and Civil Plans are a parallel and concurrent set of engineering and architectural plans
that establish the key components of a development’s layout and design, including the property boundaries,
setbacks, landscaping, lighting, building locations, elevations, access and fire lanes, and civil engineering drawings.
The site plan does not include construction drawings and documents for buildings and other structures.
Upon approval, applicants will need to provide a final copy of the site plan and civil plan sets to the Community
Development Department. The case manager will obtain all the necessary signatures and provide you a copy to
include in the building permit packet.
Please note that if after three submittals staff determines that significant progress is not being made toward completing plans, a resubmittal fee equal to the original submission fee will be required and the review schedule will reset.
ZONING & PRE-
PLATTING SITE PLAN CIVIL PLAN FINAL PLAT
BUILDING PERMIT
CO
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Development Review Process
Zoning submittals will follow the development review process. The process must be complete in
order to begin the notification, Planning and Zoning Commission and City Council hearing process.
Weekly application submittal is closed Monday at 3:00 PM. Any submittals received after the deadline are pushed to the following week. Refer to Public Schedules for filing deadlines.
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PLATTING
Platting is the process of subdividing and delineating land into smaller pieces of property. A plat will contain
easements and dedications necessary to provide for required infrastructure such as water, sewer, streets
sidewalks, and franchise utilities. During review, staff will ensure that the plat will comply with all zoning
requirements associated with that piece of land. After a Plat is approved, it is filed with Dallas or Rockwall County
and becomes the official legal description of the property.
All Plat applications shall abide by the requirements contained herein and be approved based on the approval
criteria in Section 77-806 of the Rowlett Development Code.
EXCEPTIONS FROM PLATTING
Before moving forward, check the list below to see if your development is exempt from platting:
Development occurring on an un-platted tract of land that has been in the same configuration since
January 1, 1960, and which does not require the extension of streets or public improvements (excluding
sidewalks) to support the development.
Division of property into two or more lots where the smallest lot is 40 acres or larger.
Additions or alterations to existing buildings where no drainage, street, utility extension or improvement,
additional parking, or street access change are required to support the development.
Dedication of easements or rights-of-way through separate instrument, if approved by the City.
Cemeteries complying with all state and local laws and regulations.
Divisions of land created by a court of competent jurisdiction.
A change in property ownership through inheritance or the probate of an estate.
DETERMINING THE TYPE OF PLAT REQUIRED
Preliminary Plats (which come immediately after zoning is approved) are only required for Multi-unit, Single Family
Residential Developments.
The Tree Survey Preservation Plan is required to be submitted at the time of Preliminary Plat.
ZONING & PRE-PLATTING
SITE PLAN CIVIL PLAN FINAL PLATBUILDING PERMIT
CO
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ADMINISTRATIVE APPROVAL PROCESS
1. Plat to be reviewed by DRC within 5 business days and routed to
applicant to address comments.
2. Once all comments are addressed and the document is finalized,
the case manager issues approval for the plat to be signed.
3. Once the final document with signatures are received, staff
routes the plat for addressing (when applicable).
4. The city signs the document and releases it back to the applicant
for filing. Once the Plat is filed, the applicant will provide a copy back
to the City for recordation.
PLANNING AND ZONING COMMISSION APPROVAL PROCESS
1. Plat to be reviewed by DRC within 5 business days and
routed to applicant to address comments. Notification
procedures for Replats come into play during this
phase (Section 212:015 of the Texas Local Government
Code).
2. Once all comments are addressed and the document is
finalized, the case manager places the plat on the
Planning & Zoning Commission agenda.
3. The Planning & Zoning Commission holds a meeting to
take action on the plat. The Commission serves a
purely ministerial function in this capacity.
4. Once approved the final document with signatures are
received, staff routes the plat for addressing (when
applicable).
5. The city signs the document and releases it back to the
applicant for filing. Once the Plat is filed, the applicant
will provide a copy back to the City for recordation.
*For P&Z calendar please see previous section entitled Council and Commission Meetings.
APPLICATION AND
REVIEW
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BUILDING PERMIT
The purpose of a building permit is to ensure that vertical structures are properly designed in accordance with
health and safety codes such as the International Building Code, the International Fire Code and the International
Energy Code. A building permit is required prior to the construction, alteration, remodel, repair or expansion of
new and existing structures in the City of Rowlett. Upon issuance of a building permit, construction may begin.
TIMING OF BUILDING PERMIT
Building permits will not be accepted without approved Civil Plans for new construction and property
being platted.
For Single Family Residential developments, infrastructure must be accepted, and open space landscaping
and amenities must be fully installed (per the adopted Landscape Plans) prior to building permits being
issued.
Within the Form Based Code Districts, either a mandatory Public Improvement District (PID) shall be
created or a development agreement will be executed between the developer and the City to ensure
adequate funding for maintenance in perpetuity and replacement of Streetscape, Open Space, Trail
System, fencing, irrigation, and other common areas before infrastructure can be accepted.
Impact fees shall be assessed at the time the plats are released for recordation. No building permit shall
be granted for new construction of any property nor shall any original water or sewer service connection
be made, or service commenced unless and until impact fees required are assessed and collected or a
contract providing for payment as approved by the city is entered into.
No building permit shall be issued for a lot or building site unless the lot or site has been officially recorded
by a final plat approved by the City of Rowlett, and all public improvements as required for final plat
approval have been completed.
ZONING AND PRE-PLAT
SITE PLANFINAL PLAT
BUILDING PERMIT
CO
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CERTIFICATE OF OCCUPANCY
The Certificate of Occupancy (CO) is a document which certifies a non-residential or multi-family building is safe
for human occupation. Obtaining a CO is the final step in the development process. Without a CO, a project may
not open for business. After construction is complete and all inspections have been passed, the Building Official
will issue a Certificate of Occupancy that allows the building to open for business.
No Certificate of Occupancy shall be issued for a building or use of property unless all subdivision
improvements have been completed and a final plat approved by the city has been recorded.
No Certificate of Occupancy shall be issued prior to the complete installation and approval of the irrigation
system as indicated on the approved landscape and irrigation plans.
*Please note that a CO is not required for the occupation of a single-family or duplex structure. That being said,
occupancy of a model home will follow the CO process.
TEMPORARY CERTIFICATE OF OCCUPANCY
The City of Rowlett does not allow TCO and requires a full CO process for occupancy. For multi-phased programs,
a CO discussion is required at time of pre-construction and shall be established to deliver a minimum of lot and/or
block completion.
For new construction, additions, remodels, and tenant finish-outs, a CO will be automatically issued after receiving
a green tag at final inspection. A separate CO application is not required.
A CO application is required for the following:
Change in name of an existing building
Change in ownership of an existing structure
Change in ownership of an existing business
Change in tenant
*For more information regarding the CO process, please contact the Building Inspections Division at (972) 412-6101.
ZONING & PRE-
PLATTING SITE PLAN CIVIL PLANS FINAL PLAT
BUILDING PERMIT
CO
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GLOSSARY Annexation: land area that is incorporated into an existing district or municipality; the incorporation changes the
boundaries of the annexing jurisdiction.
Building Permit: a document signed by the Building Official or their authorized representative as a condition
precedent to the use, erection, construction, demolition, moving, installment, or portion of a structure or building,
which acknowledges that such use or building complies with the provisions of the Rowlett Development Code, an
authorized variance, or Special Use Permit.
Certificate of Occupancy: certificate issued by the Building Official for the use of a building, structure, or land
when it is determined by the Building Official that the property complies with the provisions of all applicable city
codes.
Comprehensive Plan: Realize Rowlett 2020 and the 2019 City of Rowlett Comprehensive Plan Update, which is
the city-wide comprehensive plan of the City of Rowlett.
Conveyance Plat: an interim plat recording the subdivision of property or defining a remainder of property
created by the approval of a final plat for the purpose of conveying land
Development Plat: a plat reflecting new construction or the enlargement of any exterior
dimension of any building, structure, or improvement on property previously final platted or not required to be
platted
Easement: a non-possessory interest in another's land that entitles the holder only to the right to use the
land in the specified manner
Extraterritorial Jurisdiction (ETJ): unincorporated area contiguous to the city's corporate
Boundaries
Minor Plat: A subdivision resulting in four (4) or fewer lots, which does not require the creation of new streets
or the extension of municipal facilities, and does not generate an average daily vehicular traffic count of a
thousand or more vehicles
Permitted Use: a lot use that is allowed as a matter of right, and is subject to the restrictions of
the zoning district
Plat or Final Plat: a map of a subdivision, addition, or development to be recorded in the County Clerk Plat
Records after approval by the Planning and Zoning Commission or the Development Review Committee
Preliminary Plat: a map showing the features of a proposed development for the purpose
of preliminary consideration prior to the submission of a final plat
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Project: a specific development on an identifiable parcel of land
Public Improvements: the necessary infrastructure facilities that are constructed as part of a
development, including streets, water, sewer and sidewalks
Replat: a change in a map of an approved or recorded subdivision plat if such change affects
any street layout on such map, lot lines, or area reserved thereon for public use
Site Plan Review: the evaluation of a development and its impact on neighboring properties and the community;
development impacts are evaluated to the following: land use; site design; landscape design; environmentally
sensitive areas; architecture; lighting; signs; clearing and grading; engineering design; health and safety; and other
adopted standards and criteria of the City of Rowlett Development Code
Site Plan: a document which details the layout of the site, including utilities, fire access, parking
and driveways, sidewalks, building footprint, etc.
Subdivision: the division of a tract of land into lots, either improved or unimproved, which
can be separately conveyed by sale or lease, and which can be altered or developed
Temporary CO (TCO): the division of land into two (2) or more lots, tracts, sites, or parcels