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The Community Development Department

ZONING & DEVELOPMENT HANDBOOK

April 2020

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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