CITY OF GARLAND Engineering Department 800 Main Street, 3rd Floor Garland, Texas 75040 Site Development Assistance Guide PREFACE The City of Garland Engineering Department’s mission is to assist the development and improvement of property in a way that protects the public’s health, safety, and welfare while maximizing the lasting value and quality of development in the City. Effective Date: 7/22/09 Page 1 PREFACE....................................................................................................................................1 1 INTRODUCTION....................................................................................................................5 2 DEVELOPMENT PROCESS..................................................................................................5 2.1 Pre-Submittal Meeting.......................................................................................................5 2.2 Technical Review Committee (TRC).................................................................................6 2.3 Development Request / Required Plan / Submittal Department....................................6 2.3.1 Concept Plan.................................................................................................................7 2.3.2 Specific Use Permit and Site Plan.................................................................................7 2.3.3 Planned Development District / Detail Plan...................................................................7 2.3.3.1 Water and Sewer Capacity Analysis...........................................................................8 2.3.3.2 Schematic Drainage Plan and Capacity Analysis.......................................................9 2.3.3.3 Environmental Feature Assessment.........................................................................10 2.3.3.4 Traffic Impacts/Major Thoroughfare..........................................................................10 2.3.4 Permitted Use..............................................................................................................10 2.3.5 Preliminary / Final Plats...............................................................................................11 2.3.5.1 Sidewalk Escrow.......................................................................................................12 2.3.5.2 Right of Way and Easement Abandonment..............................................................12 3 CONSTRUCTION PLAN SET UP REQUIREMENTS..........................................................12 3.1 CAD Layer / Level List.....................................................................................................13 3.2 Sheet Size and Cover Sheet...........................................................................................14 3.3 Drawing Scales................................................................................................................14 3.4 Text Size and Line Weights............................................................................................14 3.5 Title Blocks......................................................................................................................14 3.6 Benchmarks.....................................................................................................................14 3.7 Record Drawings Request..............................................................................................15 3.8 Seal/Signature..................................................................................................................15 3.9 Reports.............................................................................................................................15 4 CONSTRUCTION PLAN REQUIREMENTS FOR SITE PERMIT........................................15 4.1 Special Details.................................................................................................................20 Effective Date: 7/22/09 Page 2 5 INTERDEPARTMENTAL CONSTRUCTION PLAN REVIEW PROCEDURE......................20 5.1 Purpose............................................................................................................................20 5.2 Submittal Procedure........................................................................................................21 5.3 Interdepartmental Compliance Review Procedure.......................................................21 5.3.1 Comment Response Sheet (Developer)......................................................................22 5.3.2 Design Compliance Consultation and Contact List......................................................22 5.4 Plan Review Cycle Time..................................................................................................24 5.5 Other Permits / Supporting Documents........................................................................24 5.5.1 License Agreements....................................................................................................25 6 FEES....................................................................................................................................26 6.1 Engineering Review and Inspection..............................................................................26 6.2 Pro – rata..........................................................................................................................26 7 PLAN APPROVAL...............................................................................................................26 8 PRE-CONSTRUCTION AND SITE PERMITTING ...............................................................27 9 CONSTRUCTION.................................................................................................................27 9.1 Plan Revisions.................................................................................................................27 10 FINAL ACCEPTANCE......................................................................................................28 10.1 Oversize Reimbursement................................................................................................28 10.2 RECORD DRAWINGS......................................................................................................28 10.2.1 Digital Data..................................................................................................................29 11 APPENDIXES ...................................................................................................................30 11.1 Appendix 1 - Comment Response Sheet.......................................................................30 11.2 Appendix 2 - Plan Completeness Checklist..................................................................32 11.2.1 General Information.....................................................................................................32 11.2.2 Site Plan (include w/ non-residential submittals) .........................................................33 11.2.3 Paving..........................................................................................................................35 11.2.3.1 Driveways..............................................................................................................35 11.2.3.2 Street Paving.........................................................................................................36 11.2.4 Grading........................................................................................................................38 11.2.5 Drainage......................................................................................................................39 11.2.6 Detention Basins .........................................................................................................43 11.2.7 Water...........................................................................................................................44 11.2.8 Sanitary Sewer............................................................................................................46 Effective Date: 7/22/09 Page 3 11.2.9 Stormwater Pollution Prevention Plans / Narrative......................................................48 11.3 Appendix 3 - Cover Sheet General Notes......................................................................50 11.4 Appendix 4 - Impervious Area Status Sheet .................................................................52 11.5 Appendix 5 - Example Detention Pond Manual & General Notes................................53 11.5.1 Detention Basin General Notes...................................................................................66 11.6 Appendix 6 - License Agreement...................................................................................75 11.7 Appendix 7 - TXDOT Permits..........................................................................................79 11.8 Appendix 8 - Flood Plain Development Permits...........................................................81 11.9 Appendix 9 - Final Acceptance Checklist......................................................................84 11.9.1 Non-Residential Development.....................................................................................84 11.9.2 Residential Development.............................................................................................89 11.10 Appendix 10 - Vacations / Abandonments / Utility Contacts....................................96 11.10.1 Franchise Utility Companies...................................................................................101 11.11 Appendix 11 – Vendor Application and W-9.............................................................104 11.12 Appendix 12 - Water and Wastewater Master Plans................................................105 Effective Date: 7/22/09 Page 4 1 INTRODUCTION Site development plan review is an integral component in the City’s administrative process that enforces standards and regulations on private development and land use. Depending on your plans, development review can comprise several separate approval processes and can involve as many as ten different City Departments. From pre-submittal to final acceptance, this step by step guide discusses the Engineering Department’s role in the approval process for private development projects and provides answers to fundamental questions you might have. The first two chapters provide a brief overview of the development process from the initial pre- submittal meeting to plans required to process typical development requests. Then, construction plan setup requirements, interdepartmental review procedures and plan approval and site permitting are discussed. Final acceptance and record drawing proccedures are covered last. Twelve appendixes are provided with supporting documents you may need, including plan completeness and final acceptance checklist, an example detention pond manual, license agreement form, as well as Flood Plain and TXDOT permit forms. This guide is not intended to provide every technical detail. Always check with the appropriate staff member and review the Development Guide before you begin. If anything in this guide is in conflict with any code, regulation or other requirement, code, regulation or other legal requirement, it supersedes the information presented herein. 2 DEVELOPMENT PROCESS 2.1 Pre-Submittal Meeting Most private development activities begin with a pre-submittal meeting with the City’s development review staff. The Planning Department conducts the meeting with representatives from Transportation, Fire, Garland Power and Light, Building Inspection, and Engineering. These meetings are generally broad in scope and intended to provide potential applicants general information related to zoning, platting, review parameters, plan submittal requirements, and permit processing procedures. Departmental representatives will typically offer an initial reaction to the project, identify design constraints, and considerations that should be addressed prior to plans being formally submitted for review. Engineering staff will identify known City utility lines and flood plains near and adjacent to the project, special studies that may be required, review timeframes and fees to expect. Applicants are provided with the steps to take to get Detail Plan and Construction Plan approval. We cannot guarantee that all relevant issues will be identified. Generally, the depth and completeness of all staff responses to your specific questions depends on the amount, depth and accuracy of the information you provide. We strongly encourage that the development’s principal engineer or architect attend the meeting. Given its preliminary nature, the meeting does not constitute a formal review or final determination of standards and conditions of approval. Many times, for projects involving zoning and platting the result of the pre-submittal meeting reveals the need for a public hearing and approval by the Plan Commission or City Council. If your project requires a public hearing, it must first be reviewed by the Technical Review Committee (TRC). Effective Date: 7/22/09 Page 5 2.2 Technical Review Committee (TRC) The Engineering Department’s Development Review Group coordinates the interdepartmental review of schematic and site engineering construction plans reviewed by the TRC. The table below identifies the plans normally required for different types of development request. For request involving public hearings, submit plans at least one week prior to the Planning Department’s zoning and platting filing deadline. In addition to plans identified below, consult the pre-submittal meeting notes and the Development Guide for all applicable supporting information you need to submit with your request. 2.3 Development Request / Required Plan / Submittal Department Development Request Site Schematic Environ- Traffic Building Permit Construction Plan Plan mental Impact Plan Plans Plans for Site Permitting (submit 4 sets) (submit 3 sets ) (submit 5 sets) Concept Plan (Zoning) ▲♦ ♦ ▲♦ ♦ Planned Developments Districts ▲ Specific Use Permit (SUP) ▲ ● SUP w/ ≤ 5000 SF Land Disturbance, no new utility taps ▲ ♦ SUP w/ ≥ 5000 SF Land, Disturbance, new utility taps ● Permitted Use ≤ or ≥ 5000 SF, no new utility taps Permitted Use ≤ 5000 ♦ SF, new utility taps ♦ Permitted Use ≥ 5000 SF, new utility taps ♦ Preliminary Plat (Submit to Planning Dept ) Final Plat (Submit to ♦ Planning Dept ) Submit plans to: ● Building Inspection Department, Building Permit Submittal, 800 Main Street, 2nd Floor ▲ Planning Department, Specific Use Permit, Planned Development District and Plat Submittals, 800 Main Street, 2nd Floor ♦ Engineering Department, Schematic Plans and Construction Plans in conjunction with platting and Site Permit submittals, 800 Main Street, 3rd Floor Effective Date: 7/22/09 Page 6 2.3.1 Concept Plan When an exhibit is provided with a request include a vicinity map, locate and label rights of way, easements, street names, proposed access points, flood plains, and notable site features. 2.3.2 Specific Use Permit and Site Plan Specific Use Permit request typically require a site plan. Staff site plan reviews focus on the land use, arrangement of improvements, relationship with adjoining properties, delivery of city services, site drainage and construction issues. Site plans to be used in construction of public and private improvements must be accurately and legibly drawn to scale with dimensions of existing and proposed features including but not limited to: (cid:190) rights of way, easements, property lines, (cid:190) paving, sidewalks, (cid:190) on- and offsite improvements, (cid:190) ground mounted equipment and structures (cid:190) flood plains, detention ponds, (cid:190) grading and drainage improvements with exact points of connection to the public system, and (cid:190) public water and sanitary sewer lines indicating exact points of connection. Standardization facilitates quicker reviews and approvals. Please include all applicable site plan elements identified in the Site Plan Elements Checklist in Appendix 2 on your site plan to be used for construction. 2.3.3 Planned Development District / Detail Plan Most Planned Development Districts also require a Detail Plan. When required, it becomes part of the ordinance with specific conditions and stipulations approved by Plan Commission and City Council. It is important that the Detail Plan identify and locate existing and proposed rights of way, drainage facilities, flood plains, landscape buffers, utility lines and easements, since these features have a strong influence and often dictate the placement of structures, parking, and other permanent site improvements. In order to properly evaluate the Detail Plan, schematic utility and drainage drawings are required. Basically, the schematic shows the project can work with the existing infrastructure or if it can’t, it identifies any needed on- or offsite improvements. The schematics, while not to the level of detail of construction drawings, allows staff the means to assess the project’s potential impact on surrounding properties, infrastructure and flood plains. The importance of these plans cannot be overemphasized. Frequently, inadequate schematics are detrimental to all succeeding project phases. Staff may waive the need for certain aspects of the schematic plans. This occurs when a development’s impact on surrounding infrastructure and other properties are minimal; or when the adequacy of existing infrastructure is not in question. Submit 4 complete sets of schematic plans to the Engineering Department at least one week prior to submitting an application to the Planning Department. Effective Date: 7/22/09 Page 7 Schematic Plan General Requirements Plans must be accurately drawn to an Engineer’s scale with a minimum text height of 0.10 of an inch. Plan sheets shall be 24”x36” bordered sheets. Provide a title block in the lower right corner of the sheet showing subdivision name, lot / block, Engineers name, phone number, address, email, and scale. Plan layout, graphics and notes must be presented in a clear and uncluttered manner acceptable to the Engineering Department. All schematic plans shall include: (cid:190) A case number and vicinity map, including north arrow, clearly showing the project location. (cid:190) Provide a legend on all plan sheets and/or identify symbols on all plan sheets used on the drawing. (cid:190) Locate and label landscape buffers, property boundaries, ownership, right of way, common areas and maintenance entity, and topography on and within 50 feet of the project. Two foot contour interval topographic maps are available from the Engineering Department Records Division for a small fee. (cid:190) Locate and label existing and proposed water, storm, and sanitary sewer lines on and within 50 feet of the project. Identify sizes, alignments, easements with recording information, appurtenances, all non-city utility line alignments and easements with recording information; note conflicts. Locate and label offsite drainage and utility lines with proposed easements that will be required to service the development. (cid:190) Locate and label future streets, water lines, and storm and sanitary sewer improvements near the development as defined in the City’s current Capital Improvement Program, Major Thoroughfare and Master Utility Plans in Appendix 12. (cid:190) Development requiring phasing, indicate how each phase can exist as a stable independent unit consistent with Code provisions for providing safe access and City services. Usually record drawings are needed to properly complete this phase, the Engineering Department has these and two foot contour interval topographic maps, along with locators for existing water, sewer, and storm sewer lines. These are available from 8 am to 5 p.m. on a walk-in basis at our office at 800 Main Street on the 3rd floor. There is a small fee for printing each record drawing, topographic map and locator. Plans are not pulled ahead of time; an Engineering technician will assist the Developer’s Engineer with copying drawings. 2.3.3.1 Water and Sewer Capacity Analysis Capacity analysis for water systems shall define the development’s peak hourly demand in gallons per day and fire flow requirements. State the source of the domestic and fire flow quoted, such as the latest edition of the International Building and Fire Codes, industry specific historical data, or other authoritative source. Contact the Water Manager at 972-205-3209 to set up fire hydrant flow test. In the absence of historical and existing flow data, all capacity analyses shall use the daily wastewater flow – gallons per person and other generally accepted parameters established by Effective Date: 7/22/09 Page 8 the Texas Commission on Environmental Quality. The analysis must verify that the existing trunk lines can handle the increased demand generated by the proposed development. Include a service area map of the trunk line(s) servicing the development. Define on the service area map the peaking factor, infiltration/inflow contribution and fully developed population used. Determine and define on the service area map the average daily and peak domestic flow in gallons per day in the trunk main and projected contribution generated by the development. Note and provide supporting exhibits and references for variables assumed and used. Identify any existing or projected major commercial / retail, industrial, and institutional contributors if present or proposed within the service area. Capacity and velocity calculations (≥ 2 fps) shall be based on the sewer flowing half full for line segments less than 12-inch in diameter, and two- thirds full for larger lines. Indicate on the service area map any improvements to be made by the Developer that may be necessary to existing facilities that are affected by the proposed development. Proposed Developer installed utility lines shall be designed using fully developed conditions and the City’s Master Utility Plans. 2.3.3.2 Schematic Drainage Plan and Capacity Analysis (cid:190) Include an engineer-scaled drawing showing the topography of the property on and within 50 feet of the development, along with all other applicable information defined in this section. Two foot contour interval topographic maps are available from the Engineering Department’s Records Division for a small fee. (cid:190) Provide a drainage area map for pre- and post-developed conditions; where applicable include offsite contributing areas. (cid:190) Locate and identify existing and proposed drainage patterns, storm sewer layout, sizes, inlets, retaining walls, total additional imperviousness, 100-year runoff entering and leaving the site and disposition of the stormwater runoff before and after development. Where applicable label public and private storm sewer segments. (cid:190) Be advised, the Code of Ordinances stipulates that building finish floors must be a minimum of 2 feet above the top of curb at the lowest point of primary drainage. The analysis must show that the development will be reasonably safe from flooding during the 100-year storm. (cid:190) Define how the existing system will function under the new loading. (cid:190) Where required, show the location and preliminary sizing of offsite improvement required to connect to the public drainage system, including any easement needs. (cid:190) Locate and label any amenity, retention and detention pond(s), easement(s), and outlet structure(s), include preliminary sizing calculations. Define water quality enhancement feature and probable location; provide dimensional control from property lines. (cid:190) Plot and label the FEMA effective 100-year flood plain, reclamation areas, ditches, creeks, ponds, wetlands, and mitigation areas on and within 100 feet of the development. For development along Rowlett and Spring Creek, use the 100-year fully developed flood plain per the1988 Rowlett and Spring Creek Flood Plain Management Study. Effective Date: 7/22/09 Page 9 (cid:190) If flood plain reclamation is proposed provide bound copies and a compact disk of the effective, pre- and post-project computer models along with all supporting information such as cross sections, profiles, and work maps. (cid:190) The City of Garland requires changes to the effective FIRM maps and FIS documents if any of the following occurs as a result of proposed work in a designated 100-year flood plain: 1. A change in water surface elevation 2. A change in the floodplain boundaries 3. A physical change to the hydraulic model (e.g., fill or excavation, roadway, structures). The Developer is solely responsible for obtaining any necessary conditional letter of map revision (CLOMR), letter of map revision (LOMR), and/or letter of map amendment (LOMA) approval from FEMA. FEMA charges a review fee for processing these requests. Contact FEMA for current rates and submittal requirements. 2.3.3.3 Environmental Feature Assessment Environmental feature assessments shall include a delineation of onsite flood plains, creeks, seeps, springs, steep slopes, significant tree clusters, landfills, underground storage tanks, archaeological features, wetlands and Waters of the U.S. This information does not need to be on a separate sheet. Keep in mind, State and Federal permits may be required when developing property particularly when development occurs within the floodplain, along Waters of the U.S. or on property containing wetlands. Define whether State or Federal permits are expected. It is critically important that you contact State and Federal agencies early in the process so their requirements can be incorporated into your development plan and schedule. While staff will attempt to inform you what permits may be required it is your responsibility to comply with all State and Federal regulations. 2.3.3.4 Traffic Impacts/Major Thoroughfare Indicate the location of local, collector and arterial streets within and adjacent to the development, define right of way widths, access points to abutting streets and site visibility triangles. Identify proposed right of way dedications required by the Major Thoroughfare Plan. 2.3.4 Permitted Use A project on land that is already platted and the use is permitted may submit plans for Site and/or Building permit construction plan review. Generally, these projects fall into four main categories; 1. Less than 5,000 square feet land disturbance, with no new utility connection; 2. Less than 5,000 square feet land disturbance, with new water, sanitary sewer, or storm sewer connections in public rights of way or easements; 3. Greater than 5,000 square feet but less than one acre land disturbance, with no new utility connection; and 4. Greater than 5,000 square feet land disturbance with new water, sanitary sewer, or storm sewer connections in public rights of way or easements. Effective Date: 7/22/09 Page 10