Site Plan Application and Checklist - Denton, Texas...Jun 26, 2017 · Site Plan Application and Checklist INSTRUCTIONS: Site plans are required for all multi-family and non-residential

D E P A R T M E N T O F D E V E L O P M E N T S E R V I C E S Development Services Center – 215 W. Hickory Street – Denton, Texas 76201 voice: (940) 349-8541 www.cityofdenton.com

Effective Date: 6/26/2017

Site Plan Application and Checklist INSTRUCTIONS: Site plans are required for all multi-family and non-residential building sites, including all schools, institutions and religious facilities. Every application must be accompanied by a complete set of plans and drawings. The applicant is encouraged to request a Pre-development meeting with the Development Review Committee (DRC) to determine the extent of plans needed for review.

The Development Services Department reviews each site plan submittal based on the items on the application and checklist.

Owner Information and Authorization:

Name: Company Name: Address:

Telephone: Email: CHECK ONE OF THE FOLLOWING: I will represent the application myself; or

I hereby designate (name of project representative) to act in the capacity as my agent for submittal, processing, representation, and/or presentation of this development application. The designated agent shall be the principal contact person for responding to all requests for information and for resolving all issues of concern relative to this application.

I hereby certify that I am the owner of the property and further certify that the information provided on this development application is true and correct. By signing below, I agree that the City of Denton (the “City”) is authorized and permitted to provide information contained within this application, including the email address, to the public. The City is also authorized and permitted to reproduce any copyrighted information submitted in connection with the application, if such reproduction is associated with the application in response to a Public Information Request.

Owner's Signature: Date:

STATE OF TEXAS COUNTY OF BEFORE ME, a Notary Public, on

this day personally appeared (printed owner’s name) the above signed, who, under oath,

stated the following: “I hereby certify that I am the owner, for the purposes of this application; that all information submitted

herein is true and correct.”

SUBSCRIBED AND SWORN TO before me, this the day of , 20 .

Notary Signature (seal)



Property Information:

Parcel Description (Existing platted subdivision name, block and lot designation; if unplatted, proposed):

Street Address: Parcel ID# (required):

Current Zoning: Square Foot of Building:

Total Acres:

Submittal Requirements:

Site Plan Application and Checklist with original/notarized signatures of the property owner.

Appropriate application fees(s).

Narrative describing the proposed use of the building.

Provide a Preliminary Drainage Study prepared in accordance with the City of Denton Drainage Criteria Manual.

Provide a completed Traffic Impact Analysis (TIA) Determination Form.

Exhibits A through Q, as described in the sections below. Each exhibit must be submitted or uploaded as a separate sheet, titled with the word “Exhibit” and the corresponding letter and title.

If an exhibit is not provided, please explain in the Project Narrative why it is not applicable.

All exhibits must meet each of the following criteria: o Must be on a sheet sized 24” x 36”. o Must be drawn and sealed by a registered surveyor, registered architect, or registered engineer. o Must be clear and legible.

o Use a variety of line types and line weights. o Do not use gray-scale shading; use stipple shading instead. o Do not screen information.

o A clear 3” x 3” box located in the furthest lower right-hand corner of each sheet.

o Must include a title block located on the right-hand side of each exhibit. The title block shall contain: o Exhibit name (formatted as “Exhibit J

– Utility Plan”) * If Exhibit contains multiple sheets use the following format: Exhibit K1 – Construction Details, Exhibit K2 – Construction Details

o P roject name

o City project number o Legal description (subdivision name,

lot and block designations) o Gross acreage o City, county, and state name o Survey and abstract name o Date of preparation.

o Must include a north arrow, graphic scale, and written scale in close proximity to each other. o Must include a notation of scale, which must be an engineering scale. An appropriate scale for a site

plan is 1” = 10’, 20’, 30’, 40’, or 50’. Architectural scales are not acceptable. o Must include a legend for any graphic symbols used.



Exhibit A: Cover Page (check if provided/NA if not applicable)

Vicinity map of the site that must include the subject property, north arrow, scale (or labeled “not to scale”), and adjacent thoroughfares within a one mile radius of site.

Sheet index to include all of the Exhibits exactly as shown below. If an Exhibit is not applicable, replace the document title with “Reserved.” If an Exhibit contains multiple sheets, list all sheets in consecutive order (ex. K1, K2, K3 etc). o Exhibit A: Cover page o Exhibit B: General Notes o Exhibit C: Final Plat o Exhibit D: Existing Conditions and Environmentally Sensitive Areas (ESA) o Exhibit E: Demolition Plan o Exhibit F: Erosion and Sedimentation Control Plan o Exhibit G: Site Information/ Site Dimension Plan o Exhibit H: Existing and Proposed Drainage Area Map o Exhibit I: Fire Access Plan o Exhibit J: Utility Plan o Exhibit K: Construction Details o Exhibit L: Traffic Control Details o Exhibit M: Landscape Plan o Exhibit N: Tree Survey and Preservation Plan o Exhibit O: Architectural Elevations o Exhibit P: Photometric Plan o Exhibit Q: Grading Plan

Dates for preparation, submittal, and revisions. Preparer’s name. Owner’s name. City Project number. Project name and address. Project description. (See example on the next page) Existing Zoning and Proposed Land Use. Any other information which may be required by the Director of Development Services or designee, to

determine that the application is in compliance with the codes and ordinances of the city. Cover page example on the next page.







Exhibit B: General Notes (check if provided/NA if not applicable) List any general construction notes, ordinance requirements specific to site, etc.

Exhibit C: Final Plat (check if provided/NA if not applicable)

Provide a copy of the recorded final plat of the property (all sheets).

Exhibit D: Existing Conditions and ESA (check if provided/NA if not applicable)

Provide a layout of the existing conditions on the site including: sidewalks, building footprints, streets, proposed roads identified on the Roadway Component of the Mobility Plan; easements, driveways, parking areas.

Show the topography of the existing land included within the development as shown by contour lines of two (2) foot vertical intervals (available at the Engineering Department). Topography shall be based on NAVD 1988 datum.

Show the location of any existing or proposed driveways/curb cuts that access or are proposed to access any existing or proposed arterial or collector street located within the development, adjacent to the development or within 200 feet of the boundary of the development.

Show locations and extent of all Environmentally Sensitive Areas (ESAs) on site.

A determination, by the U.S. Army Corps of Engineer or a qualified environmental scientist with a delineation certified by the Corps, of the presence or absence of jurisdictional wetlands and water of the U.S., and an indication of the location of any jurisdictional wetlands, if applicable.

Culverts, driveways, or bridges and associated land disturbances.

Building envelopes for existing, new, or redevelopment parcels.

Copy of Section 404 Nationwide Permit or a Letter of Permission from the U.S. Army Corps of Engineers, if applicable.

Limits of clearing, grading, grubbing, excavation, and/ or stockpiling activities.

Install ESA protection, if applicable.

Contact Watershed Protection for an inspection of ESA protection in conjunction with erosion and sediment control inspection. Contacts: [email protected] (940) 349-7153 or [email protected] (940) 349-8203.

Exhibit E: Demolition Plan (check if provided/NA if not applicable)

Provide a layout of the site that identifies the limits of construction and the area proposed to be demolished, including but not limited to: driveways, curbs and gutters, parking, sidewalks, utility lines, and trees as applicable.

Please identify the location of the temporary construction trailer and temporary spoils piles.

Include a legend that identifies items to be demolished with shading and symbols.



Ex Erosion and Sedimentation Control Plan (check if provided/NA if not applicable)

Locations and details of temporary erosion/sediment control devices and best management practices (BMPs) for all phases of development.

Natural drainage features (arrows to show flow direction) for both existing and proposed conditions.

General erosion control notes – refer to City of Denton Drainage Criteria Manual.

Construction entrance detail.

Location and details of temporary sediment basin(s), required if drainage area is 10 acres or greater.

Permanent stabilization detail.

Designated concrete washout area.

Install perimeter erosion and sediment controls and contact Watershed Protection for an initial inspection. Contacts: [email protected] (940) 349-7153 or [email protected] (940) 349-8203.

Refer to the NCTCOG website for iSWM Design Manual for Construction Control - http://iswm.nctcog.org/Documents/technical_manual/Construction%20Controls_9-2014.pdf

Exhibit G: Site Information and Dimension Plan (check if provided/NA if not applicable)

Show property boundaries/lot lines. Label distances and bearings or curve data as appropriate. These must match the approved plat.

For expansions of existing sites, please delineate the limits of construction.

Label lot and block designations. Also, label lot area for each lot in acres and square feet.

Show the location, and dimension of all existing and proposed easements on and adjacent to the site.

Show the location, dimension, use and arrangement of all proposed buildings on the site.

Note site/building computations in chart form using the Site Data Table Form (attached) showing the amount required and provided: height in stories and feet, total building area, total lot area, floor area ratio, total impervious area (lot coverage), total open space area, number and size of dwelling units in multifamily developments, number of bedrooms in multifamily developments, and number of both impervious and pervious parking spaces.

Site Data Table Format Site Data Table Required Provided

Lot Area Minimum:

Building Area*

Building Footprint Area

Lot Coverage Maximum:

Landscape Area Minimum:

Floor Area Ratio (FAR) Maximum:

Building Height Maximum:

Density** Maximum: Parking Ratio

Permeable Parking Spaces

Accessible Parking Spaces

*If the building will contain multiple uses list the type of uses and the floor area of each use. **If the project is for multifamily development, include the number of bedrooms per unit count.



Minimum yard and buffer dimensions, and where relevant, relation of yard dimensions to the height of any building or structure.

Show and label front, side, and rear yard building setbacks.

Show and label vehicle circulation lanes, private drives, fire lanes, and driveways. Include pavement construction (e.g. asphalt, concrete, etc.) of all circulation elements. Dimension pavement widths, and /or easement widths, driveway throat widths, radii, and distances between driveways and intersecting streets. Show intended vehicle circulation pattern.

Label and dimension all parking stalls, loading spaces and access aisles, sidewalks, walkways and pathways.

Parking for disabled persons should be designed per the requirements of the City of Denton Transportation Criteria Manual.

Show the location and size of proposed streets, right-of-way, and alleys with location of all street medians and intersections adjacent to the area of request.

Show the location and dimension of all visibility clips.

Show the location, size, and arrangement of all outdoor signs (pole signs, ground signs, and wall signs).

Show the location and height of all fences and gates (including a dimensioned fence detail and fence materials).

Show and label the type and height of screening walls, and retaining walls.

Show the location of any on-site solid waste and recyclables storage containers. Note the type and height of the container screening.

If the proposed use is a place of assembly such as a restaurant, bar, or church, include a floor plan which includes table layout and proposed seating.

Exhibit H: Existing and Proposed Drainage Area Map (check if provided/NA if not applicable)

A drainage area map at a 1”=200’ scale or larger showing all existing offsite and proposed onsite drainage areas with points of concentration/discharge and contours at two (2) foot intervals identified, proposed zoning of each drainage area, existing and proposed drainage features and systems, existing and proposed streets and alleys, proposed crests, sags, and street intersections with proposed flow arrows, existing and proposed flood plains and floodways on or adjacent to the site, any proposed topographic changes that over 1,000 square feet and will include cuts or fills of two (2) or more feet, and a north arrow.

Provide a table of runoff calculations with the following headings and subsequent information for each offsite and onsite drainage area and concentration/discharge point, including:

a. Drainage area designation b. Area in acres c. Weighted runoff coefficient based on proposed zoning d. Time of concentration based on proposed conditions e. Proposed 100 year intensity f. Proposed 100 year runoff.

Show the topography of the existing land included within the development as shown by contour lines of two (2) foot vertical intervals (available at the Engineering Department). Topography shall be based on NAVD 1988 datum.

Major changes in topography anticipated and resulting from the proposed development should be conceptually shown on the Grading and Drainage plan.



The identification, location, and approximate dimensions of all existing water courses, ponds, detention ponds, ditches, channels, floodway and floodplain boundaries, storm water improvements, or similar natural or man- made drainage facilities or features located on the property or within 200 feet of the boundaries of the development that do or will affect or impact storm water drainage on or across the site.

The conceptual location of all proposed drainage improvements and proposed floodplain/floodway revisions and any proposed easements associated with such drainage improvements.

In situations where a floodplain or existing water course is proposed to remain in an existing or natural state, conceptual location of any proposed easements required to contain the 100 year storm based on ultimate development of the watershed.

Exhibit I: Fire Access Plan Sheet (check if provided/NA if not applicable)

Fire Access Plan shall be submitted to the Denton Fire Department for review and shall meet the applicable sections of the appropriate codes/ordinances listed below:

When fire lanes are required in accordance with the provisions of the Fire Code, the owner, builder, or developer shall include a fire lane site plan with the site plan submittal. Construction of the building shall not begin until the fire lane site plan is submitted, approved, and the fire lane has been completed.

Fire Apparatus Access Roads / Fire Lanes: a. Approved Fire Apparatus Access Roads/Fire Lanes shall be provided for every facility, building, or

portion of building and shall comply with 2012 International Fire Code (IFC) Section 503, City Ordinance # 2015-197 Chapter 29-2 amending Section 503, and IFC Appendix D.

Water Supply/Fire Hydrants Plan shall be submitted to the Denton Fire Department for review and shall meet the applicable sections of the appropriate codes/ordinances listed below:

Water Supply / Fire Hydrants Water Supply. 2012 International Fire Code Section 507.5.1: Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Distance between fire hydrants shall not exceed 500 feet and shall comply with Appendix C, Table C105.1. Fire flow shall comply with Appendix B, Table B105.1.

Private Mains and Fire Hydrants: If on site private mains and fire hydrants are required: The utility contractor will be required to apply to the Denton Fire Prevention Section for a Fire Code Construction Permit for Private Fire Hydrants in accordance with 2012 International Fire Code Section 105.7.12, prior to installation of any part of the main and fire hydrants. Underground fire sprinkler supply mains are not a part of this permit.

Exhibit J: Utility Plan (check if provided/NA if not applicable)

The identification, location and size of all existing and proposed public facilities, including water and sanitary sewer lines and associated easements that are proposed to serve the development.

Provide existing and/or proposed sanitary sewer invert data to indicate that lot can be gravity sewered or provide a note that states, ‘NO INFORMATION HAS BEEN PROVIDED THAT THE PROPERTY CAN BE SEWERED CONVENTIONALLY”.

Information on the means by which any alternative water or sanitary sewer service is to be provided, such as by wells or septic systems and the location and distance from the nearest public facility.



The location and routing of all existing or proposed lines, easements, and facilities for providing electrical services for the development.

The identification, location and size of all existing gas, petroleum, or similar common carrier easements located within or on the boundary of the development.

Provide water and sewer demand/loading calculations, if anticipated/potential number of residential units exceeds 25 and/or amount of non-residential square footage is anticipated to exceed 130,680 square feet (3 acres), based on City of Denton Water and Wastewater Design Criteria Manual.

Provide a profile view of any water or sewer lines which are crossing ESA.

The location and routing of all existing or proposed lines, easements, and facilities for providing electrical services For the development. Customer Requirements Documents for electric services on the DME system. The link To the DME Customer Requirements Documents is www.cityofdenton.com/departments- services/departments-a-f/denton-municipal-electric/electric-service- standards.

Exhibit K: Construction Details Sheet (check if provided/NA if not applicable)

Provide City of Denton standard details for construction elements, including but not limited to: street cross- sections, intersection design, driveways, sidewalks, curbs and gutters, curb ramps, parking lot bumpers, bike racks, dumpster pads, paving, inlets, etc. Please only include standard details that are applicable to the project.

Provide details for any proprietary controls.

Plan view including limits of pavement, location of pervious and impervious parking spaces and driveways with dimension control at an accepted engineer’s scale.

Proposed pavement sections including subgrade and reinforcement if applicable.

Spot elevations (percent grades) and arrows indicating how the parking lot will drain.

All existing and proposed driveway approaches.

All existing and proposed sidewalks.

All parking lots, parking spaces, and drive lanes.

Proposed dumpster pad sites.

Exhibit L: Traffic Control Plan Sheet (check if provided/NA if not applicable)

Provide appropriate details for: a. Lane closures and flagging. b. Identify sidewalks affected. c. Control devices i.e. cones, barricades, signs. d. Work area protection:

i. Temporary Paving. ii. Steel plates. iii. Fencing. iv. Material and Equipment Storage.

e. Covered walkways for all overhead activities. f. Stabilized construction entrance. g. Detours. h. General Notes.



i. *If an engineered Traffic Control Plan (TCP) is not provided, work specific details must be called out in

the plan view.

Show clearance for all utility extensions.

Show Parking (indicate if public parking or metered spaces will be utilized).

Provide a restoration plan that includes: a. Asphalt/Pavement. b. Sidewalk. c. Driveways. d. Curb Repair. e. Pipe installation and trench repair. f. Pavement markings. g. *If pavement striping or traffic control signs are proposed, a Pavement Striping and Signs Plan is required

Exhibit M: Landscape Plan Sheet (check if provided/NA if not applicable)

Provide a landscape plan per the requirements of the Landscape Plan checklist located at https://www.cityofdenton.com/business/development-review under Supplementary Checklists.

Exhibit N: Tree Survey and Preservation Plan (check if provided/NA if not applicable)

Include a survey of existing trees on the site in accordance with the City of Denton Site Design Criteria Manual and the Tree Survey Checklist located at https://www.cityofdenton.com/business/development-review under Supplementary Checklists.

Install tree protection, if applicable.

Contact Urban Forester for initial inspection. Contact: [email protected] (940) 349-8337.

Exhibit O: Architectural and Building Façade Elevations (check if provided/NA if not applicable)

Dimensioned elevations to include primary compass direction of all facades must be submitted for review.

Provide final architectural elevations of proposed structures with dimensions and the type and kind of building material used. These will be used to review for compliance with the requirements of Subchapter 13. Final approval of building elevations will be through the building permit process.

Include the percentage of each material used as well as the percentage of windows and door area on each facades.



Exhibit P: Photometric Plan Sheet (check if provided/NA if not applicable) Illumination plan including site photometric (including illuminated signs) and all fixture details. Plan must comply

with the requirements of Section 35.13.12 of the Denton Development Code (DDC).

Additional information as requested by the staff to clarify the proposed development and compliance with the codes and ordinances of the city.

Exhibit Q: Grading Plan Checklist (check if provided/NA if not applicable)

Lot lines with dimensions and areas

Clearing and grubbing limits

Location of existing utilities (above and below ground)

Location of proposed utilities (above and below ground)

Existing topographic (contour) lines to 50 ft. beyond clearing/grading limits (maximum 2 ft. contour interval)

Proposed topographic (contour) lines to 50 ft. beyond clearing/grading limits (maximum 2 ft. contour interval)

Cut and fill catch lines

Environmentally Sensitive Area (ESA), Floodplain or other critical area boundaries and related setbacks

General location, type, range of size, and condition of existing trees and groundcover on the subject site

Drainage ditches (arrows to show flow direction)

Existing septic tanks/drainfields or other underground tanks

Off-site area tributary to clearing/grading area

Location of existing/proposed fuel tanks

Water wells and corresponding wellhead protection areas

Soil types Soil Information can be found at the USGS websoil survey http://websoilsurvey.nrcs.usda.gov/app/

Locations of soil pits and infiltration tests

Mulching and vegetation plan

Easements and/ or dedication deeds

Regional and off-site improvements secured “Call Before You Dig-1-800-424-5555” note

Traffic control plan and encroachment permit application (where grading occurs within City right of way or haul vehicles access the City’s right of way)

Tree Removal Permit, if applicable

Submit Construction Site Electronic Data Entry available at www.cityofdenton.com/constructionstormwater

If public improvements are proposed o Submit a copy of the approved civil plans o Submit a copy of the executed three way contract

Schedule and hold a pre-construction meeting with Engineering