Answers to Frequently Asked Questions for Developers and Contractors
Below are the top fifteen frequently asked questions for developers and contractors. If your question isn't listed, please call the Building Inspections Division (for permits and inspections questions) at 817-748-8236 or Planning and Development Services (for all other development questions) at 817-748-8069.
How can I find out what I can do on my property?
What is the process for zoning changes in the city?
What is the typical process for development approvals in the city?
What types of development are subject to impact fees?
How can I get an estimate of impact fees due?
When and where are impact fees paid?
When is a building permit required?
When is a tree permit for tree pruning, alteration or removal required?
When is a subdivision plat required?
Does my construction activity require a Storm Water Permit? (See also the Storm Water Quality Management page)
When do I need to get a Construction Site Water Permit? (See also the Water Use for Construction Activities page)
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How can I find out what I can do on my property? First, find out the zoning designation on your property. You may do this on the Interactive Mapping page. Next, review the uses that are permitted under the zoning district regulations in the Zoning Ordinance. For example, if the zoning on your property is C-3, review the district regulations under Section 22, C-3 Commercial District. Each district's regulations lists all the uses permitted, and other standards for development in that particular district. Also check Section 45 - Specific Use Permits and Section 44 - Board of Adjustment to review the uses permitted in the zoning district with a specific use permit (see definition) and a special exception use permit respectively (see definition).
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I want to sell my property for commercial development. What is the potential for commercial development on my property?
The existing zoning in combination with the City's Land Use Plan can guide you in determining the potential for development of your property. You have the option of requesting a zoning change on your property. Zoning is a discretionary authority that City Council holds and is generally based on community plans, specifically the city's adopted Land Use Plan. To this end, as a property owner, it is important to review the impact of the Land Use Plan on your property.
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What is the process for zoning changes in the city? Zoning is a discretionary action by City Council. However, there are several procedural requirements that have to be met for a zoning change application. Generally, a zoning change application is either accompanied by a concept plan, site plan,or a development plan to provide decision making authorities with general information about the proposed development. Click here to learn about the typical steps in the application process. |
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What impact do the Land Use, Mobility and Master Thoroughfare, and other city adopted comprehensive plan elements have on commercial development proposals? All the comprehensive plan elements guide decision-making by City Council and other city boards and commissions on land use, streets, parks, trails, and public infrastructure (water, sewer, public safety, etc.). The comprehensive plan elements act in concert with each other to shape the built environment of the city. The plan elements are not regulatory, but form the rational basis for regulations such as zoning, subdivision, etc. The elements as a whole are referred to as the Southlake 2025 Plan. |
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What is the typical process for development approvals in the city?
Click here to review the typical steps in the development approval process in the city of |
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A Concept Plan is an exhibit meeting the requirements of Section 41 of the Zoning Ordinance that shows the general development intent and serves as a guide for the approval of future site plans. A Concept Plan is required for zoning change requests for certain zoning districts as outlined in Section 41 - Concept Plans of the Zoning Ordinance and for zoning change requests in a Corridor Overlay Zone or for properties subject to Residential Adjacency Standards. For information on the Corridor Overlay Zone and Residential Adjacency Standards, see Section 43 of the Zoning Ordinance. |
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A Site Plan is an exhibit, drawn to scale, which details specific site improvements and ensures compliance with all applicable city codes, ordinances, and policies prior to the issuance of a building permit. Site Plans are described in Section 40 of the Zoning Ordinance and are required with zoning change requests in the MF-2 (Multi-Family Residential) and S-P-1 (Detailed Site Plan) zoning districts. A Site Plan may also be submitted in lieu of a Concept Plan for any zoning change request that requires a Concept Plan. Further, properties in a Corridor Overlay Zone or subject to Residential Adjacency Standards require a City Council approved Site Plan prior to the issuance of a building permit. |
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A variance is a permission to deviate from the literal requirements of an ordinance or regulation. Variances are generally granted by a quasi-judicial body such as the Zoning Board of Adjustment (ZBA) in cases where the literal adherence to the requirement is either not possible due to specific site conditions, or causes a significant hardship. See Section 44 - Board of Adjustment of the Zoning Ordinance for more details. ZBA grants most variances from the Zoning Ordinance with the exception of Section 43 - Overlay Districts for which City Council grants variances. For variances from all other ordinances, please refer to the specific ordinance.
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Impact fees are charges on new development to help fund the costs of designing, acquiring land, and constructing major capital improvements necessary to serve new growth. Impact fees also help recover the cost of constructing oversized facilities and expanding existing facilities. Through impact fees, a builder pays only the share of the costs needed to provide improvements based on the demand their new development places on the overall system. Impact fees cannot be used to fund operation or maintenance costs, or to cure system deficiencies generated by existing development.
The City of
The amount of the fee charged is based upon the amount of "impact" that an individual development will have on the City's capital facilities. The greater the demand a development places on these systems, the greater the fee the City will assess. Fees for each facility type are calculated, assessed and collected independently. In most service areas, the impact fee rates charged are substantially lower than the actual cost of serving new growth. The general public bears the remaining costs not charged to new development.
Additional information is also available on the Impact Fees Page.
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What types of development are subject to impact fees?
Water and wastewater fees are charged when installing a new water meter or increasing the size of an existing meter. No water or wastewater impact fees are charged when replacing an existing meter with a meter of the same or smaller size. The city does not charge water impact fees for service solely dedicated for fire protection or wastewater impact fees for service solely dedicated towards irrigation.
Roadway impact fees are charged when constructing a new structure or expanding an existing non-residential structure. Roadway fees are not charged for additions to an existing single family residence, construction/ enlargement of a residential accessory building or finish-out/remodeling of an existing commercial building. In cases where reconstruction or expansion places greater demand on city facilities than the existing development, the impact fee due will be the difference in fee amount between the existing and proposed service.
Additional information is also available on the Impact Fees Page. How can I get an estimate of impact fees due?
For an estimate of water and wastewater impact fees, contact the Utility Billing Department (2nd Floor of Town Hall) at (817) 748-8051 and they will guide you through the estimate process. You will need to provide the following information upon your call/visit:
For an estimate of roadway impact fees contact the Building Inspections Offices (
Additional information is also available on the Impact Fees Page. When and where are impact fees paid?
All impact fees shall be collected prior to the issuance a building permit. No water or wastewater tap shall be issued until all impact fees are paid. Where the City of
Additional information is also available on the Impact Fees Page.
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When is a building permit required?
Permits are required when building, remodeling or enlarging a building. Permits are also required for other improvements to your property. Projects that are cosmetic, such as painting, wallpapering, carpeting, cabinets and trim work, etc., do not require permits. Additionally, permits are not required when replacing fixtures on existing wiring or plumbing.
The following is a list of projects for which a permit is required:
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Construction of a building:
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Main building
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Accessory building (including permanent and portable storage sheds, gazebos, carports, patio covers).
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Main building
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Foundation repairs.
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Additions to a building.
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Remodeling of a building requiring the addition or replacement of walls or windows.
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Building or replacing a deck more than 30” above grade.
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Electrical work. (Repair work such as replacing switches, plugs and ballasts is exempt).
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Plumbing work.
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Water heaters (replacing or adding).
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Water softeners.
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Replacing water or sewer lines. (Repair work such as exchange of washers and faucets is exempt.)
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Irrigation systems (lawn sprinklers).
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Installing or replacing a furnace.
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Installing or replacing an air conditioning system.
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Building or replacing a fence. A permit is not required for fences not more than 6 feet (six) in height unless it is masonry (see below) and/or a swimming pool barrier.
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Building or replacing a retaining wall or a masonry fence over four feet in height measured from the bottom of the footing to the top of the wall.(Also requires engineered building detail).
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Replacing a roof.
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Installing or replacing a driveway approach (the portion of the drive connecting to the street).
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Installing a circular drive.
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Building a swimming pool, repairing or filling in a swimming pool.
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Building a spa (self contained portable plug-in type spas require electrical permit and shall comply with safety glazing requirements, Chapter 24 of 2003 IBC).
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Demolition of a building.
This is not an all-inclusive list. Questions concerning your specific project should be forwarded to the Building Inspections Division. NOTE: Always contact your Homeowner's Association for possible requirements under the Covenants and Deed Restrictions.
When is a subdivision plat required?
With only a few exceptions, a subdivision plat must be submitted to the city for review and approval before dividing real property for conveyance and prior to issuance of a building permit.
When do I need to get a Construction Site Water Permit?
During Stage 1 or higher of drought conditions, the City requires that all developers and/or contractors working on a construction project complete and submit a Construction Site Water Permit for water use related to construction activities.
For complete information, please visit our Water Use for Construction Activities page.
When is a tree permit for tree pruning, alteration or removal required?
Tree Permits are required when work is being performed on trees and related vegetation if the trees and related vegetation are:
- within public right-of-ways,
- on public properties,
- on private properties that do not have occupied permanent structures that are homesteaded,
- on commercial and office zoned properties,
- on properties that have a designated Tree Preservation Area on them, or are
- on agricultural zoned properties outside of 150 feet from the owner's residence or principle structure.
Most Tree Permits are issued to and related to some form of commercial development, residential development, home building or franchise utility maintenance, but there are some developed properties (both residential and commercial) that have platted Tree Preservation Areas and easements that exist on the property. These property owners must be aware that if such an area or easement exists on their property they must first obtain a Tree Permit prior to removing or altering trees within the area. If you are unsure if there is a Tree Preservation Area or easement on your property, please contact the Planning Department at 817-748-8069 for assistance. For more information on tree preservation guidelines and permitting, please visit the Tree Preservation Ordinance page. For general tree information, please visit the Urban Forestry page.
Does my construction activity require a Storm Water Permit? If so, then what do I need to send to the City of Southlake?
The Texas Commission on Environmental Quality requires that all construction sites comply with TXR0150000, the Construction General Permit. Part II, Section E, 3(e) of the permit requires that copies of all signed Notices of Intent and Construction Site Notices be sent to the MS4 (the City of Southlake, if within the city limits). You may send your copy to:
For more information on storm water management, please visit our Storm Water Quality Management page.