A.
The arrangement, character, extent, width, grade, and location of all streets shall conform to the City of Highland Village Thoroughfare Plan, the TCSS manuals, and shall be considered in their relation to existing protected trees and existing planned streets or driveways, to topographical conditions, to public safety and in their appropriate relation to the proposed uses of the land to be served by such streets. Reserve or residual strips of land controlling access to or egress from other property, or to or from any street or alley, or having the effect of restricting or damaging the adjoining property for subdivision purposes or which will not be taxable or accessible for special improvements shall not be permitted in any subdivision. All streets shall be constructed in accordance with section 5.
B.
Proposed
streets shall provide a safe, convenient and functional system for
vehicular and pedestrian circulation and shall be properly related
to the thoroughfare plan and any amendments thereto, and shall be
appropriate for the particular traffic characteristics of each proposed
subdivision or development. All streets shall be open and unobstructed
at all times.
C.
Adequacy
of streets and thoroughfares.
1.
Responsibility
for adequacy of streets and thoroughfares.
The property
owner shall ensure that the subdivision is served by adequate streets
and thoroughfares, and shall be responsible for the costs of rights-of-way
and street improvements, in accordance with the following policies
and standards, and subject to the city's participation in the costs
of oversize facilities.
2.
General
adequacy policy.
Every subdivision shall be served by
streets and thoroughfares adequate to accommodate the vehicular traffic
to be generated by the development. Proposed streets shall provide
a safe, convenient and functional system for traffic circulation,
and shall be properly related to the city's thoroughfare plan, road
classification system, master plan and any amendments thereto, and
shall be appropriate for the particular traffic characteristics of
each development.
3.
Road
network.
New subdivisions shall be supported by a road
network having adequate capacity, and safe and efficient traffic circulation.
The adequacy of the road network for developments of 50 or more dwelling
units, or for developments generating 500 or more one-way trips per
day, or for developments involving collector and/or arterial streets
not appearing on the city's adopted thoroughfare plan, shall be demonstrated
by preparation of a traffic impact analysis prepared in accordance
with F. (traffic impact analysis) which takes into consideration the
need to accommodate traffic generated by the development, land to
be developed in common ownership and other developed property. In
the event that the property to be developed is intended as a phase
in a larger development project, or constitutes a portion of the land
to be ultimately developed, the city council may require a demonstration
of adequacy pursuant to this section for additional phases or portions
of the property as a condition of approval for the proposed plat.
In the event that the applicant submits a traffic impact analysis
for an entire phased development project, the city may require an
update of the study for later phases of the development.
4.
Approach
roads and access.
All subdivisions must be connected
to the city's improved thoroughfare and street system by one or more
approach roads of such dimensions and approved to such standards as
are hereinafter set forth. Requirements for dedication of right-of-way
and improvement of approach roads may be increased depending on the
density or intensity of the proposed development, if such need is
demonstrated by traffic impact analysis.
a.
The
subdivision shall be designed to provide adequate emergency access
for public safety vehicles. Each residential lot in the subdivision
shall have a minimum frontage on a dedicated street as required by
applicable zoning (or if no such requirement exists, minimum frontage
of 35 feet), unless other provisions have been authorized through
planned development approval.
5.
Off-site
improvements.
Where traffic impact analysis demonstrates
the need for such facilities, the property owner shall make such improvements
to off-site collector and arterial streets and intersections as are
necessary to mitigate traffic impacts generated by the development
or related developments. The city may participate in the costs of
oversize improvements with the subdivider as set out herein.
6.
Street
dedications.
a.
Dedication of right-of-way.
The property owner shall
provide all rights-of-way required for existing or future streets,
and for all required street improvements, including perimeter streets
and approach roads, as shown in the thoroughfare plan or other valid
development plans approved by city council. In the case of perimeter
streets, half of the total required right-of-way for such streets
shall be provided. However, in some instances more than half shall
be required when a half street is impractical or unsafe and depending
on the actual or proposed alignment of the street, as may be required
by the city council.
b.
Perimeter streets.
Where an existing half street is
adjacent to a new subdivision or addition, the other half of the street
shall be dedicated and improved by the developer of the subdivision
or addition.
c.
Slope easements.
The dedication of easements, in addition
to dedicated rights-of-way, shall be required whenever, due to topography,
additional width is necessary to provide adequate earth slopes. Such
slopes shall be in excess of three feet horizontal to one foot vertical.
7.
Street
construction.
All streets or thoroughfares shall be constructed
to city standards in rights-of-way as required by the thoroughfare
plan in accordance with city standards from time to time adopted.
8.
[Intersection
improvements and traffic-control devices.]
Intersection
improvements and traffic-control devices shall be installed as warranted
in accordance with the traffic impact analysis required by subsection
F. Construction and design standards shall be in accordance with city
standards and the TCSS manuals.
9.
Phased
development.
Where a subdivision is proposed to occur
in phases, the subdivider, in conjunction with submission of the preliminary
plat, shall provide a schedule of development. The schedule shall
set forth the intended plan of development and dedication of rights-of-way
for streets and street improvements, whether on-site or off-site,
intended to serve each proposed phase of the subdivision. The council
shall determine whether the proposed streets and street improvements
are adequate pursuant to standards herein established and may require
that a traffic impact analysis be submitted for the entire project
or such phases as the council determines to be necessary to adjudge
whether the subdivision will be served by adequate streets and thoroughfares.
D.
Escrow
policies and procedures.
1.
Request
for escrow.
Whenever these regulations require a property
owner to construct a street or thoroughfare, the property owner may
petition the city to construct the street or thoroughfare in exchange
for deposit of escrow as established in this section. If more than
one street or thoroughfare must be constructed in order to meet adequacy
requirements for roadways, as demonstrated by a traffic impact analysis,
the city may prioritize roadways for which escrow is to be accepted
and require the deposit of all funds attributable to the development
in escrow accounts for one or more of such affected roadways. The
city council shall determine whether escrow is to be accepted in lieu
of the obligation to construct the street or thoroughfare.
2.
Deposit
with city.
Whenever the city agrees to accept escrow
deposits in lieu of construction by the owner of the property under
these regulations, the property owner or developer shall deposit an
amount equal to his share of the costs of design and construction
in escrow with the city. Such amount shall be paid prior to release
of construction plans by the city. The obligations and responsibilities
of the property owner shall become those of property owner's transferees,
successors and assigns; and the liability therefor shall be joint
and several.
3.
Determination
of escrow amount.
The amount of the escrow shall be determined
by using the average of the comparable bids awarded by the city in
the preceding six months or, if none exist, then in the preceding
year or, if none exist, current market value of construction as determined
by an estimate by the city. Such determination shall be made as of
the time the escrow is due hereunder.
4.
Termination
of escrow.
Escrows which have been placed with the city
under this section which have been held for a period of ten years
from the date of such payment or agreement, in the event that the
city has not authorized the preparation of plans and specifications
for construction of such roadway facilities for which the escrow was
made shall, upon written request, be returned to the property owner
with accrued interest. Such return does not remove any obligations
of the owner for construction of the required facilities if a building
permit has not been issued on the subject lot or if a new building
permit is applied for.
5.
Refund.
If any street or highway for which escrow is deposited for is
construction [constructed], or is reconstructed by another governmental
authority at no cost to the city, the escrowed funds and accrued interest
shall be refunded to the property owner or developer after completion
and acceptance of the public improvements. In the event that a portion
of the cost is home by the city and the other portion of the cost
by another governmental authority, the difference between the owner's
actual proportionate cost and the escrowed funds, including accrued
interest, if any, shall be refunded after completion and acceptance
of the improvements.
6.
Interest
limitation.
If money is refunded within six months of
deposit, only the principal will be refunded. Monies returned after
this date will be refunded with interest accrued, calculated at one
percent less than the rate of actual earnings.
E.
Any land study or plat involving a change to a proposed alignment in the City of Highland Village thoroughfare plan must be preceded by submission and approval of a traffic impact analysis as specified in subsection F. Failure to provide for such approval prior to submission of a land study or plan shall be grounds for automatic denial.
F.
Traffic
impact analysis.
Whenever these regulations require a
traffic impact analysis, the following elements shall be included:
1.
General
site description.
The traffic
impact analysis shall include a detailed description of the roadway
network within one mile of the site, a description of the proposed
land uses, the anticipated states of construction, and the anticipated
completion date of the proposed land development shall be provided.
This description which may be in the form of a map, shall include
the following items:
(1)
All major intersections;
(2)
All proposed and existing ingress and egress locations;
(3)
All existing roadway widths and rights-of-way; and
(4)
All existing traffic signals and traffic-control devices; and
(5)
All existing and proposed public transportation services and facilities
within a one-mile radius of the site.
2.
Proposed
capital improvements.
The traffic impact analysis shall
identify any changes to the roadway network within one-half mile of
the site proposed by any government agency. This description shall
include the above items as well as any proposed construction project
that would alter the width and/or alignment of roadways affected by
the proposed development.
3.
Roadway
impact analysis.
a.
Transportation impacts.
(1)
Trip generation.
The average weekday trip generation
rates (trip ends), the average weekend trip generation rates (uses
other than residential or institutional), the highest average a.m.
and p.m. hourly weekday trip generation rates, and the highest hourly
weekend generation rates (uses other than residential or institutional)
for the proposed use shall be determined based upon the trip generation
rates contained in the most recent edition of the Institute of Transportation
Engineers, Trip Generation Manual; or based upon data generated by
actual field surveys of area uses compatible to the proposed use and
approved by the city engineer of the City of Highland Village.
(2)
Trip distribution.
The distribution of trips to arterial and collector roadways within the study area identified in subsection 1 (general site description) above shall be in conformity with accepted traffic engineering principles, taking into consideration the land use categories of the proposed development; the area from which the proposed development will attract traffic; competing developments (if applicable); the size of the proposed development; development phasing; surrounding land uses, population and employment; existing and projected daily traffic volumes; and existing traffic conditions identified pursuant to subsection 3.a above.
b.
Adequacy determination.
The roadway network included
within the traffic impact analysis shall be considered adequate to
serve the proposed development if existing roadways identified as
arterials and collectors can accommodate the existing service volume,
and the service volume of the proposed development, and the service
volume of approved but unbuilt developments holding valid, unexpired
building permits at a level of service C.
4.
Intersection
analysis.
a.
Level of service analysis.
For intersections within
the roadway traffic impact analysis area described in subsection (1)
herein, a level of service analysis shall be constructed for all arterial/arterial,
arterial/collector, collector/collector intersections and other intersections
identified by the City of Highland Village staff. Also, level of service
analyses will be required on all proposed site driveway locations
for all nonresidential developments. The city may waive analysis of
minor intersections and site driveway locations within the one-mile
radius. The level of service analysis shall be based upon the highest
hourly average a.m. or p.m. peak weekday volume or highest average
hourly peak weekend volume, as determined from a two-day survey of
weekday volumes, and, where necessary, a one-day survey of weekend
volumes. The level of service analysis shall take into consideration
the lane geometry, traffic volume, percentage of right-hand turns,
percentage of left-hand turns, percentage of trucks, intersection
width, number of lanes, signal timing and progression, roadway grades,
pedestrian and bicycle flows, school routes, number of accidents,
and peak hour factor.
b.
Adequacy analysis.
The intersections included within
the traffic impact analysis shall be considered adequate to serve
the proposed development if existing intersections can accommodate
the existing service volume, the service volume of the proposed development,
and the service volume of approved but unbuilt developments holding
valid, unexpired building permits at level of service C.
5.
Effect
of adequacy determination.
If the adequacy determination for roadways and intersections indicates that the proposed development would cause a reduction in the level of service for any roadway or intersection within the study area identified in subsection 1 herein below the level of service required pursuant hereto, the proposed development shall be denied unless the developer agrees to one of the following conditions:
a.
The
deferral of building permits until the improvements necessary to upgrade
the substandard facilities are constructed;
b.
A
reduction in the density or intensity of development;
c.
The
dedication or construction of facilities needed to achieve the level
of service required herein; or
d.
Any
combination of techniques identified herein that would ensure that
development will not occur unless the level of service for all roadways
and intersections within the traffic impact analysis study are adequate
to accommodate the impacts of such development.
G.
When
such a street is not on the thoroughfare plan, the arrangement of
streets in a subdivision shall:
1.
Provide
for the continuation or appropriate projection of existing streets
in surrounding areas.
2.
Provide
for the preservation of trees.
3.
Conform
to a plan for the neighborhood approved or adopted by the city to
meet a particular situation where topographical or other conditions
make continuance or conformity to existing streets impracticable.
4.
Provide
for future access to adjacent vacant areas which will likely develop
under a similar zoning classification.
5.
Not
conflict in any way with existing or proposed driveway openings.
H.
Minor
residential streets shall be so laid out that their use by through
traffic will be discouraged, but access is provided to adjacent subdivisions.
I.
Where
a subdivision abuts or contains an existing or proposed arterial street,
the city may require marginal access streets, reverse frontage (lots
which back to the arterial), deep lots with rear service alleys, or
such treatment as may be necessary for adequate protection to residential
properties and to afford separation of through and local traffic.
J.
Reserve
strips controlling access to streets shall be prohibited except where
their control is definitely placed by the city under conditions approved
by the commission and city council.
K.
Intersecting
streets with centerline offsets of less than 125 feet shall be avoided.
L.
Major
thoroughfare intersections shall be at 90-degree angles and tangent
to the intersecting street for at least 50 feet. Other street intersections
shall be laid out so as to intersect as nearly as possible at right
angles, and no street shall intersect at less than 70 degrees.
M.
Street
right-of-way widths shall be as shown on the thoroughfare plan and,
where not shown therein, shall be not less than as follows except
where shown and approved on the preliminary plat and/or final plat
but in no case less than 40 feet.
N.
Construction
of half streets shall be prohibited, except when essential to the
reasonable development of the subdivision in conforming with the other
requirements of these regulations and the thoroughfare plan, and where
the city finds it will be practical to require the dedication of the
other one-half when the adjoining property is subdivided. If the owner
or subdivider is responsible for one-half of the street, the owner
or subdivider shall escrow the amount of the construction cost of
the facility unless the city participates in the construction of the
facility. Whenever a partial street previously has been platted along
a common property line, the other portion of the street shall be dedicated.
Improvements shall be made to all on-site facilities as defined herein
(see definitions, [section]1.16).
O.
A cul-de-sac
street shall not be longer than 600 feet and at the closed end shall
have a turnaround provided for, having an outside roadway diameter
of at least 80 feet and a street property line diameter of at least
100 feet. The cul-de-sac shall be measured from the centerline of
the intersecting street to the centerline of cul-de-sac turnaround.
Dead-end streets are not allowed except to provide for access to adjacent
land areas and in no case shall be more than 250 feet in length or
equal to one lot depth, whichever is greater. A dead-end street may
be up to 600 feet long if a temporary cul-de-sac is provided according
to the above standard.
P.
New streets
which are an extension of existing streets shall bear the names of
existing streets and shall be dedicated at equal or greater widths
than the existing streets. No new street names shall be used which
will duplicate or be confused with the names of existing streets.
Street names shall be subject to the approval of the city council
based on the street names approved on the preliminary plat.
Q.
All new
streets dedicated within a subdivision shall be constructed in accordance
with paving widths and specifications as set forth in the TCSS manuals
of the City of Highland Village at the time at which the final plat
is approved.
R.
Subdivisions
generally shall provide one point of access in each applicable direction
(north, east, south and/or west) to adjacent property or to an arterial.
All residential developments shall provide no less than one entrance
for each 50 lots including stubs for future development or connection
to an existing arterial or collector.
S.
Streets
will be constructed in accordance to the TCSS manuals.
(Ordinance 95-711 adopted 12/11/95; Ordinance 2015-1184 adopted 8/25/15)
A.
Alleys
shall be optional in commercial and industrial districts. Service
alleys in commercial and industrial districts shall be a minimum right-of-way
of 25 feet and pavement width of 15 feet.
B.
Residential
alleys shall not be required except to connect to a subdivision with
existing alleys for the purpose of providing continuity. If alleys
are constructed or required, the following standards shall be met:
1.
In
residential districts, alleys shall be parallel, or approximately
parallel, to the frontage of the street. Alleys in residential districts
shall provide a minimum of 18 feet of right-of-way and 12 feet of
pavement.
2.
Alleys
shall be paved in accordance with the City of Highland Village TCSS
manuals at the time of subdivision construction.
3.
Where
the deflection of alley alignment occurs, the design of the paving
and property line shall be as established by the TCSS manuals.
4.
Dead-end
alleys shall be avoided where possible, but, if unavoidable, shall
be provided with adequate turnaround facilities at the dead-end as
recommended by the city engineer.
5.
Alleys
may not exceed a maximum length of 800 feet unless otherwise approved
by the commission and city council.
(Ordinance 95-711 adopted 12/11/95; Ordinance 2015-1184 adopted 8/25/15)
A.
Easements across lots or centered on rear or side lot lines shall be provided for utilities, where necessary, and shall be of such widths as may be reasonably necessary for the utility or utilities using same. A minimum utility easement five feet wide or wider, as determined by the city engineer or any applicable utility company on both sides of the street adjacent to all street rights-of-way, shall be provided for gas, electric, and other utilities approved by the city. It shall be the subdivider's responsibility to determine appropriate easement widths as required by other utility companies. (Also see section 3.8.)
B.
Where a subdivision is traversed by a watercourse, drainageway, or channel, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with such course and of such additional width as may be designated by the city engineer, subject to determination according to proper engineering considerations. The required width shall conform to the requirements set forth by the Federal Emergency Management Agency (FEMA). Parallel streets or parkways may be required adjacent to certain portions of creek or drainageways to provide maintenance access or access to recreation areas (see section 4). City-approved utilities are permitted within the drainage easement.
C.
A lot
area shall be computed inclusive of all easements. There shall be
a minimum buildable area, exclusive of easements, for each lot. The
minimum buildable area shall be an area one-half of the required minimum
lot size. If the city disputes the buildable area of any lot, the
subdivider shall submit in writing that the buildable area is adequate.
D.
Where
alleys are not provided in a residential subdivision, a minimum five-foot
utility easement shall be provided along the rear of all lots within
the subdivision. Where there are not adjoining easements existing,
a minimum of ten feet will be required. This requirement applies only
when proposed utilities are to be located along the rear of lots.
(Ordinance 95-711 adopted 12/11/95; Ordinance 2015-1184 adopted 8/25/15)
A.
The length,
width, and shapes of blocks shall be determined with due regard to:
B.
In general,
intersecting streets, determining the blocks, lengths and widths,
shall be provided at such intervals as to serve cross-traffic adequately,
provide adequate fire protection, and to meet existing streets or
customary subdivision practices. Where no existing subdivision controls,
the block lengths shall not exceed 1,200 feet in length. Where no
existing subdivision controls, the blocks shall not be less than 500
feet in length; however, in cases where physical barriers or property
ownership creates conditions where it is appropriate that these standards
be varied, the length may be increased or decreased to meet the existing
conditions having due regard for connecting streets, circulation of
traffic and public safety.
(Ordinance 95-711 adopted 12/11/95; Ordinance 2015-1184 adopted 8/25/15)
A.
Pedestrian
concrete sidewalks not less than four feet wide shall be provided
in certain residential and not less than five feet wide in all nonresidential
zoning districts or uses around the perimeter of all blocks as set
forth in the City of Highland Village TCSS manuals. The sidewalk shall
be constructed in the street right-of-way adjacent to the property
line and installed before the final building inspection by the city.
A certificate of occupancy will not be issued until the sidewalk is
in place. Sidewalks along perimeter streets shall be installed prior
to subdivision acceptance. Sidewalks in residential areas shall be
installed along all arterial and collector streets and any street
within 600 feet of a public school.
B.
The cost
of the perimeter sidewalks may be escrowed as stated in the developer
agreement.
C.
The city
council may waive the requirement for sidewalks if the applicant demonstrates
that sidewalks are unnecessary in specific locations.
(Ordinance 95-711 adopted 12/11/95; Ordinance 2015-1184 adopted 8/25/15)
A.
Lots
shall conform to the minimum requirements of the established zoning
district.
B.
Each
lot shall front on a dedicated public street. Lot width and access
shall conform with the provisions of the City of Highland Village
thoroughfare plan. Lot access on arterial and collector streets is
subject to approval by the director of public works. The director
of public works may require a traffic study or other data and information
prior to approval of the preliminary plat to determine all access
issues. In all cases lots shall have a minimum 35 feet frontage along
a dedicated street.
C.
Irregular-shaped
lots shall have sufficient width at the building line to meet frontage
requirements of the appropriate zoning district. Also, the rear width
shall be sufficient to provide access for all necessary utilities
including garbage collection when alleys are present.
D.
Side
lot lines shall be generally at right angles or radial to street lines.
E.
Double frontage lots shall be avoided except where essential to provide separation of residential development from traffic arterials as defined in section 3.15 [3.1(I)] or to overcome specific disadvantage to topography and orientation. Where lots have double frontage, a front building line shall be established for each street. Screening shall be provided in accordance with section 5.7.
F.
Double frontage lots in residential subdivisions will not be allowed without providing screening walls in accordance with section 5.7.
G.
Notwithstanding subsection B of this Section 3.6, a final plat including one or more lots without direct frontage on a dedicated public street may be approved if:
1.
The
lot which does not have frontage on a public street is not located
within an SF-8, SF-10, SF-12, SF-15, SF-40, 2F, or MF zoning district,
or a Planned Development zoning district which would allow either
a single-family or multifamily residential use on the lot(s);
2.
The
lot which does not have frontage on a public street is not developed
with any habitable buildings at the time of approval of the final
plat;
3.
The
lot which does not have frontage on a public street is accessible
from an improved, dedicated public street by traveling across a non-exclusive,
unobstructed public access easement which is not less than 24 feet
wide for its entire length dedicated on the final plat or conveyed
in a separate recordable instrument in a form approved by the city
attorney and which authorizes in perpetuity ingress and egress to
and from the lot across the adjacent lot which has frontage on the
public street to which the easement provides access to the lot;
4.
The
lot which does not have frontage on a public street is adjacent to
the lot which fronts on the dedicated public street on which the public
access easement described in paragraph 3, above, is located; and
5.
The
length of the public access easement described in paragraph 3, above,
from the point where it intersects the lot which does not have frontage
on a public street to the point where the easement intersects the
public street is not longer than 600 feet as measured along the centerline
of said easement.
(Ordinance 95-711 adopted 12/11/95; Ordinance 2015-1184 adopted 8/25/15)
Front or street side building lines shall be shown on the final
plat on all lots having street frontage and shall be consistent with
the zoning ordinance.
(Ordinance 99-819 adopted 11/9/99; Ordinance 000-823, sec. 4, adopted 2/8/00; Ordinance 00-834, sec. 1, adopted 8/8/00)
A.
For purposes
of this section, the following meanings shall apply:
1.
Utility
services.
The facilities of any person, firm, or corporation
providing electric, telephone, TV cable, or any other such item or
service for public use approved but not provided by the City of Highland
Village.
2.
Feeder
or feeder/lateral line.
High voltage supply electric
lines carrying more than 69,000 volts that emanate from substations
used to distribute power through an area to an unspecified number
of customers.
3.
Lateral
lines.
Those electric or telephone lines used to distribute
power from a feeder line to a single subdivision. These electric lines
are normally connected to a feeder line through a sectionalizing device
such as a fuse.
4.
Service
lines.
Those electric lines used to connect between the
utilities' supply system or lateral lines and the end user's meter
box.
B.
All subdivision
plats and construction plans filed with and submitted to the City
of Highland Village for approval shall provide for utility services
such as electrical, gas, telephone, and cable TV utility (lateral
and/or service distribution) lines and wires to be placed underground.
Feeder and other major transmission lines may remain overhead. However,
a subdivider shall endeavor, and whenever practical, the city shall
require that feeder lines are placed away from traffic arteries as
identified in the thoroughfare master plan, section 3.15 [3.1(A)].
Whenever practical, feeder lines which are to be placed overhead shall
not be placed along both sides of the street right-of-way. Verification
of acceptance of easement locations and widths by the public utilities
shall be provided prior to final plat approval by the city council,
and all easements should be reviewed by the utility companies and
city engineer for the city prior to granting final approval for all
residential subdivisions affected by this section.
C.
Each
of the utility companies shall be responsible for developing administrative
policies, criteria for easement size, and cost reimbursement procedures
for the installation and extension of their underground utilities.
Nothing herein shall prohibit or restrict any utility company from
recovering the difference in cost of overhead facilities and underground
utilities from the owner or developer in accordance with the provisions
of such utility's approved tariff. No utility company shall be required
or permitted to begin construction of underground facilities unless
and until the owner or developer of the subdivision has made arrangements
satisfactory to the specific utility company for the payment of such
difference between the cost of overhead facilities and underground
facilities.
D.
All electrical
and telephone support equipment, including transformers, amplifiers,
and switching devices necessary for underground installations, shall
be pad mounted or mounted underground but not overhead.
E.
Temporary
construction service may be provided by overhead electric lines and
facilities without obtaining a variance or exception, provided that
when the underground utility service to any portion of a subdivision
is completed, such overhead electric lines and facilities are promptly
removed.
F.
Nothing
in this section shall be construed to require any existing facilities
in place prior to the effective date of this section to be placed
underground.
(Ordinance 99-819 adopted 11/9/99; Ordinance 000-823, sec. 4, adopted 2/8/00; Ordinance 00-834, sec. 1, adopted 8/8/00)
A.
All new
subdivisions shall be connected with an approved water system designed
and constructed in accordance with the TCSS manuals, as amended and
capable of providing water for health and emergency purposes, including
fire protection. All subdivisions must be served by an approved means
of wastewater collection and treatment. The city may require the phasing
of development and/or improvements in order to maintain adequate wastewater
capacity. It shall be the subdivider's responsibility to extend utility
lines to provide water or sanitary sewer service.
B.
It shall be the subdivider's responsibility to design all improvements according to the latest edition of the master plan, water distribution system study, or wastewater system study, whichever is applicable. The city may require that the subdivider oversize the water system and/or the sanitary sewer system where necessary to serve land other than the tract or lots to be platted, including the oversizing of off-site water or sewer mains necessary to extend service to the property to be platted. The cost to be borne by the subdivider and any reimbursement from subsequent users of the facility shall be in accordance with the provisions of sections 90-1–90-7 [22.04.001–22.04.007] of the Code of Ordinances.
C.
Extension
of water and wastewater lines adjacent to any subdivision shall be
made along the entire frontage of the subdivision adjacent to street
or thoroughfare. If the subdivision is not adjacent to a thoroughfare,
the extension of utilities shall be accomplished in a manner to allow
future connection to said utilities by new subdivisions. If new subdivisions
will never be constructed beyond a developing subdivision due to physical
constraints, the city engineer may waive the requirement for adjacent
utility line construction.
D.
Installation
of utilities not specifically referenced herein shall comply with
Denton County Health Department and the Texas Department of Health
rules and regulations.
(Ordinance 99-819 adopted 11/9/99; Ordinance 000-823, sec. 4, adopted 2/8/00; Ordinance 00-834, sec. 1, adopted 8/8/00)
A.
System
design requirements.
Drainage improvements shall accommodate
runoff from the entire upstream drainage area and shall be designed
to prevent overloading the capacity of the downstream drainage system.
The city may require the phasing of development, the use of control
methods such as retention or detention, and/or the construction of
off-site drainage improvements in order to mitigate the impacts of
the proposed development. No stormwater collection system shall be
constructed within the city unless it is designed in accordance with
the City of Highland Village Drainage Criteria Manual by a registered
professional engineer and approved by the city engineer and city council.
All developed areas shall have concrete curb and gutter drainage systems
unless the development has an average lot size of a minimum of 20,000
square feet. These lower density developments can utilize drainage
ditch systems or swales according to B [2.] below. All plans submitted
to the city engineer for approval shall include a layout of the system,
together with supporting calculations for the design of the system.
In addition to any other, the plans shall conform to the City of Highland
Village Drainage Criteria Manual and the TCSS manuals, and the following
standards and minimums:
1.
All
drainage systems must be designed for a 100-year storm intensity.
2.
Runoff
conveyed in roadway drainage ditches shall be confined to the ditch.
The flow velocity in the ditch shall not exceed six feet per second
and the ditch side slopes shall not exceed three feet horizontal to
one foot vertical (3:1). The center of the ditch shall be at least
ten feet from the road edge.
3.
No
cross street (perpendicular to traffic flow) flow of runoff shall
be permitted unless approved by the city engineer. When such drainage
is allowed, it must be across a concrete street, i.e. valley gutter
as approved by the city engineer.
4.
For
drainage in creeks or stream if the natural condition is altered by
the developer, for any excavated channels, if the flow is greater
than six feet per second or the slope exceeds 3:1; limestone or similar
acceptable rock, a reinforced concrete pilot channel or a concrete
channel lining shall be required by the city to prevent erosion. Location
and type of construction of the open channel must be approved by the
city engineer. These drainage facilities must be in the common space
or in an easement to ensure protection of the area and access for
maintenance.
5.
If
the flow is less than six feet per second and if the slope does not
exceed 3:1, the creek or excavated channel may be platted as part
of the individual lots. The owners of these lots will be responsible
for maintenance. Sufficient access shall be provided to provide for
protection of these areas and for maintenance purposes.
6.
For
erosion and sedimentation control, the city has adopted the Storm
Water Quality Best Management Practices for Construction Activities
North Central Texas, a copy of which is filed in the city engineer's
office.
(Ordinance 99-819 adopted 11/9/99; Ordinance 000-823, sec. 4, adopted 2/8/00; Ordinance 00-834, sec. 1, adopted 8/8/00)
