The subdivider shall give consideration to suitable and adequate sites for schools, parks, playgrounds, and other areas for public use or service so as to conform with the recommendations contained in the city's comprehensive plan, parks and open space master plan, and other applicable plans. Any provision for schools, parks, etc. shall be indicated on the preliminary plat and subject to approval by the commission and city council.
No individual, partnership, firm, or corporation shall deepen, widen, fill, reroute, or change the course or location of any existing ditch, channel, stream, or drainageway, without first obtaining written permission of the city or other agency having jurisdiction.
(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. 
Purpose.
These sections are adopted to provide public recreational areas in the form of a community park in accordance with the city's parks and open space master plan as a function of subdivision development in the City of Highland Village, Texas. It is hereby declared by the city council of the city that recreational areas in the form of a community public park are necessary and in the public welfare, and that the only adequate procedure to provide for same is by integrating such a requirement into the procedure for planning and developing property or subdivisions in the city, when such development consists of new construction of vacant land.
B. 
General requirement; land to be used for residential purposes.
1. 
Whenever a final plat is filed of record with the county clerk of Denton County, Texas, for development of a residential area in accordance with the planning and zoning ordinances of the city, such plat shall contain a clear fee simple dedication of an area of land to the city for a community park where such dedication is feasible and practical based on the ratio of one acre of park land per 100 dwelling units.
2. 
The developer shall coordinate with the parks and recreation board to define the optimum location of the dedication, or the feasibility of payment of money in lieu of land, prior to the time of submission of the preliminary plat for approval. Any proposed plat submitted to the city for approval shall show the area proposed to be dedicated under this ordinance. The required dedication of this section may be met by a payment of money in lieu of land when permitted or required by the other provisions of this ordinance.
3. 
The city council of the city declares that development in general of an area outside of the area as defined in the parks and open space master plan for a community park is impractical. Therefore, unless land on the basis of one acre of park land per 100 dwelling units can be dedicated in the area deemed acceptable for a community park, the developer shall be required to pay the applicable cash in lieu of land in the amount provided for by subsection D of this section, rather than to dedicate any land area.
4. 
The dedication required by this ordinance shall be made by filing of the final plat and contemporaneously by separate deed instrument unless additional dedication is required subsequent to the filing of the final plat in which case only the filing of a separate deed instrument shall be required. If the actual number of completed dwelling units exceeds the figure upon which the original dedication was based, such additional dedication shall be required, and shall be made by payment of the cash in lieu of land amount provided by subsection D of this section.
C. 
Prior dedication; absence of prior dedication.
1. 
If a replat is filed, the dedication requirement shall be controlled by the requirement in effect at the time of the filing of the original plat; provided, however, that additional dedication shall be required as set forth in this ordinance if the actual density of structures constructed upon the property is greater than the former assumed density which existed at the time of the original park land dedication. If the original plat was filed without the required park land dedication, the replat shall dedicate park land in accordance with the provisions of this section. Additional dedication or money in lieu thereof shall be required only for the increase in density.
2. 
If a replat reduces the density of the original plat, 90 percent of the fee paid at the time the original final plat was approved shall be refunded if requested within six months of the approval of the replat.
D. 
Money in lieu of land.
1. 
The city council has determined, through adoption of the city's parks and open space master plan, that the citizens would be best served by the acquiring, expanding or improving of the community park.
2. 
The city may decide to purchase land for a community park and if the city does purchase park land, subsequent park land dedication shall be in cash only unless otherwise permitted by the city council of the city.
3. 
If all or a portion of the land to be dedicated is not within the area deemed acceptable by the city council for a community park, or if the city council decides that cash in lieu of park land dedication will further the public interest, the city may require a payment of money in lieu of land payable at the time of final plat approval. This will be determined by the city council after considering parks and recreation board and planning and zoning commission recommendations.
4. 
The dedication requirement shall be met by a cash payment in lieu of land in the form of a cashier's check or other cash equivalent, at a per-acre fee to be set from time to time by the city council. Unless changed by the city council, said sum per dwelling unit shall be $350.00 in which said sum is deemed sufficient to acquire and develop such land for a community park.
5. 
Whenever a person requests a building permit to construct a dwelling unit on a lot within the city finally platted prior to the approval of this ordinance, and a prior dedication or cash in lieu has not been given to the city for that lot, before the approval of the building permit, said person shall pay cash in lieu of the required park land dedication in accordance with this ordinance.
6. 
The city council shall review such fee per dwelling unit not less than once each year in order to keep current with the trends in land value and may adjust the fee accordingly, provided a public hearing is held on the matter.
7. 
There may be certain situations and circumstances which are unforeseen which arise with respect to certain tracts of land to be developed with require special attention and consideration by the city council; and the city council, upon showing of unusual and practical difficulties or unnecessary hardships in the carrying out of the provisions of this ordinance due to certain unforeseen conditions, and not merely a convenience to the applicant, may permit a variance in the strict application of this ordinance, provided such variance will not seriously affect adjoining property or the general welfare of the community. Any variance granted shall not establish a precedent for other tracts, and each parcel or development shall comply with the terms of this ordinance unless the criteria for a variance set forth above are met.
E. 
Special fund; right to refund.
1. 
All funds collected by the dedication process will be deposited in a special park development fund and used for the purchase, construction or leasing of a community public park and development of same. Money in the special park development fund may be used to pay the interest and principal on any bond, certificate of obligation or other debt instrument of the city issued for park purposes. All expenditures from the fund shall be reviewed by the parks and recreation board and approved by the city council.
2. 
The city shall account for all sums paid in lieu of land dedication under subsection D of this section with reference to the individual properties involved. Due to the relatively small area of the city, any sums received by the city may be used for community park purposes. The residents of the subdivision in which the dedicated funds have been received are hereby determined to be benefitted by the expenditure of such funds throughout the city. Any funds paid for the purposes contained in this ordinance must be expended or dedicated by the city within five years from the date received by the city for acquisition or development of a community public park as defined herein. Such funds shall be considered to be spent or dedicated on a first in, first out, basis. If not so expended or dedicated, the owners of the property on the last day of such period shall be entitled to refund of any funds which were not spent or dedicated by the city. The owners of such property must request such refund within one year of entitlement, in writing, or such right shall be barred.
F. 
Additional requirements; definitions.
1. 
Any land dedicated to the city pursuant to this ordinance must be suitable for community public park and recreation uses. The following characteristics of a proposed area are generally unsuitable:
(i) 
Any area primarily located in the 100-year floodplain; and
(ii) 
Any areas of unusual topography or slope which renders same unusable for organized recreational activities.
However, land that may be deemed unsuitable under (i) or (ii) may be suitable for special purposes. This suitability shall be determined by the city council after considering recommendations by the parks and recreation board and the planning and zoning commission. The failure to comply with the above characteristics of a park land dedication area may be grounds for refusal of any preliminary plat or building permit.
2. 
Drainage areas may be accepted as part of a park if the channel is constructed in accordance with city engineering standards, or the city agrees it can maintain the area, and if no significant area of the park is cut off from access by such channel.
3. 
Unless provided otherwise herein, an action by the city shall be by the city council, after consideration of the recommendations of the planning and zoning commission and the parks and recreation board. Any proposal considered by the planning and zoning commission under this section shall have been reviewed by the parks and recreation board and its recommendation given to the planning and zoning commission.
(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. 
Tree mitigation plans required (preliminary and final).
No subdivider, directly or indirectly, shall cut down, destroy, remove, transplant or effectively destroy through damaging, any protected and/or specimen tree on any real property within the City of Highland Village without first obtaining a final tree mitigation plan by city council. The unauthorized removal of any protected and/or specimen tree shall be a separate offense for the purpose of section 1.12. The preliminary tree mitigation plan shall accompany the preliminary plat and contain the following:
(1) 
The location, circumference measured at 4-1/2 feet above ground level, height, and common name of all protected and specimen trees contained on property represented on the preliminary plat (indicate by symbol).
(2) 
The location, caliper width, height, and common name of all trees contained on the preliminary plat that are proposed to be removed or transplanted (indicate by symbol).
(3) 
The location and dimensions of all existing or proposed public streets, deviations in right-of-way widths, public utility easements, public drainage easements, public fence easements, public pedestrian access easements or other public rights-of-way or easements.
(4) 
The location of all existing or proposed property lines, lot lines, building lines, setback and yard requirements, and other special relationships or significant features of the proposed subdivision.
(5) 
The information required herein shall be summarized in legend form on the site plan and shall include the reason for the proposed removal of the protected tree or trees.
B. 
Final tree mitigation plan.
A final tree mitigation plan shall be submitted to the city council concurrent with the final plat. A condition of final plat submission is approval of all engineered construction plans that will affect the final tree mitigation plan. Engineered construction plans must be approved by the city and the final tree mitigation plan and final plat must be approved by the city council prior to the commencement of any site excavation work. Existing and proposed site elevations, grades and major contours must be shown on the final tree mitigation plan. For any tree mitigation plan, approved prior to the effective date of this amendatory ordinance, which deviates, as determined by the city manager or his designee, from the "as built" construction conditions, the applicant/developer may submit to the city council, or the city council may consider [on its own motion for (i) approval, or (ii) approval with conditions to be satisfied subsequent] an "as built" tree mitigation plan to be considered as a final tree mitigation plan under the provisions of this ordinance. Upon satisfaction of any conditions to approval, the applicant/developer shall submit to the city manager or his designee a final tree mitigation plan conforming to the approval with conditions.
(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. 
Definitions and methodology for determining the floodway management area (FMA).
The definitions for "floodway" and "floodway fringe" shall correspond to those set forth by the Federal Emergency Management Agency (FEMA). For purposes of the National Flood Insurance Program, the concept of a floodway is used as a tool to assist the local community in the aspect of floodplain management. Under this concept, the area of the 100-year flood is divided into a floodway and floodway fringe. The floodway is the channel of a stream, plus any adjacent floodplain areas that must be kept free of encroachment in order that the 100-year flood may be carried without substantial increases in flood heights as defined by FEMA. The area between the floodway and boundary of the 100-year flood is termed the floodway fringe. The floodway fringe is the area which can be used for development by means of fill according to FEMA and city engineering criteria. For the purposes of this ordinance, the floodway management area (FMA) will correspond to the floodway as defined by FEMA. A FMA is not required adjacent to Lake Lewisville for areas regulated by the Corps of Engineers.
B. 
Areas where an FMA is required.
All drainage areas or regulated floodways as referenced by panel numbers 481105 001 A (or current panel) on the floodway and flood boundary map (FIRM maps) shall be included in the FMA. If FEMA does not specify a floodway zone in any of the above creeks or their tributaries, it shall be the developer's responsibility to establish and identify the FMA. The determination shall be made by a registered professional engineer and in accordance with the flood hazard prevention ordinance and approved by the city engineer. Where improvements to a drainage area are required by other ordinances of the city for the purpose of safety or other reasons related to drainage, those ordinances shall also be observed. The FMA is intended to apply to a creek or channel which is to remain open or in its natural condition. The creek shall remain in its natural state unless improvements are permitted by the city due to the pending development of properties adjacent to or upstream of the required improvements.
C. 
Ownership and maintenance of the FMA.
The area determined to be the FMA shall be designated on and as part of the final plat. Approximate locations shall be shown on zoning change requests and preliminary plats. At the city's option, the FMA shall be protected by one of the following methods:
1. 
Dedicated to the City of Highland Village; or
2. 
Easement(s). Creeks or drainageways in tracts which have private maintenance provisions, other than single[-family] or two-family platted lots, can be designated as the FMAs by an easement to the city on the final plat. Subdivisions with platted single-family or two-family lots may designate the FMA by easement, provided there is adequate maintenance provisions, but no lots or portions of lots may be platted in the easement unless specifically allowed by the city. The area designated as FMA may be identified by a tract number; or
3. 
Certain recreational uses normally associated with or adjacent to floodprone areas (no structures allowed in the FMA), such as golf courses. The uses allowed shall be in conformance with the zoning code and approved by the planning and zoning commission and city council. Prior to acceptance of any drainageway as an FMA by the city, the area shall be cleared of all debris. Floodway management areas dedicated to the city shall be left in a natural state except those areas designated for recreational purposes.
D. 
Design criteria.
The following design criteria shall be required for development adjacent to the FMA:
1. 
Adequate access must be provided along the FMA for public or private maintenance. An unobstructed area a minimum of 20 feet wide with a maximum 5:1 slope (five feet horizontal to one foot vertical), the length of the floodway shall be provided adjacent to or within the FMA. On the opposite side of the drainage area, an unobstructed area having a minimum width of five feet shall be provided.
2. 
Lots in the single-family, PD single-family or duplex residential zoning districts shall not be platted in the FMA. If lots back to an FMA, at least two reasonable points of access to the FMA, a minimum of 20 feet in width, shall be provided. Streets and alleys may qualify as access points. All areas of the FMA must be accessible from the access points. Lots used for multifamily may be platted in the FMA if the FMA is identified as an easement and is maintained as open space for use by the residents.
3. 
Public streets may be approved in the FMA by the planning and zoning commission and city council (if they conform to applicable engineering standards).
4. 
Public streets may be required to be constructed adjacent to some portions of the FMA to allow access for maintenance or recreational opportunities.
5. 
Alternate designs to facilitate equal or better access may be permitted if approved by the city engineer.
E. 
[Exemption.]
Drainage areas which have been altered and are not in a natural condition can be exempted from an FMA and this section at the discretion of the city council upon recommendation of the city engineer.
(Ordinance 00-823, sec. 5, adopted 2/8/00)
A. 
Applicability.
When a subdivision contains either common open space or other improvements which are not intended to be dedicated to the City of Highland Village for public use, a homeowners' association agreement consistent with state and other appropriate laws, must be submitted to and approved by the city council, and made a part of the final plat documents. Private streets will not be permitted.
B. 
Membership.
A homeowners' association shall be an incorporated nonprofit organization operating under recorded land agreements through which:
1. 
Each lot owner in a described land area is automatically a member; and
2. 
Each lot is automatically subject to a charge for a proportionate share of the expenses for the homeowners' association's activities, such as maintenance of common open spaces or the provision and upkeep of common recreational facilities.
C. 
Legal requirements.
In order to ensure the establishment of a proper homeowners' association, including its financing, and the rights and responsibilities of the homeowners in relation to the use, management and ownership of common property, the subdivision plat, dedication documents, covenants, and other recorded legal agreements must:
1. 
Legally create an automatic membership, nonprofit homeowners' association;
2. 
Place title to the common property in the homeowners' association, or give definite assurance that it automatically will be so placed within a reasonable, definite time;
3. 
Appropriately limit the uses of the common property;
4. 
Give each lot owner the right to the use and enjoyment of the common property;
5. 
Place responsibility for operation and maintenance of the common property in the homeowners' association;
6. 
Place an association charge on each lot in a manner which will both ensure sufficient association funds, and provide adequate safeguards for the lot owners against undesirable high charges;
7. 
Give each lot owner voting rights in the association; and
8. 
Must identify land area within the association's jurisdiction including, but not limited to, the following:
a. 
Property to be transferred to public agencies;
b. 
The individual residential lots;
c. 
The common properties to be transferred by the developer to the homeowners' association; and
d. 
Other parcels.
9. 
Any governmental authority or agency including, but not limited to, the city and the county, their agents, and employees, shall have the right of immediate access to the common elements at all times if necessary for the preservation of public health, safety and welfare. Should the HOA fail to maintain the common elements to city specifications for an unreasonable time, not to exceed 90 days after written request to do so, [the] city shall have the same right, power and authority to enforce this declaration and levy assessments necessary to maintain the common elements. [The] city may elect to exercise the rights and powers of the HOA or its board to take any action required and levy any assessment that the HOA might have taken, either in the name of the HOA or otherwise, to cover the cost of maintenance of any common elements.
D. 
Protective covenants.
Protective covenants shall be developed which, among other things, shall make the homeowners' association responsible for:
1. 
The maintenance and operation of all common property;
2. 
The enforcement of all other covenants; and
3. 
The administration of architectural controls (optional);
4. 
Certain specified exterior maintenance of exterior improvements of individual properties (optional).
(Ordinance 00-823, sec. 5, adopted 2/8/00)