A.
The requirements
of these subdivision regulations as set forth below are designed and
intended to ensure that for all subdivisions of land within the scope
of these subdivision regulations all improvements as required herein
are installed properly and:
B.
Adequate
public facilities policy.
The land to be divided or developed
must be served adequately by essential public facilities and services.
No subdivision shall be approved unless and until adequate public
facilities exist or provision has been made for water facilities,
wastewater facilities, drainage facilities, electricity and street
facilities which are necessary to serve the development proposed,
whether or not such facilities are to be located within the property
being platted or off-site. This policy may be defined further and
supplemented by other ordinances adopted by the city. Utilities shall
be extended to all adjacent property lines to allow connection of
these utilities by adjacent property owners when such property is
platted.
C.
The public
improvements required by the City of Highland Village for the acceptance
of the subdivision by the city shall include, but are not limited
to, the following:
1.
Water
and wastewater facilities;
2.
Drainage
facilities;
3.
Streets;
4.
Streetlights;
5.
Street
signs;
6.
Sidewalks;
7.
Traffic-control
devices required as part of the project;
8.
Trees,
under an approved final tree mitigation plan, whether preserved, replaced,
or removed; and
9.
Appurtenances
to the above, and any other public facilities required as part of
the proposed subdivision.
D.
All aspects
of the design and implementation of public improvements shall comply
with the current design standards and any other applicable city codes
and ordinances, including preparation and submittal of construction
plans and construction inspection. The construction of all of the
improvements required in this ordinance shall conform to the latest
edition of the TCSS manuals.
E.
Changes
or amendments to the TCSS manuals and other construction/design documents.
The Technical Construction Standards and Specifications (TCSS)
manuals will, from time to time require revisions and updates to allow
for changing construction technology. When changes are required, the
TCSS manuals may be amended separately from this document. The TCSS
manuals referenced by the subdivision ordinance shall be amended as
a separate resolution.
(Ordinance 00-823, sec. 5, adopted 2/8/00)
In all subdivisions and additions, corners shall be established
at the corner of each block in the subdivision consisting of an iron
rod or pipe not less than one-half inch in diameter and 18 inches
deep flush with the top of the ground. Lot corner monuments shall
be placed at all lot corners except corners which are also block corners,
consisting of iron rods or pipes of a diameter of not less than one-half
inch and 18 inches deep, set flush with the top of the ground. In
addition, curve point markers shall be established of the same specifications
as lot corners. Each block corner monument shall include a cap with
the surveyor's name and registration number attached to it. All block
corners shall be installed prior to the final inspection of the subdivision
by the city. Lot corners shall be installed prior to issuance of a
building permit.
(Ordinance 99-815, sec. 1, adopted 10/26/99)
A.
Before
final acceptance of streets, alleys, sewers and other utilities, streetlight
locations and installations shall be coordinated by the developer
with the power company and the City of Highland Village. It shall
be the subdivider's responsibility to install streetlights with metal
poles (or approved similar material) at street intersections and at
a maximum distance of 600 feet apart except where curb grades or terrain
requires additional lighting, and at the terminus of cul-de-sacs.
The developer shall pay for the electricity until building permits
are issued for two years from the date of installation, after which
the city shall pay for the electricity.
B.
Street
lighting shall be installed to provide an average of 0.4 footcandle
per square foot on the roadway between curbs. The lowest intensity
at any point should not be less than 0.1 footcandle per square foot.
Street lighting materials shall be approved by the city engineer.
(Ordinance 99-815, sec. 1, adopted 10/26/99)
A.
Street
names.
Names of new streets shall not duplicate or cause
confusion with the names of existing streets, unless the new streets
are a continuation of or in alignment with existing streets, in which
case names of existing streets shall be used.
B.
Street
signs.
Street name signs shall be installed by the subdivider
for all intersections (or corners) within or abutting the subdivision.
Such signs shall be of a type approved by the city, and shall be installed
by the developer as per City of Highland Village standards as noted
in the TCSS manuals.
(Ordinance 99-815, sec. 1, adopted 10/26/99)
A.
All on-site
streets and alleys shall be constructed by the developer at the developer's
expense unless otherwise allowed by this ordinance.
B.
The minimum
street and alley curb and gutter standards for which the construction
shall be made by the developer are shown in the TCSS manuals.
C.
In addition
to the above-mentioned minimum standards, curb ramps for the handicapped
shall be constructed to comply with section 228 of the Highway Safety
Act, as currently amended, and the Americans With Disabilities Act
(ADA) of 1991.
D.
All signs
and barricades shall be in conformity with the manual or ADA specifications
for uniform traffic-control devices as adopted by the state transportation
commission.
E.
Approval
is required prior to the installation of any driveway connecting to
a public street. The director of public works shall approve all driveway
cuts.
(Ordinance 99-815, sec. 1, adopted 10/26/99)
A.
Retaining
wall requirements.
When property within or directly adjacent
to a subdivision contains changes in elevation exceeding 2.5 feet
and the slope exceeds one unit vertical in two units horizontal, a
retaining wall shall be required at the locations specified herein
prior to the acceptance of the subdivision.
Location A. The grade change roughly
follows a side or rear lot line.
Location B. The grade change is adjacent
to a proposed building site boundary.
Location C. The grade change is adjacent
to a watercourse or drainage easement.
B.
Retaining
wall design and construction.
All retaining wall design
and construction shall be in compliance with the provisions of the
building code of the City of Highland Village.
C.
Retaining
wall maintenance.
Retaining walls shall be maintained
by the owner of the property where such retaining wall is located.
(Ordinance 99-815, sec. 1, adopted 10/26/99)
A.
Screening.
1.
Where
subdivisions are platted so that the rear or side yards of single-family
or two-family residential lots are adjacent to an arterial thoroughfare
(greater than 60 feet in right-of-way width on the thoroughfare plan
including FM 407 and FM 2499 or the roadway commonly known as the
North-South Arterial), a four-lane collector street, or are separated
from a thoroughfare by an alley, or back up to a collector or residential
street, the developer shall provide, at his sole expense, screening
according to the following alternatives and standards. All screening
shall be adjacent to the right-of-way on the residential lot in a
landscape easement, or homeowners' association common area (if desired
by the subdivider), or in the right-of-way under an approved landscape
plan submitted in conjunction with the preliminary plat. All forms
of screening shall conform to the requirements of other ordinances
in the city governing sight distance for traffic safety.
2.
Screening
alternatives:
Screening shall be provided in accordance with one of the alternatives set forth in Appendix A. Screening walls are required to be constructed to standards and criteria as set forth in Figure 2 of Appendix A. In all screening alternatives, the subdivider shall be required to preserve, transplant, or plant trees a minimum of four inches in caliper chosen from the recommended tree list in appendix A and spaced at 30 feet. Trees of six-inch to eight-inch caliper that are transplanted from the right-of-way to other locations within the same right-of-way shall receive double the credit in the tree credit schedule below. Trees shall be installed no closer than five feet from the back of curb. Any trees preserved in the right-of-way listed on the recommended tree list may be credited toward meeting the tree planting requirement of this section according to the following table:
|
TREE CREDIT SCHEDULE
| |
|---|---|
|
Caliper (Diameter)
|
Tree Credits
|
|
Less than 4 inches
|
0
|
|
4-6 inches
|
1
|
|
7-10 inches
|
2
|
|
11-14 inches
|
3
|
|
15-20 inches
|
4
|
|
21-26 inches
|
5
|
|
27-32 inches
|
6
|
|
Greater than 32 inches
|
7
|
Editor's note–Figure 2, referred to in subsection 2. above, is not printed herein.
3.
A maintenance
easement five feet in width shall be dedicated to the city adjacent
to the screening wall.
4.
The
screening wall shall be installed prior to the final acceptance of
the subdivision. If construction occurs during a time of year where
it would needlessly damage transplanted plants, then landscape materials
may be installed after the subdivision is accepted, upon approval
of the city manager, but in no case later than six months.
5.
All
plants (trees, shrubs, ground cover) shall be living and in sound,
healthy, vigorous growing condition.
6.
All
masonry, steel and/or aluminum screening wall plans and details shall
be approved and sealed by a registered professional engineer. All
masonry screening walls shall be level step down type walls and shall
be designed and constructed per the standard construction details.
See exhibit "A" [attached to the ordinance from which this subsection
derives]. Galvanized ladder wire shall be hot-dipped galvanized. Top
of walls shall remain level between columns. The bottom of the wall
shall step with grade. The use of prefabricated, patterned panels
is prohibited. The contractor shall coordinate work with the owner's
representative and other contractors in order to expedite the work
and prevent damage to work by others. The contractor shall verify
site conditions and utility locations. They shall notify the owner's
representative of discrepancies prior to commencing the work. The
contractor shall be responsible for compliance with applicable codes
and obtaining required permits.
7.
Required
wall heights, including spans between columns, shall be from six feet
to eight feet.
B.
Entryway
features (neighborhood identification).
1.
Subdivisions
in excess of ten platted lots may provide a low maintenance landscaped
entryway feature at access points from streets and thoroughfares into
the subdivision. The entryway feature shall be placed in an easement
identified for such use adjacent to or in the right-of-way and observe
sight-visibility requirements.
2.
Design requirements. The entryway feature shall include living landscaped materials as specified in Appendix A. Wall materials shall be the same as specified in Appendix A. The design of the entryway feature shall also include an irrigation system, subdivision identification (signage located on the wall). All plants shall be living and in a sound, healthy, vigorous growing condition.
3.
The
design of the entryway shall be in accordance with design policies
as provided by city staff. The design of the entry shall be reflected
on the engineering plans submitted with the final plat.
4.
The
maintenance of the entryway shall be the responsibility of the developer
for a period of two years or when building permits are issued for
80 percent of the lots in the subdivision, whichever is sooner.
C.
[Tree
protection measures.]
Tree
protection measures shall include all of the following:
(1)
Prior to construction, all protected trees as shown on the approved
tree mitigation plan shall be clearly marked with a barrier consisting
of a four-foot barricade fence or approved equivalent to protect the
area under the canopy or drip line of any protected tree of group
of protected trees.
(2)
During construction, the subdivider shall prohibit the cleaning of
equipment or storage of materials and the disposal of any waste material
including, but not limited to, paint, oil, solvents, asphalt, concrete,
mortar, etc., under the canopy or drip line of any protected tree
of group of protected trees.
(3)
No attachments or wires of any kind, other than those of a protective
nature, shall be attached to any protected tree.
(4)
On any building lot containing grade changes of six inches or greater,
a retaining wall or tree well of rock, brick, landscape timbers or
other approved materials shall be constructed around the tree. Such
tree well shall protect not less than 75 percent of the area within
the drip line of the tree.
(5)
Prior to land development of a subdivision, the developer shall establish
designated parking areas for the parking and maintenance of all vehicles,
trailers, construction equipment and related items and designated
stockpile areas for the storage of construction supplies and materials
during construction of the subdivision. The location and dimensions
of said designated areas and proposed batch plants shall be clearly
identified on the subdivision construction plans, site plans and tree
mitigation plans and shall be approved by the director of public works
or his authorized designee prior to construction or land development
of the subdivision. Said designated areas shall be completely fenced
with chain-link fencing and have gates for safety purposes and to
separate protected trees from the construction area and related construction
activity. With the approval of the director of public works or his
authorized designee, the designated parking and stockpile areas may
be combined into one fenced area, provided the preservation of protected
trees is not adversely affected or jeopardized. Supplies and materials
such as backfill, bedding material, drainage pipe and other items
which are customarily unloaded where installed shall not be required
to be stored within the designated stockpile areas.
(Ordinance 99-815, sec. 1, adopted 10/26/99)
A.
The installation
of all water and wastewater lines shall be in conformance with the
TCSS manuals.
B.
No final
plat shall be approved for any subdivision within the city or its
extraterritorial jurisdiction until the subdivider has made adequate
provision for a water system and a sanitary sewer system of sufficient
capacity to adequately provide service to all tracts and lots within
the plat to be subdivided. The design and construction of the water
system and of the sanitary sewer system to serve the subdivision shall
be in substantial conformance with the city's master plan for water
and wastewater facilities.
C.
Water
system with mains of sufficient size and having a sufficient number
of outlets to furnish adequate domestic water supply, [and] furnish
fire protection to all lots shall be provided. Water lines shall extend
to the property line and a box for the water meter shall be installed.
D.
Services
for utilities shall be made available to the property line of each
lot in such a manner as will obviate the necessity for disturbing
the street pavement and drainage structure when connections are made.
E.
Fire
hydrants shall be installed in residential areas every 500 feet of
laying distance and in nonresidential area every 300 feet of laying
distance.
(Ordinance 96-742, sec. 1, adopted 12/10/96)
A.
When a proposed subdivision of land, whether residential or nonresidential, abuts on both sides of an existing substandard street, or on one side of said road, being substandard according to the then-existing current thoroughfare plan, the developer may be required to improve the existing on-site facility as that term is defined herein, including on-site sidewalks, landscaping, and storm sewers and other utilities as defined in section 1.16, to bring the same to city standards, or to replace it with a standard city street as determined by the traffic impact analysis (see section 3) at no cost to the city.
B.
The subdivider shall be responsible for construction of a minimum of one-half (or all as the case may be according to A through C) of the width of a residential street adjacent to the site. For the purposes of this ordinance, residential properties shall be responsible for 26 feet (or 15-1/2 feet if adjacent to only one side) of paving. All other uses shall be responsible for 37 feet of paving (or 18-1/2 feet if adjacent to only one side). In lieu of construction, a proportionate fee for curbs, gutters, sidewalks, storm drainage, streetlights, and street signs may be assessed against any perimeter road which shall be determined in the subdivision improvement agreement. The perimeter and off-site streets required for improvement shall be determined by the traffic impact analysis outlined in section 3.
C.
Streets
which dead-end at power lines or similar rights-of-way, and which
are intended for future extension across these rights-of-way, shall
be constructed in the right-of-way for half the distance across the
rights-of-way. Streets which dead-end at railroad rights-of-way shall
not be required to be constructed over the railroad right-of-way by
the subdivider, but an agreement must be reached regarding the timing
and construction of the crossing by the railroad owner.
(Ordinance 96-742, sec. 1, adopted 12/10/96)
A.
An adequate
storm sewer system consisting of inlets, pipes, and other underground
structures with approved outlets shall be constructed where runoff
of stormwater and the prevention of erosion cannot be accomplished
satisfactorily by surface drainage facilities. Areas subject to flood
conditions as established by the city will not be considered for development
until adequate drainage has been provided.
B.
The
criteria for use in designing storm sewers, culverts, bridges, drainage
channels, and drainage facilities shall conform to the City of Highland
Village's drainage criteria in the TCSS manuals. In no case shall
drainage areas be diverted artificially to adjacent properties.
C.
The
developer shall ensure all drainage improvements in public easements
or rights-of-way are functioning properly prior to the expiration
of the maintenance bond. The developer shall be responsible for removing
any significant buildup of sediment and/or trash from all drainage
improvements, with the exception of backlot and sidelot drainage swales,
at the 11th month of the second year for the required two-year maintenance
bond for the applicable facilities. The city shall inspect the improvements
to determine any maintenance or correction of deficiencies at the
conclusion of this period.
(Ordinance 96-742, sec. 1, adopted 12/10/96)
In the case where a non-municipally owned water utility is required,
by law, to serve properties within the corporate limits or extraterritorial
jurisdiction of the city (the properties), the non-municipal water
utility shall meet the following requirements:
A.
Provide
sufficient, dependable water storage facilities for the property that
is to be served. Water storage capacity shall be based on criteria
included in the most recent report on the city's water CIP. Any plans
and specifications prepared for the purpose of construction of water
storage facilities designed to serve properties shall bear the seal
of a registered professional engineer licensed in Texas and approved
by the city.
B.
Provide
sufficient, dependable water transmission facilities for the properties
that are to be served. Water transmission facilities shall be constructed
to transport water sufficient to meet design flows, i.e., peak hour
demand plus fire flow requirements (one case). Capacities for water
transmission facilities shall be based on criteria included in the
most recent report on the city's CIP. Any plans and specifications
prepared for the purpose of construction of water transmission facilities
shall bear the seal of a registered professional engineer and shall
certify the sufficiency of transmission facilities as meeting design
flow requirements. Any plans and specifications prepared for the purpose
of construction of water distribution facilities to properties shall
bear the seal of a registered professional engineer designing the
facilities and shall bear the seal of the engineer representing the
non-municipal water utility certifying the sufficiency of distribution
facilities as meeting design flow requirements.
C.
Provide
sewage metering devices, if required by the public works director
or his designee, prior to acceptance of sewage flows from the properties
which are provided water by the non-municipal water utility. Sewage
metering devices may be required at each individual resident at the
discretion of the city if the non-municipal water utility does not
have an agreement with the city for collection of sewage charges,
utilizing alternative metering methods.
D.
Provide
for bacteriological tests to be performed on water supplied by the
non-municipal water utility to the properties served. The non-municipal
water utility shall be responsible, at its expense, for sampling and
testing in accordance with TNRCC standard procedures and shall be
responsible for submitting results of the bacteriological tests to
the city.
E.
Determine
chlorine residual by following the city's standard testing procedures.
Chlorine residual testing shall be performed on a daily basis at points
in the non-municipal water utility's water transmission facilities
and the properties distribution system as designated by the city.
(Ordinance 96-742, sec. 1, adopted 12/10/96)
