(a)
The developer shall prepare, or have prepared, and submit two (2)
paper copies and an electronic copy in accordance with the requirements
of the development services department, of the complete engineering
plans of streets, screening walls, curbs and gutters, storm sewers
and drainage structures, water and sanitary sewer improvements, telecommunications,
electric, and natural gas service systems for the area covered by
the plat.
(b)
The developer shall have such plans prepared and sealed by an engineer,
subject to approval of the plans by the city.
(c)
The development services department shall review the plans and specifications,
and, if approved, shall mark them approved and return one (1) set
to the developer. If not approved, the plans shall be marked with
the objections noted and returned to the developer for correction.
(d)
No building permits shall be issued for any permanent structure in
the subdivision until the engineering plans have been approved and
signed off by the city.
(1)
After approval of the final plat and final construction plans, the
developer shall install the facilities in accordance with such approved
plans. The city inspector or his/her designee shall inspect the installation
of the improvements. Such construction shall be rejected only if it
fails to comply with the standards and specifications contained or
referred to herein and as otherwise established by the city.
(2)
The city inspector shall approve for the city the title, use, and
maintenance of the public improvements where:
(A)
Such improvements have been found to be installed in accordance with
the approved subdivision plat and construction plans; and
(B)
Such improvements have been completed, and have been inspected and
approved by the city inspector; and
(C)
“As-built” plans, mylars, and fees have been submitted
in the manner required by the development services department; and
(D)
The inspection fee has been paid in the amount required by the city,
prior to scheduling a preconstruction meeting.
(e)
All improvements required herein shall be constructed in accordance
with the standards prescribed by the city prior to acceptance of the
subdivision by the city.
(Ordinance 07-09-18F, sec. XI(a),
adopted 9/18/07; Ordinance
2021-39, sec. XVI, adopted 10/12/21)
(a)
No construction work shall begin on the improvements in any proposed
subdivision prior to approval of the final construction plans by the
development services department.
(b)
Engineering plans showing details of streets, culverts, bridges,
storm sewers, water mains, sanitary sewers and all engineering details,
other than buildings, of the proposed subdivision shall be submitted
to the development services department along with the final plat of
the subdivision.
(c)
Plans shall be prepared by an engineer and shall conform to the general
design standards of the city. The required copies of the final paving
and utility plans, 24" x 36" in sheet size, shall be submitted to,
and in the manner prescribed by the development services department,
including:
(1)
Streets, sidewalks, and monuments.
Required copies of
plans and profiles of all required streets, sidewalks, crosswalk ways
and monuments shall be provided. The right-of-way and paved width
of all streets and street names shall be shown, including their top
of curb grade and distances with the elevations indicated at all intersections
and grade breaks. Such plans shall show the location of all proposed
curbs and gutters.
(2)
Sanitary sewer lines.
(A)
Required copies of the plans shall be provided. Minimum two (2) foot
contour intervals, the location and dimensions of existing sanitary
sewer lines, and the location and size of existing mains to which
the system will be connected shall be shown;
(B)
Required copies of plans and profiles of proposed sanitary sewer
lines, indicating depths of lines, shall be provided;
(C)
When a separate sewer system or treatment plant other than that provided
by the city is proposed, copies of plans and specifications of such
system or facility shall be provided.
(3)
Water lines.
(A)
Required copies of the plans shall be provided. Minimum two (2) foot
contour intervals, the location and size of existing water lines,
valves and fire hydrants, and the location and size of existing mains
to which the system will be connected shall be shown;
(B)
Required copies of plans for all water lines and profiles for lines
12" or larger, valves and fire hydrants shall be provided.
(4)
Drainage.
(A)
A drainage study meeting the requirements of the city drainage criteria
manual shall be provided by the developer or their civil engineer.
Copies of the proposed plan and profiles, indicating minimum two (2)
foot contours based on city datum shall be submitted to the development
services department. All street widths and grades shall be indicated
on the plans, and runoff figures shall be indicated on the outlet
and inlet side of all drainage ditches, storm sewers and at all points
in the street at changes of grade or where the water enters another
street storm sewer or drainage ditch. Drainage easements shall indicate
width.
(B)
A general location map of the subdivision showing the entire watershed;
(C)
Calculations shall show the anticipated stormwater flow, including
watershed area, runoff coefficient, time of concentration, and intensity.
When a drainage ditch or storm sewer is proposed, calculations showing
the basis for design shall be submitted to the development services
department;
(D)
When a drainage channel or storm sewer is proposed, complete plans,
profiles, cross-sections, grades and specifications shall be submitted,
showing complete construction details. Such plans and construction
details shall be provided in accordance with the city’s standards.
(Ordinance 07-09-18F, sec. XI(b),
adopted 9/18/07; Ordinance
2021-39, sec. XVII, adopted 10/12/21)
(a)
In all subdivisions and additions, except in an amending plat or
a vacating plat, all block and lot corners shall be established and
set. All corners, except those comprising the perimeter of the subdivision,
shall consist of iron rods of a diameter not less than one-half (1/2)
inch and eighteen (18) inches deep, set a maximum of two (2) inches
below finished grade. Perimeter markers shall be monuments consisting
of a two (2) inch diameter aluminum disc and set in accordance with
the general design standards of the city.
(b)
The “X,” “Y” and “Z” (elevation)
coordinates (Texas State Plane Coordinate System, North Central Texas
FIPS 4202) shall be shown for no fewer than two perimeter markers.
(Ordinance 07-09-18F, sec. XI(c),
adopted 9/18/07)
(a)
Construction.
All streets shall be constructed in accordance
with the general design standards of the city, and all other applicable
codes and ordinances of the city.
(b)
Perimeter streets.
(1)
Whenever any subdivision within the city is developed adjacent to
an arterial or collector thoroughfare, the developer shall, in conjunction
with such development, install a portion of the required paving, complete
with curb and gutter, for the entire length of such thoroughfare where
it is adjacent to the property.
(2)
The portion of right-of-way that shall be dedicated by the developer shall be not less than one-half (1/2) of the right-of-way required for such adjacent arterial or collector thoroughfare, in accordance with the applicable right-of-way standards as established in division 10 of this article. Except, however, that where an adjacent collector thoroughfare is constructed, the developer shall dedicate land in an amount adequate to ensure that at least thirty-five (35) feet of right-of-way exists for the construction of the collector thoroughfare. The developer may be required to dedicate right-of-way in an amount sufficient to provide for the entire road section of such adjacent thoroughfare after a determination as to the amount of existing right-of-way, the amount of right-of-way to be dedicated in the future by adjacent property owners, and the benefit to be derived by the property from such adjacent thoroughfare has been made by the city.
(3)
The portion of pavement width that shall be installed by the developer
for the entire length of such adjacent arterial or collector thoroughfare
shall be not less than twenty-four (24) feet. The paving shall be
situated and designed in a manner that will permit the remaining pavement
to be added at a future date, with the finished product being in compliance
with the standard specifications of the city.
(4)
Where it is necessary that existing perimeter streets or other existing
streets adjacent to the subdivision be improved, the developer shall
pay or furnish satisfactory security for the payment of any required
pro rata share of such street assessments prior to the approval of
the final subdivision plat.
(5)
When a proposed street intersects with Hwy 71 or FM 2147 the developer
shall construct turn lanes or deceleration and acceleration lanes
if required by TxDOT.
(c)
Internal streets.
(1)
The developer shall be responsible for the dedication of right-of-way and construction of all streets which cross the subdivision. Where an arterial or collector thoroughfare crosses such subdivision, the developer shall dedicate all right-of-way for such arterial or collector thoroughfare in accordance with the applicable right-of-way standards as established in division 10 of this article.
(2)
For any arterial thoroughfare that crosses such subdivision, the
developer of the subdivision shall be responsible for installing not
more than four (4) outside traffic lanes of twelve (12) feet in width
each, and shall also be responsible for installing the center median,
turning lanes, curbs and gutters.
(d)
Connection to existing streets.
No building shall be occupied, and no use shall commence on a lot until such time as any street or portion thereof providing access to such lot shall have been connected to the existing street system by a street of at least 24 feet in width, located within public right-of-way. The construction of such street extension shall be in accordance with the general design standards of the city. The provision of right-of-way and alignment of such street extension shall be in accordance with division 10 of this article. Where construction of the street extension occurs concurrently with construction of any building on a lot to be served by such extension, an access road shall be provided and maintained for fire apparatus and other emergency vehicles during the construction of the building, or until such time as the extension to the existing street system has been constructed. Such access road shall be provided in accordance with the currently adopted International Fire Code and its amendments and appendices.
(e)
Engineer’s certificate.
Upon the completion of
construction of the street, a certificate shall be provided, signed
by the subdivision’s engineer that any and all improvements
constructed in the subdivision have been completed in accordance with
the approved construction plans, and that all monuments and lot markers
have been properly located and placed in accordance with this article.
(f)
Curbs.
Curbs shall be installed in the subdivision by
the developer on both sides of all interior streets and streets adjacent
to greenbelts, and on the subdivision side of all streets forming
part of the boundary of the subdivision, where provided. Such curbs
shall be constructed in accordance with the general design standards
of the city.
(g)
Street signs.
(1)
Within the corporate limits of the city, street signs shall be furnished
and installed by the developer at each intersection.
(2)
Street signs in subdivisions outside the city limits but within the
ETJ of the city shall be installed in accordance with city standards
by the subdivider.
(3)
All signs shall be of a standard type approved by the city and shall
be installed in accordance with the standards approved by the city.
(h)
Traffic signals.
(1)
Where the developer desires to build a driveway to an existing signalized
intersection, and thereby creating a four-legged intersection, the
developer will be required to install and pay for, including materials
and labor, any additional signalization equipment, as determined by
the development services department.
(2)
Construction shall be in accordance with city standards and all applicable
codes and ordinances.
(Ordinance 07-09-18F, sec. XI(d),
adopted 9/18/07; Ordinance
2021-39, sec. XVIII, adopted 10/12/21)
(a)
All subdivisions within the designated sewer available lots area
shall be provided with an approved sewage disposal system, which shall
be connected to the city’s sanitary sewer system.
(b)
The developer shall furnish and install the complete sewage system.
The sewage system shall be designed and constructed in accordance
with the general design standards of the city, along with TCEQ approval.
(c)
The developer shall also be responsible for the proportional share
of the cost of oversized or off-site improvements needed to assure
adequate sanitary sewer services for the subdivision. Such costs shall
be established and paid on a case-by-case basis.
(Ordinance 07-09-18F, sec. XI(e),
adopted 9/18/07)
(a)
All subdivisions shall be provided with an approved water system
which shall be connected to the city water distribution system.
(b)
The developer shall furnish and install the complete water system.
The water system shall be designed and constructed in accordance with
the general design standards of the city, along with TCEQ approval.
(c)
The developer shall also be responsible for the proportional share
of the cost of oversized or off-site improvements needed to assure
adequate water service for the subdivision. Such costs shall be established
and paid on a case-by-case basis.
(Ordinance 07-09-18F, sec. XI(f),
adopted 9/18/07)
(a)
The purpose of providing screening walls is to improve the appearance
of subdivisions abutting public rights-of-way; preserve and promote
the aesthetic appeal of surrounding neighborhoods; and provide a cohesive
identity for each subdivision.
(b)
For lots backing up to Highway 2147:
(1)
A screening wall of at least six feet in height shall be provided
and maintained along the property line of any subdivision of single-family
or duplex lots where the rear of such lots abuts any arterial thoroughfare
or a major or residential collector street.
(2)
In such instance the screening wall shall be placed on the right-of-way
line separating the lot from Highway 2147.
(3)
The construction of such screening wall shall be the responsibility
of the developer of the single-family or duplex subdivision.
(4)
Construction of the required screening wall shall occur subsequent
to the final grading of the subdivision, but prior to formal acceptance
of the subdivision by the city.
(c)
Building materials.
All screening walls shall be constructed
of rock, stone, brick, stucco or other masonry materials approved
by the city.
(d)
Maintenance.
All areas adjacent to any screening wall
or fence, or areas adjacent to a public street or right-of-way, shall
be maintained in a clean and orderly condition by the developer, or
appropriate POA, free of debris and trash, in accordance with the
applicable codes of the city.
(e)
Alternative screening material.
Other material or screening
devices that meet the intent of this section, as determined by the
city, may be utilized to satisfy the requirements of this section
only upon approval of the city council. Any screening wall shall be
constructed in accordance with the general design standards of the
city.
(f)
Conflicts.
Where the screening or buffering standards
prescribed by this section are in conflict with special screening
or buffering requirements that have been established within certain
zones, then the more restrictive requirements shall apply. In instances
where placement of a screening wall conflicts with the standards of
the city or other applicable ordinances, the screening wall shall
be placed on private property within a screening wall maintenance
easement that shall be provided on the subdivision plat of the property.
(Ordinance 07-09-18F, sec. XI(g),
adopted 9/18/07)
Where any lot is adjacent to a floodplain as identified on the
Federal Emergency Management Agency (FEMA), flood insurance rate maps
(FIRM), there shall be a minimum finished floor elevation of at least
two (2) feet above the one hundred (100) year floodplain elevation.
(Ordinance 07-09-18F, sec. XI(h),
adopted 9/18/07)
All channel alterations and storm sewer construction shall comply
with the general design standards of the city.
(Ordinance 07-09-18F, sec. XI(i),
adopted 9/18/07)
The developer of any site shall be responsible for providing
the necessary easements for the extension of water, sanitary sewer,
and drainage facilities to adjacent properties as the property is
platted or by a separate instrument approved by the city attorney.
(Ordinance 07-09-18F, sec. XI(j),
adopted 9/18/07)
