No preliminary or final plat shall be approved by the Commission,
and no completed improvements shall be accepted by the City Engineer
unless they conform to the Design Criteria Manual and to the following
standards and specifications.
(Ordinance O-2003-02 adopted 2/4/03)
The subdivision shall conform to the Comprehensive Master Plan
of the City.
(Ordinance O-2003-02 adopted 2/4/03)
If a tract is subdivided into parcels larger than ordinary building
lots, such parcels shall be arranged to allow for the opening of future
streets.
(Ordinance O-2003-02 adopted 2/4/03)
There shall be no reserve strips controlling access to land
dedicated or intended to be dedicated to public use.
(Ordinance O-2003-02 adopted 2/4/03)
A. Street Layout.
Adequate streets shall be provided by the developer and the
arrangement, character, extent, width, grade and location of each
shall conform to the comprehensive plan of the City and shall be considered
in their relation to existing and planned streets, to topographical
conditions, to public safety and convenience, and in their appropriate
relationship to the proposed uses of land to be served by such streets.
The street layout shall be devised for the most advantageous development
of the entire neighborhood.
B. Relation
to Adjoining Street System.
Where necessary to the neighborhood
pattern, existing streets in adjoining areas shall be continued, and
shall be at least as wide as such existing streets and in alignment
therewith.
C. Protection
or Streets.
Where adjoining areas are not subdivided,
the arrangement of streets in the subdivision shall make provision
for the proper projection of streets into such unsubdivided areas.
D. Street Jogs.
Whenever possible, street jogs with centerline offsets of less
than one hundred and twenty-five (125) feet shall be avoided.
E. Half-streets
or Adjacent Streets.
In the case of collector, minor
or marginal access streets, no new half-streets shall be platted.
F. Street Intersections.
Street intersections shall be as nearly at right angles as practicable,
giving due regard to terrain and topography.
G. Dead-end
Streets.
Dead-end streets shall be prohibited except
as short stubs to permit future expansion.
H. Cul-de-sacs.
Cul-de-sacs shall not exceed six hundred (600) feet in length
and shall have a turnaround of not less than one hundred (100) feet
in diameter.
I. Marginal
Access Streets.
Where a subdivision has frontage on an
arterial street, there shall be provided a marginal access street
on both sides or on the subdivision side of the arterial street, if
the arterial street borders the subdivision, unless the adjacent lots
back up to the arterial street, or unless the Commission determines
that such marginal access streets are not desirable under the facts
of a particular case for adequate protection of the lots and separation
of through and local traffic.
J. Streets
on Comprehensive Plan.
Where a subdivision embraces a
street as shown on the Comprehensive Plan of the City, such street
shall be platted in the location and of the width indicated by the
Comprehensive Plan. A Traffic Impact Analysis may be required by the
City Engineer to determine if the dedication of right-of-way on the
Comprehensive Plan meets the test of rough proportionality.
K. Minor Streets.
Minor streets shall be laid out so as to discourage their use
by through traffic.
L. Pavement
Widths and Right-of-Ways.
Pavement widths and right-of-ways
shall be as follows:
1. Undivided
arterial streets shall have a right-of-way width of at least eighty
(80) feet, with a pavement width of at least forty-eight (48) feet.
Divided arterials shall have right-of-way width based on twelve (12)
foot lanes, fifteen (15) foot median and ten (10) foot parkways.
2. Collector
streets shall have a right-of-way of at least sixty (60) feet and
a pavement width of at least thirty-six (36) feet.
3. Minor streets
shall have a right-of-way of at least fifty (50) feet and a pavement
width of at least thirty (30) feet.
4. Nonresidential
marginal access streets shall have a right-of-way width of at least
fifty (50) feet and a pavement width of at least thirty (30) feet.
Residential marginal access streets shall have a right-of-way width
of at least fifty (50) feet and a pavement width of at least thirty
(30) feet.
M. Curbs.
1. Curbs shall
be installed by the developer, at the time of development on both
sides of all interior streets, and on the subdivision side of all
perimeter streets; however, on perimeter streets, the developer may,
at the option of the City, and in lieu of placing curbs at such location
at the time of final plat approval, enter into an agreement with the
City to pay for the construction of such curbs when the same becomes
necessary in order to provide for adequate drainage on the streets.
2. The developer
shall provide in the dedication paragraph of the plat, if the option
provided for in this subsection is chosen, the following language:
developer (owner), his heirs, successors and assignees agree to pay
for the installation and construction of all curbs on perimeter streets
which have not been installed at the time of the approval of this
plat.
3. Subdivisions
containing individual lots one (1) acre or more in size are not required
to install curbs in accordance with this section.
N. 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.
O. Streetlights.
Streetlights shall be installed by the developer at all street
intersections within the subdivision.
P. Street Signs.
Street signs shall be installed by the developer at all intersections
within or abutting the subdivision. Such signs shall be of a type
approved by the City, and shall be installed in accordance with standards
of the City.
(Ordinance O-2003-02 adopted 2/4/03)
A. Width and
Paving.
In nonresidential areas, where installed, alleys
shall be not less than twenty (20) feet in right-of-way width and
pavement width. In residential areas, alleys not less than twenty
(20) feet in right-of-way width, with a pavement width of not less
than fifteen (15) feet, shall be optional. All alley paving shall
be done in accordance with City standards. Alleys shall be approximately
parallel to the frontage of the street.
B. Intersecting
Alleys of Utility Easements.
Where two alleys or utility
easements intersect or turn at a right angle, a cutoff of not less
than ten (10) feet from the normal intersection of the property or
easement line shall be provided along each property or easement line.
C. Dead-End
Alleys.
Dead-end alleys shall not be permitted.
D. Overhang
Easements.
In all alleys, overhang easements for electric
and telephone lines of a least five (5) feet on each side of the alley
strip at a height at or above sixteen (16) feet shall be provided.
E. Alleys Which
Do Not Connect on a Straight Course.
If alleys are not
themselves straight within each block, or if the same does not connect
on a straight course with the alleys of adjoining blocks, then an
easement shall be provided for the placing of guy wires on lot division
lines in order to support poles set on curving or deviating right-of-ways
or alleys.
(Ordinance O-2003-02 adopted 2/4/03; Ordinance 2013-23 adopted 11/19/13)
A. Utility easements
shall be provided where utilities cannot be located within the designated
right-of-way. All utility easements shall be a minimum of fifteen
(15) feet in width. A greater width may be required by the Director
of Public Services in instances where the Director of Public Services
determines that the Master Utility Plan of the City calls for the
installation of utilities which require a greater utility easement.
B. Normal curb
exposure shall be required where utility easements intersect streets.
C. Overhang
easements of at least five (5) feet on each side of the fifteen (15)
foot easement strip, at a height at or above sixteen (16) feet, shall
be provided in all utility easements.
D. Where utility
easements are not themselves straight within each block, or if the
same do not connect on a straight course with the utility easements
of adjoining blocks, an additional easement shall be provided for
the placing of guy wires on lot division lines in order to support
poles set on curving or deviating right-of-ways or alleys.
(Ordinance 2013-23 adopted 11/19/13)
Sidewalks are required as follows:
A. Sidewalks
shall be required on both sides of internal streets, where curb and
gutter are required, within the subdivision and on the side of perimeter
streets abutting the development.
B. Sidewalks
are to be installed along the frontage of all lots prior to final
building inspection approval, except that handicapped ramps at street
intersections and sidewalks along perimeter streets abutting the development
shall be installed at time of public improvement installation.
(Ordinance O-2003-02 adopted 2/4/03)
A. Water Supply
and Distribution.
All subdivisions shall be provided
with water supply and water distribution systems approved by the Director
of Public Services.
B. Fire Hydrants.
Standard fire hydrants shall be installed as part of the water
distribution system per specifications of the Fire Marshal of the
City and the State Board of Insurance.
(Ordinance 2013-23 adopted 11/19/13)
A. All subdivisions
shall be provided with an approved sewage disposal system.
B. Connection
with the public sanitary sewer system shall be required except where
the Director of Public Services determines that such connection will
require unreasonable methods of sewage disposal. Where septic tanks
are to be installed, the subdivider shall conduct soil tests on each
lot of the proposed subdivision under the supervision of the Director
of Public Services in order to determine the adequacy of proposed
lot sizes. If a sanitary sewage disposal system is to be installed,
the plans for such system must be approved by the Texas State Health
Department, prior to approval of the final plat by the Commission.
(Ordinance 2013-23 adopted 11/19/13)
All utility lines that pass under a street or alley shall be
installed before the street or alley is paved. When it is necessary
that utility lines pass under the street or alley pavement, they shall
be installed to a point at least three (3) feet beyond the edge of
the pavement.
(Ordinance O-2003-02 adopted 2/4/03)
A. Monuments
shall be located at the intersection of a line five (5) feet north
from and parallel to the north line of each block with a line five
(5) feet east from and parallel to the east line of the block, unless
such point of intersection occurs within the limits of street paving.
In such a case, alternate monument location shall be approved by the
Director of Public Services.
B. Where, due
to topographic conditions, permanent structures, or other conditions,
the view is obstructed between any two adjacent monuments, intermediate
monuments shall be so set to assure a clear view between adjacent
monuments.
(Ordinance 2013-23 adopted 11/19/13)
A. Easements.
Where a subdivision is traversed by a watercourse, drainageway,
natural channel or stream, there shall be provided an easement or
right-of-way conforming substantially to the limit of such watercourse,
plus additional width to accommodate future needs.
B. Drainage
Facilities.
Drainage facilities shall be provided and
constructed as specified by the Director of Public Services.
(Ordinance 2013-23 adopted 11/19/13)
Block lengths shall not exceed eight hundred (800) feet.
(Ordinance O-2003-02 adopted 2/4/03)
Where deemed necessary by the Superintendent of Streets to provide
circulation or access to schools, playgrounds, shopping centers, transportation
facilities and other community facilities, or to provide pedestrian
circulation within the subdivision, crosswalk ways shall be provided
with a concrete sidewalk four (4) feet wide.
(Ordinance 2013-23 adopted 11/19/13; Ordinance
2018-17 adopted 9/18/18)
A. All lots
shall conform to the minimum requirements of the Zoning Ordinances.
B. Where an OSSF (On-Site Sewage Facility) is provided the residential lots shall have an area of at least one (1) acre, shall be at least one hundred fifty (150) feet deep, and shall be at least one hundred (100) feet wide. Where, as the result of the soil test prescribed in Subsection
7.10 B above of this Ordinance, the Director of Public Services deems the minimum lot area insufficient, the Commission shall require additional area sufficient to accommodate the sanitary facilities deemed necessary by the Director of Public Services. In case of irregularly shaped lots, the minimum width shall be measured at the front building line.
C. Corner lots
shall be a minimum of twenty (20) feet wider than the minimum lot
width for interior lots in the zoning district in which the subdivision
is platted. Lots abutting on crosswalk ways shall be treated as corner
lots. In the case of subdivisions platted in the extraterritorial
jurisdiction, the corner lot width shall be the minimum interior lot
width approved for that subdivision plus twenty (20) feet.
D. Each lot
shall front upon a public street. Lots of irregular shape shall not
be allowed unless they have a street frontage of at least twenty (20)
feet.
E. Side lot
lines shall be substantially at right angles to straight street lines
and radial to curved street lines.
F. Where a
lot in a residential area backs up to a railroad right-of-way, a high-pressure
gasoline, oil or gas line, an arterial street, an industrial area,
or other land use which has a depreciating effect on residential property,
and where no marginal access street or other street is provided at
the rear of such lot, additional depth may be required by the Commission.
Where a lot sides to any of the above, additional width shall be required
by the Commission.
G. In subdivisions
platted after the effective date of this Ordinance, where each lot
maintains an individual water supply well and sewage system with a
subsurface soil system, the plat shall show the approved well location
and sanitary control easement around the well within a one hundred
fifty (150) foot radius in which no subsurface sewage system may be
constructed.
H. Where a
subdivision is platted so that residential lots back up to a collector
street, a six (6) foot high solid screening fence along the rear lot
line shall be required, except for one gate not to exceed forty-eight
(48) inches per each lot, and vehicular access from the collector
street shall be prohibited. The construction of the fence shall be
required in the Developer Agreement and shall be accomplished by the
developer at the time that public facilities installation is required.
I. Where a
subdivision is platted so that residential lots are adjacent to a
collector street, private residential driveways shall be prohibited
to connect to collector streets except where a concrete surface has
been provided for maneuvering so as not to require backing onto the
collector street, and driveways shall not be closer than three hundred
(300) feet from centerline of driveway to centerline of driveway.
Exception: For undeveloped lots existing as of the effective
date of this ordinance, the minimum driveway separation may be reduced
to one hundred feet from centerline of driveway to centerline of driveway.
If the lot is subdivided at any time following the effective date
of this ordinance the minimum driveway separation shall be three hundred
(300) feet from centerline of driveway to centerline of driveway.
(Ordinance 2013-23 adopted 11/19/13; Ordinance
2018-17 adopted 9/18/18)