A. The requirements
of the Subdivision Ordinance as set forth below are designed and intended
to ensure that, for all subdivisions of land within the scope of the
Subdivision Ordinance, all improvements as required herein are installed
properly and:
1. The City
can provide for the orderly and economical extension of public facilities
and services;
2. All purchasers
of property within the subdivision shall have a usable, buildable
parcel of land; and
3. All required
improvements are constructed in accordance with City standards.
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 is defined further and supplemented
by Section 3.1.C and 3.8. 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 Lufkin for the acceptance of
the subdivision by the City shall include, but are not limited to,
the following:
1. Water and
wastewater facilities;
7. Traffic-control
devices required as part of the project; and
8. 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 City’s 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 City’s TCSS Manual.
E. Changes
or Amendments to the TCSS Manual and Other Construction/Design Documents.
The Technical Construction Standards & Specifications (TCSS)
Manual will, from time to time, require revisions and updates to allow
for changing construction technology. When changes are required, the
TCSS Manual may be amended separately from this document. The TCSS
Manual referenced by the Subdivision Ordinance shall be amended as
a separate resolution by the City Council.
(Ordinance 3693 adopted 4/6/2004, as revised through 1/4/2012)
A. 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 (1/2") in diameter and sixteen inches (16") deep,
and set flush with the top of the ground, and shall be tied to the
City-designated monument system. 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
(1/2") and sixteen inches (16") deep, and 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 3693 adopted 4/6/2004, as revised through 1/4/2012)
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 Lufkin. It shall be the subdivider’s
responsibility to install streetlights (per the City of Lufkin’s
streetlight standard, where applicable) with metal poles (or approved
similar material) at street intersections and at a maximum distance
of six hundred feet (600') apart, except where curb grades or terrain
requires additional lighting, and at the terminus of cul-de-sacs.
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
shall not be less than 0.1 footcandle per square foot. Street lighting
materials shall be approved by the City Engineer (or designee). Any
costs associated with upgrading street lighting fixtures shall be
borne by the developer/property owner.
(Ordinance 3693 adopted 4/6/2004, as revised through 1/4/2012)
A. Street names
must be submitted to the City for review and approval in accordance
with the City’s guidelines for the naming of streets. Proposed
street names shall be submitted for review along with (and as a part
of) the preliminary plat application, and shall become fixed at the
time of approval of the preliminary plat. On the final plat, street
names shall not be changed from those that were approved on the preliminary
plat unless special circumstances have caused the major realignment
of streets or a proposed street name(s) is discovered to have already
been used elsewhere in the City (or some other similar eventuality).
If additional street names are needed for the final plat, then they
must be submitted for City staff review and approval along with the
final plat application. A fee may be established by the City for the
changing of street names after approval of the preliminary plat.
B. The City
will maintain a list of existing street names (and “reserved”
street names that have been approved on a preliminary plat), and will
update the list as new streets are platted.
C. New street
names shall not duplicate existing street names either literally,
or in a subtle manner (e.g., Smith Street vs. Smythe Street; Oak Drive
vs. Oak Place vs. Oak Court vs. Oak Circle), shall not be so similar
as to cause confusion between names (e.g., Lakeside Drive vs. Lake
Side Drive vs. Lake Siding Drive), and shall not sound like existing
street names when spoken (e.g., Oak Drive vs. Doak Drive; Lantern
Way vs. Land Tern Way).
D. New streets
which extend existing streets shall bear the names of the existing
streets. Streets crossing thoroughfares or other roadways shall bear
the same name on both sides of the thoroughfare, wherever practical.
E. The property
owner shall provide payment for street name signs and other traffic-control
signs as required for the development. The cost of each street name
sign installation shall include the cost of the sign assembly, pole
and the time for installation. Payment by the property owner will
be due prior to approval of the engineering plans by the City Engineer.
F. Street name
signs shall be installed in accordance with the City’s guidelines
before issuance of a building permit for any structure on the streets
approved within the subdivision.
(Ordinance 3693 adopted 4/6/2004, as revised through 1/4/2012)
A. All on-site
(i.e., internal) streets and alleys shall be constructed by the developer
at the developer’s expense, unless otherwise allowed by this
Ordinance.
B. All streets
and alleys shall be constructed per the specifications in the City’s
TCSS Manual, unless otherwise recommended by the Planning and Zoning
Commission and approved by the City Council.
C. The minimum
street and alley drainage standards for which the construction shall
be made by the developer are shown in the TCSS Manual.
D. In addition
to the above-mentioned minimum standards, barrier-free ramps for the
handicapped shall be constructed at all street corners, driveway approaches,
appropriate mid-block crosswalks, and in locations where accessible
parking spaces are provided. All barrier-free ramps and other accessibility
considerations shall comply with the Highway Safety Act, as currently
amended, and with the Americans With Disabilities Act (ADA), as amended.
E. All signs
and barricades shall be in conformity with the TCSS Manual and/or
with ADA specifications for uniform traffic-control devices, as adopted
by the Texas Department of Transportation and/or the Texas Department
of Public Safety.
F. Approval
is required prior to the installation of any driveway connecting to
a public street. The City Engineer (or designee) shall approve all
driveway cuts.
(Ordinance 3693 adopted 4/6/2004, as revised through 1/4/2012)
1. Subdivisions
in excess of ten (10) 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 within an easement
identified for such use adjacent to or within the right-of-way, and
shall observe all sight visibility requirements.
2. Design Requirements.
The entryway feature shall include living landscaped materials
as specified by the City. The design of the entryway feature shall
also include an automatic underground irrigation system, and may also
include subdivision identification (i.e., signage located on the wall).
All plants shall be living and in a sound, healthy, vigorous and growing
condition, and they shall be of a size, fullness and height that are
customary for their container/ball size (as per the latest edition
of the “American Standard for Nursery Stock,” by the American
Association of Nurserymen, as may be amended).
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 preliminary plat, and shall be approved by
the City in conjunction with approval of the construction plans.
4. The maintenance of the entryway shall be the responsibility of the developer for a period of at least two (2) years or until building permits have been issued for eighty percent (80%) of the lots in the subdivision, whichever date is later. Following that period of time, maintenance responsibility shall be borne by the private property owner(s) upon whose lot(s) the entryway feature is located, or by an approved homeowners association (see Section
4.3). If, at some point in time, the maintenance responsibility shifts to the City, the City shall have the right to upgrade, reduce or eliminate entirely, at its sole option, the landscaping and other amenities in order to simplify and/or minimize the amount of time and effort that maintenance of the entryway will require.
(Ordinance 3693 adopted 4/6/2004, as revised through 1/4/2012)
A. The installation
of all water and wastewater lines shall be in conformance with the
TCSS Manual.
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 area to be subdivided. The design and construction of the water
system and of the sanitary sewer system to serve the subdivision shall
be in conformance with the City’s master plans for water and
wastewater facilities, and shall be approved by the City Engineer.
Any waiver of this requirement shall be approved by the City Council.
C. Water system
with mains of sufficient size and having a sufficient number of outlets
to furnish adequate domestic water supply and to furnish fire protection
to all lots shall be provided. Water lines shall extend to the property
line, and a box for the water meter(s) for each lot shall be installed
immediately adjacent to the right-of-way in an easement.
D. Services
for utilities shall be made available to the property line of each
lot in such a manner as will minimize the necessity for disturbing
the street pavement and drainage structure when connections are made.
The location of service lines shall be marked in accordance with the
TCSS manual.
E. Fire hydrants
shall be installed in residential areas every five hundred feet (500')
of laying distance, and in nonresidential areas every three hundred
feet (300') of laying distance.
F. If the extension
of service to a property is inside the City limits of Lufkin, the
City will extend utility service to the nearest property line that
is the most advantageous to the City. The extension of service will
be at no cost to the owner/developer. Any upgrades in infrastructure
will be completed by the City at no cost to the owner/developer. All
construction will be completed in accordance with the City Fire Code,
TCEQ, and this Subdivision Ordinance, whichever is more restrictive.
G. If the extension
of service to a property for a subdivision or development requiring
more than one (1) meter is outside the City of Lufkin, the owner/developer
will extend utility service to the property under the supervision
of City staff and based on construction plans approved by the City
Engineer. All construction will be in accordance with the City Fire
Code, TCEQ, and this Subdivision Ordinance, whichever is more restrictive.
The cost of the extension of utility service will be borne solely
by the owner/developer. Any upgrades in infrastructure required to
meet fire, pressure, and/or TCEQ rules will be completed by the owner/developer
at their expense. In the event of future connections to the utility
service by other subdivisions or developers, the original owner/developer
will be reimbursed a prorated share based on a per unit cost for a
period of up to five (5) years. The cost shall be determined based
on the point of connection of the new development. After five (5)
years, no cost will be reimbursed to the owner/developer.
H. If the extension
of service to a property for an individual residence or meter is outside
the City limits of Lufkin, the City will extend utility service to
the property for the first two hundred (200) feet at no cost to the
owner. The owner will be required to reimburse all material, labor,
and administrative cost for all service beyond the first two hundred
(200) feet. Upgrade requirements will be the responsibility of the
City.
(Ordinance 3693 adopted 4/6/2004, as revised through 1/4/2012)
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 and/or inadvertent stormwater retention (i.e., standing
or pooling water), 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 Lufkin’s
criteria in the TCSS Manual. In no case shall drainage areas be diverted
artificially to adjacent properties or across roadways.
C. The developer
shall ensure that all drainage improvements within 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 build-up of sediment and/or trash from drainage improvements,
with the exception of back-lot and side-lot drainage swales, at the
eleventh month of the year for the required one-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 3693 adopted 4/6/2004, as revised through 1/4/2012)
A. All mailboxes
and similar areas and/or facilities for mail/package delivery shall
be installed in accordance with U.S. Postal Service guidelines, and
shall be accessible in accordance with ADA regulations.
(Ordinance 3693 adopted 4/6/2004, as revised through 1/4/2012)