(a)
Additional
Regulations.
In addition to the requirements established
by this Ordinance, all development within the City limits shall be
designed so as to comply with the intent and provisions of the Zoning
Ordinance, building and housing codes, Master Plan, regulations of
the Texas Department of Transportation and the Texas Department of
Health, and any other applicable law or regulation adopted by a unit
of federal, state or local government; and all development within
the extraterritorial jurisdiction of the City shall comply with this
Ordinance and all other applicable laws and regulations adopted by
a unit of federal, state or local government.
(b)
Standards
In General.
The minimum design standards as contained
herein shall provide the basic criteria for evaluating proposed concept
plans, preliminary plats, construction plans, final plats, amended
plats, short form final plats, and other development or improvements
subject to this ordinance. The City may, however, establish reasonable
design requirements in excess of these established minimum standards,
or grant variances from those established minimum standards, where
by reason of exceptional topographic, cultural, historic, archaeological,
hydrologic, or other physical conditions of the property to be developed
or of an adjacent tract, the strict adherence to these standards will
result in an inappropriate subdivision design or cause unnecessary
hardship.
(c)
Coordinated
Design.
The quality of life and the community in the
Cameron urban area is dependent on the quality of design of the individual
developments in which people live and work. Good community design
requires the coordination of the efforts of each developer of land
within the urban area. It is intended that the urban area shall be
designed as a group of integrated residential neighborhoods and appropriate
commercial, industrial and public facilities. Therefore, the design
of each development shall be prepared in accordance with the applicable
principles established by the Master Plan for land use, circulation,
community facilities and public utility services and in accordance
with the following general principles:
(1)
The
neighborhood, as a planning unit, is intended as an area principally
for residential use, and of a size that can be served by one (1) elementary
school. Space for recreational, educational and shopping facilities
to serve the residents of the neighborhood should be provided and
designed as an integral part of each neighborhood. The size of lots
and blocks should be designed to provide for adequate water and wastewater
service, traffic circulation, light, air, open space, landscaping
and off-street parking. The arrangement of lots and blocks and the
street system should be designed to make the most advantageous use
of topography and natural physical features. Tree masses and large
individual trees should be preserved to the greatest extent possible.
The system of sidewalks and roadways and the lot layout should be
designed to take advantage of the visual qualities of the area.
(2)
The
components of the street system should in different degrees serve
the separate purposes of access to property and safe, efficient movement
of traffic. Land use types should be served by roadways whose capacity
increases in proportion to the traffic generation of the land use.
Design and location of points of access to property should be appropriate
to the volume and speed characteristics of traffic utilizing the intersection.
(3)
An open
space system throughout the urban area should provide a range of active
and passive recreation opportunities. Park, open space and recreation
facilities should be located with sensitivity to user population,
natural features, traffic generation, and nearby land use.
(4)
Land
use arrangement and design should minimize the difference in intensity
between adjacent uses in order to provide for the provision of water,
wastewater and roadways sufficient to serve the proposed densities
and provide for compatible neighboring developments. Step-down patterns
of use surrounding major activity centers, combined with buffering
techniques, should ensure that residential densities are compatible
with each other, and that residential development is not adversely
impacted by higher intensity uses.
(5)
Public
utilities and infrastructure should be provided within all subdivisions
in order to ensure the health, safety and well-being of the public.
Utility capacity should be sufficient to meet accepted standards of
service to reasonably anticipated development. Where excess capacity
in utility lines or facilities within a subdivision will further the
efficient and desirable extension of utilities to adjacent property,
equitable provision of such capacity is essential to the orderly growth
of the urban area.
(6)
Construction
of water, wastewater, drainage, gas, electric, telephone and cable
television utilities that require utility cuts of a public street
shall be repaired pursuant to applicable City ordinances.
(Ordinance 2003-06-16-007 adopted 6/16/03)
(a)
General.
The flood hazard areas of the city are subject to periodic inundation
which results in loss of life and property, health and safety hazards,
disruption of commerce and governmental services, extraordinary public
expenditures for flood protection and relief, and impairment of the
tax base all of which adversely affect the public health, safety and
general welfare. These flood losses are caused by: (a) The cumulative
effect of obstructions in flood plains causing increases in flood
hazard areas by uses vulnerable to floods, or hazardous to other lands,
which are inadequately elevated or otherwise protected from flood
damages. This section is based upon a reasonable method of analyzing
flood hazards.
(b)
Purpose.
It is the purpose of this section to promote the public health,
safety and welfare, and to minimize the losses attributable to water
flows and flood hazards. The drainage improvement provisions contained
herein are deemed necessary for the following reasons:
(1)
Waterways
and their associated watersheds within the City’s territorial
jurisdiction represent significant and irreplaceable recreational
and aesthetic resources and contribute directly to the City’s
public health.
(2)
The
continued economic growth of the City is dependent on an adequate
quality and quantity of stormwater runoff, a pleasing natural environment,
recreational opportunities in close proximity to the City as well
as the protection of people and property from the hazards of flooding.
(3)
All
watersheds within the City’s jurisdiction, and especially those
with abrupt topography, sparse vegetation, and thin and easily disturbed
soil, are vulnerable to flooding due to unregulated development activities.
(4)
All
watersheds within the City’s jurisdiction are undergoing development
or are facing development pressure.
(5)
If watersheds
within the City’s jurisdiction are not developed in a sensitive
and innovative manner, their water resources, natural environment,
and recreational characteristics may be irreparably damaged.
(6)
The
City should regulate all drainage within the City’s jurisdiction
for the public benefit and safety, including both the existing and
future generations of citizens of the City, as well as for downstream
users of the each waterway within the City’s territorial jurisdiction.
(7)
Restrict
or prohibit subdivision of lands for uses which are dangerous to health,
safety or property in times of flood or which, with reasonably anticipated
improvements, will cause excessive increases in flood heights or velocities.
(8)
Require
that each subdivision lot in an area vulnerable to floods be provided
with a safe building site with adequate access and that public facilities
which serve such uses be installed with protection against flood damage
at the time of initial construction.
(9)
Protect
individuals from buying lands which are unsuited for intended purposes
because of flood hazards by prohibiting the subdivision of unprotected
flood hazard lands, requiring that flood hazard areas be delineated
on the final plat, and reserving through deed restrictions areas not
suitable for development.
(c)
Policy.
(1)
All
drainage improvements within the City’s jurisdiction shall be
designed in accordance with good engineering practices and this Ordinance.
A drainage plan for each subdivision shall be prepared by the Developer
and approved by the City Engineer. Such plan shall adequately provide
and assume both upstream and downstream buildout within the watershed
in which the property is located. The plan and improvements shall
include improved drainage channels and systems, culverts, retention
and detention ponds, as are reasonably necessary to prevent flooding
within the subdivision and, to the extent consistent with good engineering
practices to not increase the volume or flow of water from the subdivision
onto adjoining property, during a 100 year storm event (unless a higher
or more restrictive standard is otherwise required by this Ordinance
or other applicable law). In the event the City Engineer and the Developer
are unable to agree on the requirements for the drainage plan and
improvements in the foregoing manner, the drainage plan and improvements
shall be prepared and constructed in conformance with the requirements
of the City of Austin’s Drainage Criteria Manual, as currently
amended, save and except the following: (i) Preface; (ii) Paragraph
1.2.2.E; (iii) Paragraph 1.2.4.E.2, and 1.2.4.E.11; (iv) Paragraph
1.2.7; (v) Paragraph 1.4.0; (vi) Paragraph 1.5.0.3, 1.5.0.4, 1.5.0.5,
and 1.5.0.6; (vii) Paragraph 8.2; (viii) Appendix D,; and (ix) all
references to the City of Austin, including its departments, boards
or divisions shall be the same departments, boards or divisions within
the City of Cameron. Where such departments, boards or divisions do
not exist within the City of Cameron, such references shall be construed
to mean the Council, the City Engineer or other representative authorized
to perform such functions on the City’s behalf.
(2)
The
Commission shall not recommend for approval any plat or plan which
does not meet the minimum requirements of this Ordinance in making
adequate provisions for control of the quantity of stormwater runoff
to protect the public health, safety and property, and benefit the
present and future owners of property within the development, other
lands within the City and neighboring areas.
(3)
It shall
be the responsibility of the developer to design and construct a system
for the collection and transport of all stormwater runoff flowing
into, and generated within the development, in accordance with:
(i)
The
requirements of this Ordinance.
(ii)
Good engineering practices.
(iii)
The City of Austin Drainage Criteria Manual, in the event the City
Engineer and the Developer are unable to agree upon the requirements
for the plan and work.
(iv)
Approved engineering plans for construction.
(v)
Regulations
and principles of law established pursuant to the Texas Water Code.
(4)
In general,
drainage improvements shall be designed and constructed in a manner
which promotes the development of a network of both natural and built
drainageways throughout the community and so as to:
(i)
Retain
natural flood plains in a condition that minimizes interference with
flood water conveyance, flood water storage, aquatic and terrestrial
ecosystems, and ground and surface water.
(ii)
Reduce exposure of people and property to the flood hazards and the
nuisances associated with inadequate control of stormwater runoff.
(iii)
Systematically reduce the existing level of flood damages.
(iv)
Ensure that corrective works are consistent with the overall goals
of the City.
(v)
Minimize
erosion and sedimentation problems and enhance water quality.
(vi)
Protect environmental quality, social well-being and economic stability.
(vii)
Plan for both the large flooding events and the smaller, more frequent
flooding events by providing both major and minor drainage systems.
(viii)
Minimize future operational and maintenance expenses.
(ix)
Reduce exposure of public investment in utilities, streets and other
public facilities (infrastructure).
(x)
Minimize
the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the public.
(xi)
Acquire and maintain a combination of recreational and open space
systems utilizing flood plain lands.
(d)
Warning
and Disclaimer of Liability.
The degree of flood protection
required under this section is considered reasonable for regulatory
purposes and is based on engineering and scientific methods of study.
Larger floods may occur on rare occasions. Flood heights may be increased
by man-made or natural causes, such as ice jams and bridge openings
restricted by debris. This Ordinance does not imply that areas outside
the delineated flood hazard areas or land uses permitted within such
areas will be free from flooding or flood damages. This Ordinance
shall not create liability on the part of the City or any officer
or employee thereof for any flood damages that result from reliance
on this ordinance or any administrative decision lawfully made thereunder.
(e)
Land Suitability.
No land shall be subdivided which is held unsuitable for its
intended use for reasons of flooding, inadequate drainage, soil and
rock formations with severe limitations for development, susceptibility
to mudslides or earthslides, severe erosion potential, unfavorable
topography, inadequate water supply or sewage disposal capabilities,
or any other feature harmful to the health, safety or welfare of the
future residents or property owners of the proposed subdivision or
the Community at large. However, the Council may approve preliminary
and final plats if subdividers improve lands consistent with the standards
of this and other applicable ordinances to make subdivision area,
in the opinion of the Council, suitable for their intended uses. The
Council may also approve the preliminary and final plats if subdividers
agree to make suitable improvements and place a sum in escrow pursuant
to this ordinance to guarantee performance. In determining the appropriateness
of land subdivision at a site, the Council shall consider the objectives
of this section, and
(1)
The
danger of life and property due to the increased flood heights or
velocities caused by subdivision fill, roads, and intended uses.
(2)
The
danger that intended uses may be swept on to other lands or downstream
to the injury of others.
(3)
The
adequacy of proposed water supply and sanitation systems and the ability
of these systems to prevent disease, contamination and unsanitary
conditions under flood conditions.
(4)
The
susceptibility of the proposed facility and its contents to flood
damage and the effect of such damage on the individual owner.
(5)
The
importance of the services provided by the proposed facility to the
community.
(6)
The
availability of alternative locations not subject to flooding for
the proposed subdivision and land uses.
(7)
The
compatibility of the proposed uses with existing development and development
anticipated in the foreseeable future.
(8)
The
relationship of the proposed subdivision to the comprehensive plan
and flood plain management program for the area.
(9)
The
safety of access to the property for emergency vehicles in times of
flood.
(10)
The
expected heights, velocity, duration, rate of rise and sediment transport
of the flood waters expected at the site.
(11)
The
costs of providing governmental services during and after flood conditions
including maintenance and repair of public utilities and facilities
such as sewer, gas, electrical and water systems, and streets and
bridges.
(f)
[Reserved]
(g)
Building
Site Improvements.
(1)
No subdivision
or part thereof shall be approved if proposed subdivision levees,
fills, structures or other features will individually or collectively
significantly increase flood flows, heights, or damages.
(2)
Building
sites for residences, motels, resorts, or other dwelling accommodation
uses shall not be permitted in floodway areas. Sites for these uses
may be permitted outside the floodway if the sites are elevated or
filled to a height at least 1 foot above the elevation of the regulatory
flood or if other provisions are made for elevating or adapting structures
to achieve the same result. Required fill areas must extend 5 feet
beyond the limits of intended structures and, if the subdivision is
not to be sewered, must include areas for onsite waste disposal.
(3)
Building
sites for structures not included in (g)(2) shall similarly not be
permitted in floodway areas. Such sites located outside floodway shall
ordinarily be protected as herein provided. However, the Council may
allow subdivision of areas for commercial and industrial use at a
lower elevation if the subdivider protects the areas to a height of
1 foot above the regulatory flood protection elevation by levees,
seawalls, channel modifications, or other protective techniques; or
if the subdivider assures that uses will be protected through structural
flood-proofing, flood warning systems or other techniques specified
in this Ordinance.
(4)
If the
Council determines that only part of a proposed plat can be safely
developed, it shall limit development to that part and shall require
that development proceed consistent with this determination.
(5)
When
the subdivider does not intend to develop the plat himself and the
Council determines that additional use controls are required to insure
safe development, it may require the subdivider to impose appropriate
deed restrictions on the land. Such deed restrictions shall be inserted
in every deed and noted on the face of the final recorded plat.
(h)
Drainage
Facilities.
Storm drainage facilities shall be designed
to store and convey the flow of surface waters from a 100 year frequency
storm without damage to persons or property. The system shall insure
drainage at all points along streets, and provide positive drainage
away from buildings and onsite waste disposal sites. Plans shall be
subject to review by the Planning Commission and approval by the Council.
The Council may require a primarily underground system to accommodate
frequent floods and a secondary surface system to accommodate less
frequent floods. Drainage plans shall be consistent with local and
regional drainage plans.
(i)
Roads.
The finished elevation of proposed streets shall be no more
than 0 feet below the regulatory flood protection elevation. The Council
may require, where necessary, profiles and elevation of streets to
determine compliance with this requirement. Drainage openings shall
be sufficient to discharge flood flows without unduly increasing flood
heights.
(Ordinance 2003-06-16-007 adopted 6/16/03)
(a)
Purpose.
The planning for a thoroughfare system is essential for the
continued efficient movement of people and goods, and the Master Plan
shall serve as a guide for the location and scale of future collector
and arterial streets. The precise alignment of thoroughfares included
in the Plan may be varied to allow adjustments that increase the compatibility
of the right-of-way with natural or man made features such as steep
slopes, waterways, wildlife habitats, neighborhoods, historic structures
or existing roadways.
(b)
Policy.
(1)
All
transportation improvements including streets, driveways, sidewalks,
bikeways, traffic control, and parking areas within the City’s
jurisdiction shall be designed in accordance with the this Ordinance.
(2)
Street
layout.
Adequate streets shall be provided by the subdivider
and the arrangement, character, extent, width, grade, and location
of each shall conform to the comprehensive plan of the City and professional
urban planning 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.
(3)
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.
(4)
Projection
of streets.
Where adjoining areas are not subdivided
the arrangements of streets in the subdivision shall make provision
for the proper projection of streets into such unsubdivided areas.
(5)
Street
jogs.
Whenever possible, street jogs with center line
offsets of less than 125 feet shall be avoided.
(6)
Street
intersection.
Street intersections shall be as nearly
at right angles as practicable, giving due regard to terrain and topography.
(7)
Dead-end
Streets.
Dead end streets shall be prohibited except
as short stubs to permit future expansion.
(8)
Cul-de-sacs.
In general, cul-de-sacs shall not exceed 600 feet in length,
and shall have a turnaround of not less than 100 feet in diameter
in residential areas, and not less than 100 feet in diameter in commercial
and industrial areas.
(9)
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.
(10)
Streets
on comprehensive plan.
Where a subdivision embraces a
street as shown on a comprehensive plan of the City, such street shall
be platted in the location and of the width indicated by the comprehensive
plan.
(11)
Minor
Street.
Minor streets shall be laid out so as to discourage
their use by through traffic.
(12)
Pavement
widths and rights-of-way.
Pavement widths, which shall
be curb back to curb back, and rights-of-way shall be as follows:
(i)
Arterial streets shall have a right-of-way width of at least 80 feet,
with a pavement width of at least 60 feet.
(ii)
Collector streets shall have a right-of-way of at least 70 feet and
a pavement width of at least 44 feet.
(iii)
Minor Collector streets shall have a right-of-way of at least 60
feet and a pavement width of at least 36 feet.
(iv)
Local streets shall have a right-of-way of at least 50 feet with
a pavement width of at least 31 feet.
(13)
Pavement
and rights-of-way-width for adjacent streets:
(i)
The subdivider shall dedicate a right-of-way of 80 feet in width
for new adjacent arterial streets, and 36 feet of such right-of-way
shall be paved.
(ii)
New adjacent collector, minor or marginal access streets shall conform
to Paragraph b (12) of this Section.
(iii)
Where the proposed subdivision abuts upon an existing street or half-street
that does not conform to Paragraph b (12) of this section, the subdivider
shall dedicate right-of-way sufficient to make the full right-of-way
width conform to paragraph b (12), and there shall be paved so much
of such right-of-way as to make the full pavement width comply with
Paragraph b (12). Before any pavement is laid to widen existing pavement,
the existing pavement shall be cut back 2 feet to assure an adequate
sub-base and pavement joint.
(14)
Curbs.
Curbs shall be installed by the subdivider on both sides of
all interior streets, and on the subdivision side of all streets forming
part of the boundary of the subdivision.
(c)
Street
Lighting.
Street lighting shall be installed by the developer
for all new streets within the jurisdiction of the City, and shall
be designed and constructed in accordance with City Standard Details
and Specifications.
(d)
Street
Signage.
Street signs shall be installed by the developer
at all intersections within and immediately adjacent to a proposed
development, and shall be designed and constructed in accordance with
City Standard Details and Specifications.
(e)
Sidewalks.
Sidewalks shall be installed by the developer on both sides
of all streets within and immediately adjacent to a proposed development,
and shall be designed and constructed in accordance with City Standard
Details and Specifications.
(Ordinance 2003-06-16-007 adopted 6/16/03)
(a)
Policy.
Developers shall be responsible for providing an approved public
water supply system consistent with the Master Plan, this Ordinance
and the rules and regulations of the City and TCEQ applicable to the
water system.
(1)
Where
an approved public water supply or distribution main is within reasonable
distance of the subdivision as determined by the Council, but in no
case less than one-half (1/2) mile away and connection to the system
is both possible and permissible, the developer shall be required
to connect to the system and to bear the cost of connecting the development
to such existing water supply. In some instances, the City may request
that the main water connection be oversized or rerouted to suit future
water system improvements in that area.
(2)
The
developer shall, consistent with all existing ordinances, make a pro-rata
contribution to funding of needed storage facilities, treatment facilities,
and specific distribution lines as determined necessary by the City.
Under extraordinary circumstances, these provisions may be varied
with the approval of the Council.
(b)
Design.
(1)
The
design and construction of a public water system shall:
(i)
comply
with regulations covering extension of public water systems adopted
by the Texas Commission on Environmental Quality;
(ii)
be of sufficient size to furnish adequate domestic water supply and
fire protection services to all lots, and to conform with the requirements
of the City and the TCEQ;
(iii)
be located where maintenance can be accomplished with the least interference
with traffic, structures and other utilities;
(iv)
be designed in an effort to eliminate the need for booster pumps
or other similar devices;
(v)
not
propose water mains less than eight (8) inches in diameter, with consideration
for four (4) and six (6) inch pipe in cul-de-sacs and looped streets;
(vi)
be acceptable, without penalty, to the State Fire Insurance Commission.
To that end, the following fire flows shall be required, subject to
the resources of the City:
|
a)
|
Principal mercantile and industrial areas
|
3,000 gpm
|
|
b)
|
Light mercantile areas
|
1,500 gpm
|
|
c)
|
Congested residential areas
|
750 gpm
|
|
d)
|
Scattered residential areas
|
500 gpm
|
(vii)
include fire hydrants:
(viii)
include valves on each fire hydrant lead, at each intersection of
two (2) or more mains, and valve spacing so that no more than 30 customers
will be without water during a shutoff;
(ix)
be designed and constructed in accordance with City Standard Details
and Specifications; and,
(x)
be
designed and constructed to comply with all applicable rules, regulations
and policies of the entity that will provide water service to the
development.
(2)
The
design of private water systems, if authorized, shall include backflow
prevention assemblies for domestic and fire protection systems that
are directly or indirectly connected to the City’s potable water
distribution system.
(Ordinance 2003-06-16-007 adopted 6/16/03)
(a)
Policy.
Developers shall be responsible for providing an approved wastewater
system, consistent with the Master Plan, this Ordinance and the rules
and regulations of the entity providing or to provide wastewater service
to the development, throughout the development, such that all lots,
parcels, or tracts of land will be capable of connecting to the wastewater
system except as otherwise provided herein.
(1)
Where
an approved public wastewater collection main is within reasonable
distance of the subdivision as determined by the Council, but in no
case less than one-half (1/2) mile away and connection to the system
is both possible and permissible, the developer shall be required
to connect to the system and to bear the cost of connecting his development
to such existing wastewater system. In some instances, the City may
request that the main wastewater connection be oversized or rerouted
to suit future wastewater system improvements in that area.
(2)
The
developer shall, consistent with all existing ordinances, make a pro-rata
contribution to funding of needed lift station facilities, treatment
facilities, and specific collection lines as determined necessary
by the City. Under extraordinary circumstances, these provisions may
be varied with the approval of the Council and Commission.
(b)
Design.
The design and construction of wastewater collection systems,
lift stations, inverted siphons and septic systems shall comply with
regulations covering extension of public wastewater systems, and other
applicable regulations, adopted by the Texas Commission on Environmental
Quality and the Texas Department of Health. Under extraordinary circumstances,
these provisions may be varied with the approval of the Council.
(1)
All
new public wastewater systems shall be designed and constructed to
operate on a gravity flow basis by taking advantage of natural topographic
conditions and thereby reducing the need for lift stations and force
mains.
(2)
Flow
determinations should include generally accepted criteria for average
daily flow, inflow and infiltration, peaking factors, minimum slopes
and minimum flow velocities.
(3)
The
minimum size of any public wastewater line will be six (6) inches
in diameter.
(4)
Public
wastewater lines shall be located where maintenance can be accomplished
with the least interference with traffic, structures and other utilities.
Minimum separation distance from water utilities shall be in accordance
with the rules adopted by the Texas Commission on Environmental Quality.
(5)
Manholes
shall be located so as to facilitate inspection and maintenance, including
intersections, horizontal alignment changes, vertical grade changes,
change in pipe size or material, and force main discharge points.
(6)
Backflow
prevention assemblies shall be required for all connections to the
City’s wastewater system.
(7)
All
wastewater appurtenances shall be designed and constructed in accordance
with City Standard Details and Specifications.
(8)
All
wastewater systems shall be designed and constructed to comply with
all applicable rules, regulations and policies of the entity that
will provide wastewater service to the development.
(Ordinance 2003-06-16-007 adopted 6/16/03)
Except as provided otherwise in this Ordinance, the terms and
provisions of the Zoning Ordinance establishing the minimum lot area,
width, setback line, side yard and rear yard requirements for each
zoning or use category are incorporated herein by reference. Such
regulations and standards shall be applied to property within the
City limits based upon the zoning of the property and to property
within the extraterritorial jurisdiction based on agreement of, and
the land use proposed by, the developer.
(a)
Blocks.
(1)
The
length, width, and shape of blocks shall meet the following standards:
(i)
Provide
adequate building sites (lots) suitable to the special needs of the
type of use designated on the plat.
(ii)
Accommodate lots of the size and dimensions required by this Section;
(iii)
Provide for convenient access, circulation, control, and safety of
street traffic;
(iv)
Minimize reductions in the capacity of adjacent streets insofar as
possible by reducing the number of turning movement conflicts;
(v)
Provide
an appropriate response to the limitations and opportunities of topography;
and,
(vi)
Increase the ability of building sites (lots) to receive or to be
protected from solar gain as the season requires in order to improve
utility efficiency and increase the livability of each lot.
(2)
Residential
blocks shall not exceed one thousand three hundred (1,300) feet nor
be less than five hundred (500) feet in length, except as otherwise
provided for herein.
(3)
Blocks
along arterial streets shall not be less than one thousand six hundred
(1,600) feet.
(4)
The
width of blocks shall be sufficient to accommodate two (2) tiers of
lots with minimum depth as required by this Section, exceptions to
this width shall be permitted in blocks adjacent to major streets,
railroads, waterways, or other topographical features prohibiting
a second lot tier.
(5)
The
Commission may, at the Preliminary Plat phase, require the dedication
of an easement or right-of-way not less than ten (10) feet wide bisecting
the center of any block in excess of eight hundred (800) feet in length
to accommodate utilities, drainage facilities, and/or pedestrian access
to greenbelts or park areas.
(6)
Blocks
shall be identified on each plat by consecutive adjacent numbers within
each subdivision and portion thereof. Blocks forming a continuation
of a previous subdivision block shall continue the block number.
(b)
Lots.
All land area within the boundaries of the subdivision or resubdivision
except that area specifically dedicated as public right-of-way for
any purpose shall be designated as a lot.
(1)
The
required lot area, width, building setback line, front, side, street
side and rear yard requirements for each lot within the corporate
limits of the City are as established in the Zoning Ordinance, if
any, incorporated herein by reference; provided that, in the event,
a Zoning Ordinance does not provide the same, the following minimums
shall be applicable: building setback lines (i) front 25 feet; (ii)
side lot 10 feet; (iii) street side 15 feet; and (iv) rear yard 25
feet; and
(2)
The
minimum lot size for all lots shall further be dependent upon the
availability of central sewage disposal system service.
(i)
Lots
to be served by the central sewage system shall have a minimum area
and size of 7,200 square feet, except as specifically permitted or
required for certain uses authorized by a Zoning Ordinance adopted
after the date of this Ordinance.
(ii)
Lots to be served by septic systems shall be a minimum of one-half
acre in size, or larger dependent on soils and percolation tests,
and shall conform to the County regulations based on percolation tests.
(3)
Each
lot shown on a plat shall be clearly designated by a number located
within the boundaries of the lot. The boundaries of each lot shall
be shown by bearing and distance in relation to the monuments found
or established on the ground in conformance with this Ordinance.
(4)
For
developments within the corporate limits of the City, the proposed
use for each lot shall be indicated on the plat, and in accordance
with the City’s Zoning Ordinance (if any), as currently amended.
(5)
For
developments outside the corporate limits of the City, but within
the City’s extraterritorial jurisdiction, the proposed use for
each lot shall be indicated on the plat, and consistent with similar
uses as defined in City’s Zoning Ordinance, as currently amended.
(6)
All
lots shall be rectangular, except when the street alignment is curved,
in order to conform with other provisions of this Ordinance.
(7)
No lot
shall have a corner intersection of less than forty-five (45) degrees.
(8)
The
ratio of average depth to average width shall not exceed two and one-half
to one (2.5:1) nor be less than one and one-half to one (1.5:1) unless
the lot is at least one and one-half (1.5) times the required lot
size, unless both the depth and width of the lot exceed the minimums
required in this Ordinance, and the City finds that the proposed lot
dimensions are consistent with surrounding development and the Master
Plan.
(9)
All
lots shall face and have contiguous frontage on a usable, dedicated
public road right-of-way except lots within a PUD which may have similar
frontage on a private street under common ownership. The extent of
this frontage (front line) shall conform to the minimum lot width
requirements set forth in the City’s Zoning Ordinance.
(10)
Except
as otherwise approved through the granting of a variance, all lots
shall face a similar lot across the street.
(11)
Lot
lines common to the street right-of-way line shall be the front line.
Side lot lines shall project away from the front line at approximately
at right angles to street lines and radial to curved street lines.
The rear line shall be opposite and approximately parallel to the
front line.
(i)
The length and bearing of all lot lines shall be indicated on the
plat; and
(ii)
[Reserved.]
(iii)
Wherever feasible, lots arranged such that the rear line of a lot
or lots is also the side line of an adjacent lot shall be avoided.
When this occurs, ten (10) feet shall be added to the minimum lot
width and the side building line adjacent to the rear yard of another
lot.
(12)
Lot
area, width, and depth shall conform to the requirements as established
in the Zoning Ordinance. For developments outside the corporate limits
of the City, but within the City’s extraterritorial jurisdiction,
lot size shall be consistent with similar uses as defined in the Zoning
Ordinance.
(13)
Double
Frontage Lots.
(i)
Residential lots shall not take access on two (2) non-intersecting
local and/or collector streets; and,
(ii)
Residential lots adjacent to an arterial street shall also have frontage
on a local street. Vehicular access to these lots shall be from the
local street only. Non-residential lots with double frontage shall
have off-set access points to inhibit cut-through traffic.
(14)
Reverse
Frontage Lots. Residential lots with rear yards facing highways, access
roads, and major or minor arterial streets should be at least 130
feet in depth so as to provide adequate rear yard area for screening
and buffering of the rear of the structure, as required by this Ordinance.
(15)
Corner
Lots.
(i)
Lots having frontage on two (2) or more intersecting streets shall
be classified as corner lots;
(ii)
Corner lots adjacent to streets of equal classification shall have
only one (1) access driveway on either of the intersecting streets,
except as otherwise approved by the Council;
(iii)
Corner lots adjacent to streets of unequal classification shall access
the lower classification street only and only one (1) drive approach
shall be allowed, except as otherwise approved by the Council;
(iv)
Corner lots shall contain at least one (1) street side building setback
line; and
(16)
Building
Setback Lines.
(i)
Each lot shall have a building setback line, which runs parallel
to the property line.
(ii)
The front and rear building setback lines shall run between the side
lot lines.
(iii)
The side building setback lines, and street side building setback
lines for corner lots, shall extend from the front building setback
line to the rear building setback line.
(iv)
The building setback line for each designated lot shall conform to
the City’s Zoning Ordinance, as currently amended. For developments
outside the corporate limits of the City, but within the City’s
extra-territorial jurisdiction, building setback lines shall be consistent
with similar uses as defined in the Zoning Ordinance.
(v)
All building setback lines shall be indicated on the subdivision
plat. For nonresidential developments, a note stating that “all
building setback lines shall be in accordance with the City’s
current Zoning Ordinance” shall be placed on the subdivision
plat.
(17)
Yard
Areas. The area between the property line and the front, side or rear
building setback line shall be the required front, side and rear yard
areas, respectively.
(i)
No structure or impervious construction shall be allowed in the front
yard area except for fences, driveways, sidewalks, utility distribution
lines and appurtenances within dedicated easements and rights-of-way,
and/or drainage structures; and,
(ii)
No structures or impervious construction shall be allowed in required
side or rear building setback areas except for the following accessory
structures on one (1), two (2) or three (3) family residential lots:
a)
Swimming pools located at least three (3) feet from the property
line and screened by a six (6) foot tall privacy fence;
b)
Playscapes not taller than nine (9) feet above mean grade, located
at least three (3) feet from the property line and screened by a six
(6) foot tall privacy fence;
c)
Satellite dishes or telecommunications devices not taller than nine
(9) feet above mean grade, located at least three (3) feet from the
property line and screened by a six (6) foot tall privacy fence; and/or,
d)
Driveways to side entry garages.
(18)
Lot
Access.
(i)
A minimum of one (1) all-weather access area (either individually,
or common to more than one lot) or driveway shall be provided for
[each] lot connecting the lot to an existing or proposed dedicated
public street. An exception may be made for lots within a Planned
Unit Development which may have similar access to a private street.
Each lot shall front upon a public street or, in the case of a Planned
Unit Development, have access by way of access easement sufficient
to meet the requirements of the Standard Fire Prevention Code.
(ii)
All driveway approaches shall be constructed to conform with the
provisions of this Ordinance, and the City Standard Details and Specifications.
(19)
Lot
Numbering.
(i)
All lots are to be numbered consecutively within each block. Lot
numbering may be cumulative throughout the subdivision if the numbering
continues from block to block in a uniform manner that has been approved
on an overall preliminary plat.
(ii)
Any lot(s) being resubdivided shall be renumbered utilizing the original
lot number, followed by a letter designation starting with A.
(20)
Lot
Easements. Public utility easements on side and rear lot lines shall
be required as needed to accommodate public utility and drainage appurtenances,
and as specified in this Ordinance.
(21)
Lot
Drainage. Lot drainage shall be in conformance with the requirements
of this Ordinance.
(Ordinance 2003-06-16-007 adopted 6/16/03)
(a)
All existing
and proposed easements, safety lanes, and rights-of-way shall be clearly
indicated on the plat or plan, as well as an indication to the use
of each easement or right-of-way.
(b)
No permanent
structure may be placed in or over any easement or right-of-way except
a structure whose use and location are necessary to the designated
use of the right-of-way or easement or which otherwise will not affect
the use, maintenance or repair of such easement.
(c)
The width
and alignment of all easements or rights-of-way to be dedicated shall
be determined by the City Engineer, any applicable utility provider
and the Council, and approved by the Commission and Council, and shall
be accompanied by a notarized statement of dedication on the plat.
(d)
Easements
shall be established and dedicated for all public utility and drainage
appurtenances, including common access areas, and other public uses
requiring dedication of property rights.
(e)
Insofar
as practicable, easements shall not be centered on a property line,
but shall be located entirely on one (1) side of a lot.
(Ordinance 2003-06-16-007 adopted 6/16/03)
(a)
Purpose.
For the purpose of providing for the orderly, safe, attractive
and healthful development of land located within the community and
promoting the health, safety and general welfare of the community,
it is deemed necessary to require the installation and maintenance
of landscaping elements and other means of site improvements in developed
properties.
(b)
Requirements.
A minimum percentage of the total lot area of property on which
development occurs after the effective date of this Ordinance, shall
be devoted to landscape development in accordance with the following
schedule.
(c)
Areas
Landscaped.
The landscaping shall be placed upon that
portion of a tract or lot that is being developed. Fifty percent (50%)
of the required landscaped area and plantings shall be installed between
the front property lines and the building being constructed. Undeveloped
portions of a tract or lot shall not be considered landscaped, except
as specifically approved by the Commission. Landscaping placed within
public right-of-ways shall not fulfill the minimum landscape requirements
by this Section.
(d)
Screening
Requirements.
(1)
In addition
to the landscaping requirements of this Section, the screening of
loading spaces and docks, refuse and outside storage areas, satellite
dishes larger than 18 inches in diameter, antennas, mechanical equipment,
and the rear of structures on reverse frontage lots must be screened
from view from the street or public right-of-ways.
(2)
Approved
screening techniques include privacy fences, evergreen vegetative
screens, landscape berms, existing vegetation or any combination thereof.
(3)
Privacy
Fences.
(i)
All
fences along a common property boundary shall be less than or equal
to six (6) feet in height.
(ii)
Fences less than or equal to eight (8) feet in height shall be allowed
for impeding access to hazardous facilities including, but not limited
to, electrical substations, swimming pools and chemical or equipment
storage yards; where the slope of a line drawn perpendicular to the
fence line averages twenty percent (20%) or more on either side of
the fence over a distance no less than fifteen (15) feet; or where
the fence forms a continuous perimeter around a subdivision and the
design of said perimeter fence is approved by the Commission.
(iii)
Fences less than or equal to three (3) feet in height shall be allowed
in front yards for lots one (1) acre in size, or less, or as otherwise
approved by the Council.
(iv)
No fence or other structure more than thirty percent (30%) solid
or more than three (3) feet high shall be located within twenty-five
(25) feet of the intersection of any rights-of-way.
(v)
All
fences shall be constructed to maintain structural integrity against
natural forces such as wind, rain and temperature variations.
(vi)
The finished side of all fences built to comply with these regulations
shall face away from the screened object.
(4)
Evergreen
Vegetative Screens. Evergreen plant materials shall be shrubs, in
combination with landscape trees fulfilling the requirements of this
Section.
(5)
Landscape
Berms, in combination with trees, shall fulfill the screening requirements
of this Section if the berms are at least three (3) feet in height
and have maximum side slopes of four (4) feet of horizontal run for
every one (1) foot in vertical rise.
(6)
Existing
vegetation, demonstrating significant visual screening capabilities
and as approved by the Commission, shall fulfill the requirements
of this Section.
(Ordinance 2003-06-16-007 adopted 6/16/03)
