a.
Conformance
with Greenville’s Policies & Regulations.
The
construction, arrangement, character, extent, width, grade and location
of all streets shall conform to the City of Greenville’s Thoroughfare
Plan and Standard Design Manual, and shall be considered in their
relation to the following, whether the streets are within the City
of Greenville, within its ETJ area:
1.
Existing
and planned streets or driveways,
2.
Topographical
conditions (the street layout shall, to the greatest extent possible,
be sited and aligned along natural contour lines, and shall minimize
the amount of cut and fill on slopes in order to minimize the amount
of land area that is disturbed during construction),
3.
Public
safety, and
4.
Their
appropriate relation to the proposed uses of the land to be served
by such streets.
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Reserve or residual strips of land controlling access to or
egress from other property, or to or from any street or alley, or
having the effect of restricting or damaging the adjoining property
for subdivision purposes, or which will not be taxable or accessible
[assessable] for improvements shall not be permitted in any subdivision
unless such are required by the City in the public interest (such
as to enhance public safety or other public interest). All streets
shall be constructed in accordance with this ordinance and with the
City’s Standard Design Manual.
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b.
Adequacy
of Streets and Thoroughfares.
1.
Responsibility
for Adequacy of Streets and Thoroughfares.
The developer
shall ensure that the subdivision is served by adequate streets and
thoroughfares, and shall be responsible for the costs of rights-of-way
and street improvements, in accordance with the following policies
and standards, and subject to the City’s cost participation
policies on oversized facilities.
2.
General
Adequacy Policy.
Every subdivision shall be served by
improved streets and thoroughfares adequate to accommodate the vehicular
traffic to be generated by the development. Proposed streets shall
provide a safe, convenient and functional system for traffic circulation;
shall be properly related to the City’s Thoroughfare Plan, other
portions of the Comprehensive Plan and any amendments thereto, and
any street classification system.
3.
Street
Network.
New subdivisions shall be supported by a street
network having adequate capacity, ingress/egress, and safe and efficient
traffic circulation.
4.
Approach
Streets and Access.
All subdivisions must have at least
two (2) points of vehicular access (primarily for emergency vehicles),
and must be connected via improved streets (streets that meet the
City’s applicable design and width criteria) to the City’s
improved thoroughfare and street system by one (1) or more approach
streets of such dimensions and improved to such standards as required
herein.
(a)
Possible Increases Based on TIA
– Requirements
for dedication of right-of-way and improvement of approach streets
may be increased depending upon the size or density of the proposed
development, or if such need is demonstrated by Traffic Impact Analysis
(TIA).
(b)
Points of Access Defined & P&Z Discretion
– “Two
(2) points of vehicular access” shall be construed to mean that
the subdivision has at least two (2) improved roadway entrances accessing
the subdivision from the City’s improved thoroughfare system.
(1)
For nonresidential subdivisions, cross access provided through an
adjacent lot may count as one (1) entrance if approved by the Director
of Community Development.
(2)
The Planning & Zoning Commission may, at its discretion and upon
a finding that such will not compromise public safety or impede emergency
access, accept a single, median-divided entrance from the City’s
improved thoroughfare system provided that the median extends into
the subdivision for an unbroken length of at least one hundred feet
(100') to an intersecting internal street which provides at least
two (2) routes to the interior of the subdivision. For example, the
entrance street is not a dead-end or cul-de-sac, and it does not create
a “bottleneck” allowing only one emergency route into
the interior of the subdivision. Residential lots may not front onto
any median-divided arterials, and residential driveways may not be
located in front of a median. (Also see driveway requirements in Section
3.1.v [3.1.t].)
(c)
Adequate Emergency Access
– The subdivision shall
be designed to provide adequate emergency access for public safety
vehicles. Each residential lot in the subdivision shall have a minimum
frontage (measured at the edge of the pavement) on a dedicated public
street or approved private access as required by applicable zoning,
or equal to thirty feet (30'), whichever is applicable, unless other
provisions have been authorized through a Planned Development district.
Each nonresidential lot shall have a minimum frontage on a dedicated
public street as required by applicable zoning or fifty feet (50'),
whichever is applicable, unless other provisions have been authorized
through a Planned Development district.
5.
Off-Site
Improvements Based on TIA.
Where a Traffic Impact Analysis
demonstrates the need for off-site facilities, or where the City believes
public safety is at risk, the developer shall make such improvements
to off-site collector and arterial streets and intersections as are
necessary to mitigate traffic impacts generated by the development
or in conjunction with related developments. The City may participate
in the costs of oversize improvements with the developer as set out
herein, and subject to the City’s cost participation policies
on oversized improvements.
6.
Street
Dedications.
(a)
Dedication of Right-of-Way
– The developer shall
provide all rights-of-way required for existing or future streets,
and for all required street improvements, including perimeter streets
and approach streets, as shown in the Thoroughfare Plan and as required
by the Standard Design Manual or by other valid development plans
approved by City Council.
(1)
In the case of perimeter streets, half (1/2) of the total required
right-of-way width for such streets shall be provided, unless the
proposed development is on both sides of the street or unless there
is some other compelling reason to require more than half of the right-of-way
width (such as avoiding the infringement upon or demolition of existing
structures, avoiding crossing a creek or floodplain or some other
obstacle, or other similar circumstance).
(2)
When the proposed development is on both sides of the street, the
full right-of-way width shall be provided.
(3)
In some instances, more than half (1/2) of the required width shall
be required when a half-street is impractical or unsafe.
(b)
Perimeter Streets
– Where an existing improved
half-street is adjacent to a new subdivision or addition, the other
half of the street shall be dedicated, and an appropriate amount (for
safety purposes) of the street shall be improved by the developer
of the new subdivision or addition.
(c)
Slope Easements
– The dedication of easements,
in addition to dedicated rights-of-way shall be required whenever,
due to topography, additional width is necessary to provide adequate
earth slopes. Such slopes shall be no steeper than three feet (3')
horizontal run to one foot (1') vertical height, or a three-to-one
(3:1) slope.
7.
General
Construction.
All improvements required to be constructed
by this ordinance shall be constructed (and paved, if applicable)
to City standards and within rights-of-way as required by the Thoroughfare
Plan and this Ordinance, and in accordance with the Standard Design
Manual and other City standards as may be from time to time amended
or adopted.
8.
Intersection
Improvements and Traffic Control Devices.
Intersection
Improvements and Traffic Control Devices shall be installed as may
be required by the City for traffic safety and efficiency.
9.
Phased
Development.
Where a subdivision is proposed to occur
in phases, the applicant, in conjunction with submission of the Preliminary
Plat, shall provide a schedule of development.
(a)
Intended Plan of Development & Dedication of Rights-of-Way
– The schedule shall set forth the intended plan of development
and dedication of rights-of-way for streets and street improvements,
whether on-site or off-site, intended to serve each proposed phase
of the subdivision.
(b)
City Determination
– The City shall determine
whether the proposed streets and street improvements are adequate
pursuant to standards herein established, and may require that a Traffic
Impact Analysis be submitted for the entire project or such phases
as the City determines to be necessary to decide whether the subdivision
will be adequately served by streets and thoroughfares.
10.
Private Streets.
New subdivisions may be constructed with private streets that meet or exceed the specifications set forth in the Standard Design Manual for similar public streets. The construction of private streets shall be subject to standard City inspections. Any private street subdivisions that were in existence (i.e., platted of record at the County) on the effective date of this Ordinance shall be allowed to remain as private street subdivisions provided that the conditions of the private streets and the maintenance thereof continues to meet or exceed City standards, and provided that a viable homeowners association (HOA) (refer to Section 4.3 for HOA requirements) continues to exist to maintain the private streets and all appurtenances. The City will not assist in enforcing deed restrictions. The City may periodically inspect private streets, and may require any repairs necessary to ensure efficient emergency access and to protect the public health, safety, convenience and welfare.
(a)
Private Streets: Construction and Maintenance Cost
–
The City shall not pay for any portion of the cost of constructing
or maintaining a private street.
(b)
Private Streets: Traffic Control Devices
– All
private traffic control devices and regulatory signs shall conform
to the “Texas Manual of [on] Uniform Traffic Control Devices”,
as amended, and to City standards.
(c)
Private Streets: Restricted Access
– The entrances
to all private streets shall be clearly marked with a sign, placed
in a prominent and visible location, stating that the streets within
the subdivision are private, and that they are not maintained nor
regularly patrolled by the City. All restricted access entrances shall
be manned twenty-four (24) hours every day, or they shall provide
a reliable, alternative means of ensuring access into the subdivision
by the City, by emergency service providers, and by other utility
or public service providers, such as postal carriers and utility companies,
with appropriate identification. The method to be used to ensure City
and emergency access into the subdivision shall be approved by the
City’s Fire Department and by any other applicable emergency
service providers. If the homeowners association (HOA) fails to maintain
reliable access as required herein, the City may enter the private
street subdivision and remove any gate or device which is a barrier
to access at the sole expense of the association.
(d)
Private Streets: Waiver of Services
– Certain
City services may not be provided for private street subdivisions.
Among the services which may not be provided include routine law enforcement
patrols, enforcement of traffic and parking regulations, and preparation
of accident reports. Depending upon the characteristics of the development
and upon access limitations posed by the design of entrances into
the subdivision, other services (such as sanitation) may also not
be provided.
(e)
Private Streets: Petition to Convert to Public Streets
– The homeowners association (HOA) may petition the City to
accept private streets and any associated property as public streets
and right-of-way upon written notice to all association members and
upon the favorable vote of a majority of the membership. However,
in no event shall the City be obligated to accept said streets as
public. Should the City elect to accept the streets as public, then
the City has the right to inspect the private streets and to assess
the lot owners for the expense of needed repairs concurrent with the
City’s acceptance of the streets. The City shall be the sole
judge of whether repairs are needed. The City may also require, at
the association’s or the lot owners’ expense, the removal
of any guard houses, access control devices, landscaping or other
aesthetic amenities located within the street right-of-way or within
any other common area. The City may also require the dedication of
additional street right-of-way.
(f)
Private Streets: Hold Harmless
– The homeowners
association (HOA), as owner of the private streets and appurtenances,
shall release, indemnify, defend and hold harmless the City, any other
governmental entity, and any public utility entity for damages to
the private streets that may be occasioned by the reasonable use of
the private streets by same, and for damages and injury (including
death) arising from the condition of the private streets, out of any
use of access gates or cross arms, or out of any use of the subdivision
by the City or governmental or utility entity.
c.
Required
Components of Traffic Impact Analysis.
Whenever a TIA
is conducted, the following elements shall be included:
1.
General
Site Description.
The TIA shall include a detailed description
of the street network within one (1) mile of the site, a description
of the proposed land uses, the anticipated states of construction,
and the anticipated completion date of the proposed land development.
This description, which may be in the form of a map, shall include
the following items:
2.
Proposed
Capital Improvements.
The TIA shall identify any changes
to the street network within one (1) mile of the site that are proposed
by any government agency or other developer. This description shall
include the above items as well as any proposed construction project
that would alter the width or alignment of streets affected by the
proposed development.
3.
Street
Impact Analysis.
(a)
Transportation Impacts
(1)
Trip Generation.
For the proposed use, items required
to determine trip generation shall be based upon the trip generation
rates contained in the most recent edition of the Institute of Transportation
Engineers’ Trip Generation book, or shall be based upon data
generated by actual field surveys of area uses comparable to the proposed
use and approved by the City. The following items shall be required
to determine trip generation: 1) average weekday trip generation rates
(trip ends); 2) the average weekend trip generation rates (for uses
other than residential or institutional); 3) the highest average a.m.
and p.m. hourly weekday trip generation rates; and, 4) the highest
hourly weekend generation rates (for uses other than residential or
institutional).
(2)
Trip Distribution.
Within the study area identified
in Subsection 3.1.e.1 [c.1] (General Site Description) above, the
distribution of trips to arterial and collector streets shall be in
conformity with accepted traffic engineering principles, taking into
consideration: 1) the land use categories of the proposed development;
2) the area from which the proposed development will attract traffic;
3) competing developments (if applicable); 4) the size of the proposed
development; 5) development phasing; 6) surrounding existing and anticipated
land uses, population and employment; 7) existing and projected daily
traffic volumes; and, 8) existing traffic conditions identified pursuant
to Subsection 3.1.e.1 [c.1] above.
(b)
Adequacy Determination
– The street network included
within the TIA shall be considered adequate to serve the proposed
development if existing streets identified as arterials and collectors
can accommodate the following at a level of service “C”
or above (as described within the City’s Comprehensive Plan):
4.
Intersection
Analysis.
(a)
Level of Service Analysis
– For intersections
within the street TIA area described in Subsection 3.1.e.1 [c.1] herein
(General Site Description), a level of service analysis shall be performed
for all arterial-to-arterial, arterial-to-collector, collector-to-arterial,
and collector-to-collector intersections, and for any other pertinent
intersections identified by the City. Also, level of service analyses
will be required on all proposed site driveway locations for all nonresidential
developments.
(1)
The City may waive analysis of minor intersections and site driveway
locations within the TIA’s one-mile radius.
(2)
The level of service analysis shall be based upon the highest hourly
average a.m. or p.m. peak weekday volume or highest average hourly
peak weekend volume as determined from a two-day survey of weekday
volumes and, where necessary, a one-day survey of weekend volumes.
(3)
The level of service analysis shall take into consideration:
i.
The lane geometry,
ii.
Traffic volume,
iii.
Percentage of right-hand turns,
iv.
Percentage of left-hand turns,
v.
Percentage (and typical size) of trucks,
vi.
Intersection width,
vii.
Number of lanes,
viii.
Signal timing and progression,
ix.
Street grades,
x.
Pedestrian and bicycle flows,
xi.
School routes,
xii.
Number of accidents, and
xiii.
Peak hour factor.
(b)
Adequacy Analysis
– The intersections included
within the TIA shall be considered adequate to serve the proposed
development if existing intersections can accommodate
d.
Arrangement
of Streets Not Shown on the Thoroughfare Plan.
For streets
that are not shown on the City’s Thoroughfare Plan, such as
local residential streets, the arrangement of such streets within
a subdivision shall:
1.
Provide
for the continuation or appropriate projection of existing streets
from or into surrounding areas;
2.
Conform
to a plan for the neighborhood approved or adopted by the City to
meet a particular situation where topographical or other conditions
make continuance or conformity to existing streets impractical;
3.
Provide
for future access, such as by stubbing streets for future extension,
to adjacent vacant areas which will likely develop; and
4.
Not
conflict in any way with existing or proposed driveway openings –
including those on the other side of an existing or planned median-divided
arterial, in which case new streets shall align with such driveway
openings such that median openings can be shared.
e.
Discouraging
Through Traffic in Residential Development.
Residential
collector streets and minor residential streets shall be laid out
such that their use by through traffic will be discouraged, such as
via circuitous routes or multiple turns or offsets, but such that
access is provided to adjacent subdivisions.
1.
Wherever
the right-of-way width of a collector or residential street must transition
to a greater or lesser width, such transition shall occur along the
front, side or rear lot lines of adjacent lots (for a reasonable distance)
and shall not occur within the street intersection itself. In other
words, the right-of-way width shall be the same on both sides of the
street intersection.
2.
Direct
vehicular access from single family or two family residential lots
onto collector or arterial streets shall be prohibited except as permitted
herein. No more than twenty percent (20%) of the total centerline
length of a collector street shall be permitted to have residential
lots fronting onto the collector on each side of the street. Such
calculations shall be submitted with the Preliminary Plat application,
thereby verifying that lots fronting onto a collector street do not
exceed this allowed percentage.
3.
At
least thirty percent (30%) of the total centerline length of all streets
(including collector streets) within a residential subdivision containing
thirty (30) lots or more – or within each phase of a residential
subdivision, unless otherwise approved by City to apply to the subdivision
in its entirety rather than each individual phase – shall be
curvilinear in design except the minimum centerline radius for residential
streets shall be one hundred and fifty feet (150'). Calculations shall
be submitted with the Preliminary Plat application, thereby verifying
that this requirement is being met.
f.
Residential
Subdivision Abutting or Containing an Existing or Proposed Arterial
Street.
Where a residential subdivision abuts or contains
an existing or proposed arterial street, the City may require marginal
access streets, reverse frontage lots (lots which back onto the arterial),
or such treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
g.
Reserve
Strips Prohibited.
Reserve strips controlling access
to streets shall be prohibited, except where their control is required
by the City.
h.
Centerline
Offsets.
Intersecting, undivided streets with centerline
offsets of less than one hundred and fifty feet (150') shall be prohibited.
Intersecting streets onto an existing or future divided street shall
be configured such that the centerline offset will accommodate the
appropriate median opening and left-turn lanes (with required transition
and stacking distances) on each divided street, and shall be aligned
with any existing or proposed streets or driveways on the opposite
side of the divided street (in order to share the median opening).
i.
Degree
Required for Intersections.
A street intersection with
a major thoroughfare shall be at a ninety degree (90°) angle and
shall be tangent for at least one hundred feet (100'). All other street
intersections shall be laid out so as to intersect as nearly as possible
at a ninety degree (90°) angle or radial to the centerline of
the intersecting street for the full right-of-way width of the intersecting
street, and tangent to the intersecting street for at least fifty
feet (50'). No street shall intersect at an angle that is less than
eighty-five degrees (85°).
j.
Spacing
of Intersections.
Intersections of arterial streets shall
be at least eight hundred (800) feet apart.
k.
Street
Section Requirements.
Typical street sections shall be
based upon projected traffic volume, existing soil conditions, and
drainage condition and requirements. Street right-of-way widths shall
be as shown on the Thoroughfare Plan, in the City’s Standard
Design Manual, and shall specifically be as follows:
1.
Major
arterials shall have a right-of-way width of at least one hundred
and ten feet (110') with a pavement width of at least two (2) thirty-six-foot
(36') sections separated by a fourteen-foot (14') wide raised median.
2.
Minor
arterials shall have a right-of-way width of at least ninety feet
(90') with a pavement width of at least two (2) twenty-five-foot (25')
sections separated by a fourteen-foot (14') wide raised median.
3.
Commercial
collectors shall have a right-of-way width of at least seventy feet
(70') with a pavement width of at least forty-nine feet (49').
4.
Residential
collectors shall have a right-of-way width of at least sixty feet
(60') with a pavement width of at least forty-one feet (41').
5.
Local
streets (not specifically shown on the Thoroughfare Plan) shall have
a right-of-way width of at least fifty feet (50') and a pavement width
of at least thirty-one feet (31').
6.
Open-ditch
streets shall have a right-of-way width and pavement width as required
in the Standard Design Manual. Open-ditch streets may be permitted
only within a single-family subdivision where all lots within the
subdivision are one (1) acre or larger.
l.
Street
Loading Requirements.
Refer to the City’s Standard
Design Manual.
m.
Half-Streets.
Unless otherwise provided within this Subsection, only full-width
streets shall be constructed. If the exceptions outlined herein are
applicable, the City’s permission for the construction of half-streets
shall be noted on the plat.
1.
Construction
of half (1/2) streets shall be prohibited, except:
(a)
When essential to the reasonable development of the subdivision in
conforming with the other requirements of this Ordinance and the Thoroughfare
Plan, and
(b)
Where the City makes a determination that there is no immediate need
to be gained by constructing the full street section since no access
from the street will be needed by the subdivision in question, or
(c)
Where the City determines that it would be more practical, or cost
effective, to delay construction of the other half of a street until
the adjoining property is developed.
2.
Whenever
a partial street has been previously platted along a common property
line, the other portion of the street right-of-way shall be dedicated
such that the right-of-way is increased to the street’s ultimate
planned width.
n.
Maximum &
Minimum Length of Block or Street Segments.
The maximum
length of any block or street segment, including a looped street,
shall be two thousand [feet] (2,000') and the minimum length of any
block or street segment shall be five hundred feet (500'), as measured
along the street centerline and between the point(s) of intersection
with other through streets. A cul-de-sac or dead-end street shall
not be considered a through street. The block length is not measured
along the side of a block that does not include the front of any lot.
o.
Maximum
Length of Cul-de-Sac Streets.
A cul-de-sac street shall
not be longer than seven hundred and fifty feet (750'), and at the
closed end shall have a turnaround bulb with an outside pavement diameter
of at least eighty feet (80') and a right-of-way diameter of at least
one hundred feet (100'). The length of a cul-de-sac shall be measured
from the centerline of the intersecting street to the centerpoint
of the cul-de-sac bulb.
p.
City
Council Waivers/Suspensions of Overlength Streets or Cul-de-Sacs.
The City Council may approve waivers/suspensions (procedures for which are outlined in Section 1.11 of this Ordinance) for overlength streets or cul-de-sacs, whether temporary or permanent, upon considering the following:
1.
Alternative
designs;
2.
The
effect of overlength streets upon access, congestion, delivery of
municipal services, and upon convenience to residents of the subdivision
in traveling to and from their homes; and
3.
Means
of mitigation, including additional midblock street connections, limitation
on the number of lots to be served along an overlength street segment
or cul-de-sac, points of emergency access, and additional fire protection
measures.
q.
Dead-End
Streets.
No dead-end streets shall be approved, except
where no other alternative is available, and unless such dead-end
streets are provided to connect with future streets on adjacent land
(i.e., the dead-end street is a stub-out street).
1.
In
the case of dead-end streets which will eventually be extended into
the adjacent subdivision, no more than one lot (per side) can front
onto the dead-end street stub unless a temporary turnaround bulb (with
the appropriate temporary street easement) is provided at the end.
2.
A temporary dead-end street shall not exceed the maximum allowed length of a normal cul-de-sac and the temporary turnaround bulb must be constructed like a cul-de-sac, as provided in Subsection q [o] above. The City Engineer may authorize the use of asphalt or other durable paving material than concrete for the arc, or “wing”, portions of the temporary turnaround bulb in order to minimize the cost of removing those portions when adjacent development occurs.
3.
A note
shall be placed on the Final Plat clearly labeling any temporary dead-end
streets (if any) that will at some point be extended into the adjacent
property.
4.
Signage
shall be placed at the end of the constructed street stub, such as
on the barricade, also stating that the street will be extended in
the future. Signage and related lettering must be large enough to
be legible by a person with normal vision at a twenty-foot (20') distance.
5.
Any
required temporary turnaround easements shall be shown on the Final
Plat along with their appropriate recording information, if they are
off-site or are established by separate instrument.
r.
New
Streets Extending Existing Streets.
New streets which
extend existing streets shall bear the names of the existing streets,
and shall be dedicated at equal or greater right-of-way widths than
the existing streets for an appropriate transition length, if applicable.
s.
Construction
of Streets.
All streets shall be constructed in accordance
with specifications as set forth in the Standard Design Manual of
the City of Greenville at the time at which the Preliminary Plat application
is officially submitted and deemed a complete application, unless
such Preliminary Plat expires. After expiration and if applicable,
all streets shall be constructed in accordance with specifications
in place at the time a new Preliminary Plat is officially submitted
and deemed a complete application.
t.
Driveway
Access – Residential & Nonresidential.
Driveway
access onto streets shall generally be provided and designed in accordance
with the City’s Standard Design Manual and construction standards
that are in effect at the time the Preliminary Plat application is
officially submitted and deemed a complete application. If regulations
for driveways within the Standard Design Manual are more stringent
than those in the following, the regulations within City’s Standard
Design Manual shall be met.
1.
Residential
Driveway Cuts on Non-TXDOT Roadways.
Residential driveway
cuts shall not be allowed on streets that are larger than a residential
collector street (60-foot right-of-way) unless specifically approved
by the City on the Preliminary Plat. Residential driveways shall be
at least thirty feet (30') from any intersection (see Figure 3.)[1]
[1]
Editor’s note–Figure 3 was not included in Ordinance
06-117.
2.
Nonresidential
Driveway Cuts on Non-TXDOT Roadways – Number.
The
maximum number of nonresidential driveway cuts permitted shall not
exceed the following, according to the nonresidential lot size:
(a)
One (1) driveway cut for lot frontages of one hundred feet (100')
or less;
(b)
Two (2) driveway cuts for lot frontages of one hundred and one feet
(101') to four hundred feet (400') or less;
(c)
Three (3) driveway cuts for lot frontages of four hundred and one
feet (401') to six hundred feet (600');
(d)
Four (4) driveway cuts for lot frontages greater than six hundred
feet (600').
3.
Nonresidential
Driveway Cuts on Non-TXDOT Roadways – Separation.
The minimum separation between driveways shall be not be less than
the following distances:
(a)
Fifty feet (50') when more than one driveway cut is provided to serve
a lot;
(b)
Thirty feet (30') on local streets;
(c)
Sixty feet (60') on collector streets;
(d)
One hundred feet (100') on arterial streets.
(e)
One hundred feet (100') or a distance equal to 60% of the lot frontage
(whichever is less) on any type of street from an intersection.
4.
Nonresidential
Driveway Cuts on Non-TXDOT Roadways – Shared Access.
Shared access driveways are encouraged by the City in order to ensure
public safety access by providing mutual/common access to a median
opening, to minimize the number of driveway cuts on streets, thereby
maintaining street mobility, and to facilitate traffic flow between
adjacent lots. (See Figure 5.)
(a)
A shared mutual access easement(s) for a driveway(s) may be required
between adjacent lots fronting on an arterial or collector street,
as designated on the Thoroughfare Plan (as the street exists or is
planned to be improved in the future);
(b)
The location and dimensions of such easement(s) shall be determined
by the Director of Community Development.
(c)
Such easements shall be noted on the Preliminary Plat and Final Plat
with the language specified in the appropriate checklist provided
by the City.
5.
Nonresidential
Driveway Cuts on Non-TXDOT Roadways – Cross Access Internal
Driveways.
Cross access easements for internal driveways
are encouraged by the City in order to minimize the number of driveway
cuts on streets, thereby maintaining street mobility, and to facilitate
traffic flow between adjacent lots. (See Figure 5.)
(a)
A cross access easement(s) for an internal driveway(s) may be required
between adjacent lots;
(b)
The location and dimensions of such easement(s) shall be determined
by the Director of Community Development.
(c)
Such easements shall be noted on the Preliminary Plat and Final Plat
with the language specified in the appropriate checklist provided
by the City.
6.
Driveway
Cuts (Residential and Nonresidential) on TXDOT Streets.
All driveway cuts that are associated with Texas Department of Transportation
(TXDOT) streets (e.g., State highways) shall:
(a)
Meet the requirements of TXDOT’s Access Management Manual (as
may be amended) and Roadway Design Manual (as may be amended), as
applicable for the spacing and design of the driveway, unless City
standards are more stringent, in which case City standards shall be
met; and
(b)
Shall be approved by the City only after a permit for such driveway
cut has been issued by TXDOT and submitted to the City.
7.
Maintenance
Agreements.
An agreement that provides for the perpetual
maintenance of a shared driveway, cross access internal driveway,
or any other common facility is required and must be filed at the
time of Final Plat approval. All agreements are subject to review
and approval by the City Attorney.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Application
of Standards.
The standards for alleys within this section
shall be applicable to any alleys provided or constructed by a developer
in any development in Greenville or its ETJ.
b.
Residential
Alleys.
1.
In
residential districts, alleys shall be parallel, or approximately
parallel, to the frontage of the street. Alleys in residential districts
shall provide a minimum of fifteen feet (15') of right-of-way and
ten feet (10') of pavement.
c.
Nonresidential
Alleys.
Service alleys in nonresidential districts shall
have a minimum right-of-way width of twenty-one feet (21') and a pavement
width of sixteen feet (16').
d.
General
Design Standards for Alleys.
1.
Pavement.
Alleys shall be paved in accordance with the City of Greenville’s
Standard Design Manual and construction standards that are in effect
at the time the Preliminary Plat application is officially submitted
and deemed a complete application.
2.
Turnouts &
Street Entrances.
Alleys shall have adequate turnouts
and street entrances such that vehicular traffic flow is continuous
and efficient. Where a temporary dead-end alley situation is unavoidable,
a temporary turnaround bulb having a minimum radius of forty feet
(40') or a turnout onto a street, either of which will need a temporary
easement for street or alley purposes, shall be provided as determined
by the City Engineer; in such case, the developer shall pay for and
post a sign that meets City specifications at the entrance denoting
the dead-end alley.
3.
Maximum
Length & Waivers/Suspensions.
Alleys shall not exceed
a maximum length of one thousand feet (1,000'), as measured along
the centerline of the alley and between intersections with other alleys
or entrances onto streets (at the right-of-way line of the street
at the alley entrance). The City Council may approve waivers/suspensions
for overlength alleys upon consideration of the following:
(a)
Alternative designs;
(b)
The effect of overlength alleys upon access, congestion, delivery
of municipal services, and upon convenience to residents of the subdivision
in accessing rear driveways and in driving around to the front of
their homes; and
(c)
Means of mitigation, including but not limited to additional midblock
alley turnouts, limitation on the number of lots to be served along
a single alley segment, points of access, and additional fire protection
measures.
4.
Intersections.
Alley intersections shall be perpendicular and at a ninety degree
(90°) angle or radial to the intersecting alley centerline for
the full alley right-of-way width. Intersection pavement design shall
be of sufficient width and inside radius to accommodate waste collection
and emergency vehicles. Intersections shall be three-way wherever
possible, and four-way intersections shall be avoided. No alley intersection
serving more than four (4) directions shall be allowed.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Width
of Easements.
1.
Utility.
The minimum width for City utility easements shall be in accordance
with the standards outlined in the Standard Design Manual and shall
be adequate for the installation and maintenance of utilities that
are likely to be located in the easement.
2.
Drainage.
The minimum width for City drainage easements shall be as required
by the City Engineer.
3.
Storm
Drainage or Floodway.
Where a subdivision is traversed
by a watercourse, drainageway or channel, there shall be provided
a storm drainage easement or right-of-way conforming substantially
with such course and of such additional width as may be designated
by the City Engineer, subject to determination according to proper
engineering considerations. The required width shall conform to the
requirements set forth by the Federal Emergency Management Agency
(FEMA), the U.S. Army Corps of Engineers, and/or the City. Parallel
streets or parkways are encouraged adjacent to certain portions of
creek[s] or drainageways to provide maintenance access and/or public
access and visibility into public open space or recreation areas.
Utilities may be permitted within a drainage or floodway easement
only if approved by the City Engineer and any other applicable entity
requiring the drainage or floodway easement.
4.
Other.
The width of easements for other utility providers, such as for gas, electric, telephone or cable television, shall be as required by that particular entity. It shall be the applicant’s responsibility to determine appropriate easement widths required by other utility companies (also see Section 3.8).
b.
Location
of Easements.
Easement shall be located to accommodate
the optimal design (as determined by the City) of the various utility
and drainage systems that will serve the subdivision, and shall be
provided in locations to accommodate any public purpose deemed necessary
to protect the public health[,] safety and welfare. In residential
subdivisions, where alleys are not provided, a minimum ten foot (10')
wide utility easement shall be provided along the front and rear of
all lots, adjacent to and flush with the street right-of-way line
for the potential placement of utility facilities.
c.
Computation
of Lot & Buildable Area.
A lot’s area shall
be computed inclusive of all easements. However, there shall be a
minimum buildable area, exclusive of required easements, buffer zones
and setbacks for each lot. The minimum buildable area shall be an
area one-half (1/2) of the required minimum lot size. If the City
disputes the buildable area of any lot, the applicant shall submit
verification in writing that the buildable area is adequate for the
type of housing product (or nonresidential building) proposed for
that lot. Final approval of the allowed buildable area for any lot
shall be by the City.
d.
On-Site
Easements Shown on Plat.
For new development, all necessary
on-site easements shall be established on the plat and not by separate
instrument, and they shall be labeled for a purpose, such as for franchised
public utilities. Other examples include, but are not limited to,
the following: a drainage easement, which is dedicated to the City
for a drainage structure; an access easement, which is dedicated to
the public for unrestricted access purposes; a fire lane easement,
which is dedicated to the City and its fire suppression and emergency
medical service providers for access purposes; and an electrical,
gas, or telephone easement which is dedicated to the specific utility
provider that requires the easement.
e.
Visibility
Easements:
1.
Type
of Intersection.
Whenever an intersection of two (2)
or more public rights-of-way occurs, a triangular visibility area
shall be created. The visibility easement for each type of intersection
shall be as follows:
(a)
Intersection of two major arterials: forty feet (40') from the intersection
right-of-way;
(b)
Intersection of a collector or local street onto a major arterial:
twenty-five feet (25') from the intersection right-of-way;
(c)
Intersection of two collector or local streets (or one of each):
twenty-five feet (25') from the intersection right-of-way; and
(d)
Intersection of two alleys: twenty feet (20') from the intersection
right-of-way.
2.
Fixed
Items.
The maximum height of fences, walls, signs, and
other similar fixed items shall be thirty inches (30") within the
visibility easement.
3.
Landscaping.
All landscaping (and any other fixed feature) within the triangular
visibility area shall be designed to provide unobstructed cross-visibility
at a level between thirty inches (30") and eight feet (8'). A limited
number of single-trunked trees may be permitted in this area provided
they are trimmed in such a manner that no limbs or foliage extend
into the cross-visibility area. Landscaping, except grass and low
ground cover, shall not be located closer than three feet (3') from
the edge of any street pavement.
a.
Determination.
The length, width and shapes of blocks shall be determined with
due regard to the following:
1.
Provision
of adequate building sites suitable to the special needs of the type
of use contemplated;
2.
Zoning
requirements as to lot sizes, setbacks and dimensions (if within the
City’s corporate limits); and
3.
Needs
for convenient access, circulation, control and safety of street traffic
and for pedestrians or bicyclists traveling to a public park or school
site or other facility within or close to the neighborhood.
b.
Lengths &
Widths.
Intersecting streets, which determine the lengths
and widths of blocks, shall be provided at such intervals as to serve
cross-traffic adequately, to provide adequate fire protection, and
to conform to customary subdivision practices. Where no existing subdivision
or topographical constraints control, block lengths shall be in accordance
with Subsection 3.1.p of this Subdivision Ordinance. However, in cases
where physical barriers or property ownership creates conditions where
it is appropriate that these standards be varied, the length may be
increased (through issuance of a waiver/suspension by the City Council)
or decreased to meet the existing conditions having due regard for
connecting streets, circulation of traffic and public safety.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Provided
in Residential & Nonresidential Areas.
Pedestrian
concrete walkways (sidewalks) not less than the following width shall
be provided along both sides of newly constructed streets, according
to the type of development and street along which they are constructed,
as follows:
|
|
Arterials
|
Collectors
|
Local Streets
|
|---|---|---|---|
|
Residential Subdivisions For Single-Family Development
|
4 feet
|
4 feet
|
4 feet
|
|
Residential Subdivisions For Single-Family Attached, Patio Home,
and Duplex Development
|
5 feet
|
4 feet
|
4 feet
|
|
Residential Subdivisions for Manufactured Home or Multiple-Family
Development
|
6 feet
|
5 feet
|
5 feet
|
|
Nonresidential Subdivisions
|
6 feet
|
6 feet
|
6 feet
|
b.
Construction
standards for sidewalks shall be as set forth in the City of Greenville’s
Standard Design Manual.
c.
Provided
Along Perimeter Streets.
1.
All
sidewalks along a perimeter street or arterial are considered part
of the overall development’s required public improvements. A
Certificate of Occupancy will not be issued for any lot within the
subdivision until the required sidewalks are in place or appropriate
surety is provided.
2.
The cost and provision of any perimeter sidewalks, such as along major thoroughfares, may be escrowed as a part of a developers agreement, if approved by the City Council. The City has the right, but not the obligation, to refuse escrow and to require paving of the sidewalks if, in its sole opinion, immediate provision of the sidewalks is necessary for safe pedestrian circulation or if it would otherwise protect the public health, safety, convenience or welfare. (Also see to Section 6.2.)
d.
Pedestrian
Access.
The City may require, in order to facilitate
access from the streets and streets to schools, parks, playgrounds
or other nearby streets, perpetual unobstructed easements of up to
fifteen feet (15') in width. The improved pedestrian surface that
provides such access must be within the easement.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Requirements
of the Zoning District If Applicable.
Lots shall conform
to the minimum requirements of the established zoning district, if
located within the City’s corporate limits.
b.
Minimum
Frontage on a Public Street.
Each lot on a subdivision
plat shall front onto a dedicated, improved public street unless platted
as an approved private street subdivision in accordance with this
Ordinance (see Subsection 3.1.b.10.). In all cases in which zoning
does not apply, lots shall have a minimum of thirty feet (30') of
frontage along the pavement edge of a dedicated, improved street.
c.
Irregularly
Shaped Lots.
Irregular-shaped lots shall have sufficient
width at the building line to meet lot width and frontage requirements
of the appropriate zoning district (if within the City’s limits).
Such lots shall also provide a reasonable building pad without encroachment
into front, side or rear yard setbacks or into any type of easement.
Also, the rear width shall be sufficient to provide access for all
necessary utilities, including access for driveways and solid waste
collection when alleys are present (minimum 20-foot alley frontage).
In general, triangular, severely elongated or tapered, “flag”
or “panhandle” lots shall be avoided, and the City reserves
the right to disapprove any lot which, in its sole opinion, will not
be suitable or desirable for the purpose intended, which is an obvious
attempt to circumvent the purpose and intent of lot configuration
or lot width minimums, or which is so oddly shaped as to create a
hindrance to the logical lot layout of surrounding properties.
d.
Side
Lot Lines.
Side lot lines shall be at ninety degree (90°)
angles or radial to street right-of-way lines to the greatest extent
possible. The City reserves the right to disapprove any lot which,
in its sole opinion, is shaped or oriented in such a fashion as to
be unsuitable or undesirable for the purpose intended, or which is
not appropriately oriented toward its street frontage.
e.
Double
Frontage Lots.
Double frontage lots shall be avoided, except where they may be essential to provide separation of residential development from arterial or collector streets, as defined in Section 3.1, or to overcome a specific disadvantage or hardship imposed by topography or other factors. Where lots have double frontage, appropriate building setback lines shall be established for each street side, and rear yard screening shall be provided in accordance with Section 5.7. Except as provided within this subsection, residential lots shall not back onto any residential street or collector street within a residential area or neighborhood, and shall not have more than one-half (1/2) of their perimeter boundaries along streets.
f.
Lot
Depth in the ETJ.
Any lot in the City’s ETJ shall
not exceed a depth greater than four (4) times its width.
g.
Computation
of Lot & Buildable Area.
A lot’s area and buildable
area shall be computed as outlined in Subsection 3.3.c.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Front
building lines shall be shown on all plats (i.e., all types) for all
lots.
b.
For property
that is within the City, building lines shall be consistent with the
Zoning Ordinance requirements for the district in which the development
is located and with any other applicable City ordinance.
c.
For property
that is within the City’s extraterritorial jurisdiction, the
minimum front building line for all lots (residential or nonresidential)
shall be thirty feet (30').
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Meanings.
For purposes of this Section, the following meanings shall apply:
1.
“Utility
services” – The facilities of any person, firm or corporation
providing electric, natural gas, telephone, cable television, internet,
or any other such item or service for public use approved but not
provided by the City of Greenville, except that the term “utility
services” shall apply to the provision of electric, cable, internet,
or any other utility service provided by GEUS, the municipal electric
utility owned by the City of Greenville.
2.
“Feeder
or feeder/lateral line” – High voltage supply electric
lines carrying more than 69,000 volts that emanate from substations
used to distribute power through an area to an unspecified number
of customers.
3.
“Lateral
lines” – Those electric or telephone lines used to distribute
service from a feeder line to a single subdivision. These electric
lines are normally connected to a feeder line through a sectionalizing
device such as a fuse.
4.
“Service
lines” – Those lines used to connect between the utilities’
system or lateral lines and the end user’s meter box.
b.
Provision
for Utility Services.
All subdivision plats and engineering
plans submitted to the City of Greenville for approval shall provide
for utility services such as electrical, gas, telephone and cable
television utility lines, including lateral or service distribution
lines, and wires to be placed underground. Feeder and other major
transmission lines may remain overhead within the appropriate easements.
1.
Feeder
Lines.
(a)
An applicant shall endeavor and, whenever practical, the City shall
require that feeder lines are placed away from major or minor thoroughfares
or arterials, as shown on the Thoroughfare Plan.
(b)
Whenever practical, feeder lines which are to be placed overhead
shall not be placed along both sides of the street right-of-way.
2.
Utility
Companies.
(a)
The locations, widths and configurations of easements for any utility
service provider other than the general utility easements dedicated
to the City of Greenville shall be determined, approved and acquired
(if necessary) by the applicable utility service provider.
(b)
Each of the utility companies shall be responsible for developing
administrative policies, criteria for easement size, and cost reimbursement
procedures for the installation and extension of their underground
utilities.
(c)
Nothing herein shall prohibit or restrict any utility company from
recovering the difference in cost of overhead facilities and underground
utilities from the developer in accordance with the provisions of
such utility’s approved tariff.
(d)
No utility company shall be required or permitted to begin construction
of underground facilities unless and until the developer of the subdivision
has made arrangements satisfactory to the specific utility company
for the payment of such difference between the cost of overhead facilities
and underground facilities.
c.
Electrical &
Telephone Support Equipment.
All electrical and telephone
support equipment, including amplifiers and switching devices necessary
for underground installations, shall be pad- or ground-mounted, or
shall be placed underground and not overhead, unless the subdivision
is served from perimeter overhead electrical facilities.
d.
Temporary
Overhead Lines & Facilities.
Temporary construction
service may be provided by overhead electric lines and facilities
without obtaining a waiver/suspension or special exception, provided
that when the underground utility service to any portion of a subdivision
is completed, such overhead electric lines and facilities are promptly
removed.
e.
Existing
Facilities.
Nothing in this Section shall be construed
to require any existing facilities in place prior to the effective
date of this Ordinance to be placed underground.
f.
Metering.
The metering for utilities such as water, gas and electricity
shall be located on the individual lots to be served, not grouped
together in a centralized location(s), such as “gang-box”
style metering stations, which shall not be permitted.
g.
Inspection
By the City & Conformance With City Standards.
All
utility installations shall be subject to inspection by the City,
and shall be in conformance with any applicable City design standards
related to their placement within public rights-of-way within easements,
or elsewhere in the City (including on private property).
h.
Location
of Utilities within Easements and Rights-of-way.
The
City may designate or assign locations for the installation of utilities
within easements or rights-of-way dedicated to the City.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Connections
for Water.
All new subdivisions shall be connected with
the City’s water system or other water supply system approved
by TCEQ, and shall be capable of providing water for health and emergency
purposes, including fire protection. An alternative source of water
may be used for irrigation purposes only for nonresidential uses (e.g.,
a public park, a public school, etc.), subject to City approval and
provided that all appropriate permits are procured from the City,
the U.S. Army Corps of Engineers, the TCEQ and any other applicable
agency(s). Such alternative water source may not be used for potable
water supply under any circumstances or be connected to the City’s
or any public supply system. The design and construction of water
system improvements and alternative water sources shall comply with
the following standards:
1.
Applicable
regulations of the Texas Commission on Environmental Quality (TCEQ).
2.
Standards
in the City’s Standard Design Manual, and in accordance with
TCEQ standards, whichever is the most stringent requirement.
3.
Fire
protection and suppression standards in accordance with the City’s
Fire Department and the Fire Code adopted by the City.
b.
Connections
for Wastewater.
All new subdivisions shall be served
by a wastewater collection and treatment system authorized and permitted
by the TCEQ, except as provided below. The design and construction
of the wastewater system improvements shall be in accordance with
the standards in the City’s Standard Design Manual, and in accordance
with TCEQ standards whichever is the most stringent requirement.
1.
On-site
sewage facilities such as septic or aerobic systems may be permitted
to be installed in subdivisions located in the City’s ETJ on
one (1) acre or more in area, if the subdivision is one-thousand feet
(1000') or more from a connection to a wastewater collection system.
c.
Subdivider
Responsibilities.
The subdivider shall be responsible
for the following:
1.
Phasing
of development or improvements in order to maintain adequate water
and wastewater services;
2.
Extensions
of utility lines (including any necessary on-site and off-site lines)
to connect to existing utility mains of adequate capacity;
3.
Providing
and/or procuring all necessary easements for the utilities (whether
on-site or off-site);
4.
Providing
proof to the City of adequate water and wastewater service;
5.
Providing provisions for future expansion of the utilities if such will be needed to serve future developments, subject to the City’s oversize participation policies (refer to Section 1.4 and Section 1.12 for information on adequate facilities and proportionality of developer participation), if applicable;
6.
Providing
all operations and maintenance of the private utilities, or providing
proof that a separate entity will be responsible for the operations
and maintenance of the utilities;
7.
Providing
all fiscal security required for the construction of the utilities;
8.
Obtaining
approvals from the applicable utility providers if other than the
City; and
9.
Complying
with all requirements of the utility providers, including the City.
d.
Location
of Lines.
Extension of water and wastewater lines shall
be made along the entire frontage of the subdivision adjacent to a
street or thoroughfare in rights-of-way or dedicated easements.
1.
If
the subdivision is not adjacent to a thoroughfare, the extension of
utilities shall be accomplished in such a manner as to allow future
connections to said utilities by new subdivisions.
2.
If
new subdivisions are not likely to be developed beyond the proposed
subdivision (due to physical constraints), the City Engineer may waive
the requirement for adjacent utility line construction at the time
of Preliminary Plat approval and prior to construction of the subdivision.
e.
Utilities
Not Specified.
Installation, operations and maintenance
of utilities not specifically referenced herein shall comply with
regulations of the TCEQ and with any other applicable State rules
and regulations, whichever is the most stringent.
f.
Dead-End
Water Lines.
1.
Dead-end
lines should be avoided, but when deemed necessary, they should be
extended to, and then through, the property sought to be subdivided.
2.
All
dead-end water lines shall be valved and provided with a valve and
fire hydrant located at the extreme end of the line instead of the
blow-off mechanism for their flushing, in accordance with current
City standard specifications.
g.
Payment
of Pro-Rata Charges.
Where the proposed subdivision would
abut and utilize an existing water main and/or sanitary sewer main
of the City, the Developer shall pay to the City any applicable “pro
rata” charge per requirements of the City.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Drainage
System Generally.
1.
Drainage
improvements shall accommodate runoff from the upstream drainage area
and shall be designed to prevent overloading the capacity of the downstream
drainage system or adversely impacting either upstream or downstream
properties.
2.
The
City may require the phasing of development, the use of control methods
such as retention or detention, or the construction of off-site drainage
improvements in order to mitigate the impact of the proposed development.
3.
No
stormwater collection system shall be constructed unless it is designed
in accordance with this Section and with the City’s Standard
Design Manual by a licensed professional engineer, and unless it is
reviewed and approved by the City Engineer.
4.
All
plans submitted to the City Engineer for approval shall include a
layout of the drainage system together with supporting calculations
for the design of the system.
b.
Drainage
Easements Clear.
Drainage easements shall be kept clear
of all obstructions, such as but not limited to, fences, buildings,
trees and shrubs, or other structures or improvements which in any
way endanger or interfere with the construction, maintenance, or operation
of any drainage system.
c.
Off-Site
Drainage.
1.
The
owner or developer of the property to be developed shall be responsible
for all storm drainage flowing on his property. This responsibility
includes the drainage directed to that property by prior development
as well as drainage naturally flowing through the property by reason
of topography.
2.
Adequate
consideration shall be given by the owner in the development of property
to determine how the discharge leaving the proposed development will
affect downstream property.
3.
On
lots or tracts of three (3) acres or more where stormwater runoff
has been collected or concentrated, it shall not be permitted to drain
onto adjacent property except in existing creeks, channels or storm
sewers, unless proper drainage easements or notarized letters of permission
from the affected property owner are provided
d.
Erosion &
Sedimentation Control.
All erosion and sedimentation
controls shall conform to the Standard Design Manual and the current
National Pollution Discharge Elimination System (NPDES) regulations.
e.
Changing
Existing Ditch, Channel, Stream or Drainageway.
No person,
individual, partnership, firm or corporation shall deepen, widen,
fill, reclaim, reroute or change the course or location of any existing
ditch, channel, stream or drainageway without first obtaining written
permission of the City Engineer and any other applicable agency (such
as FEMA or the U.S. Army Corps of Engineers) having jurisdiction.
The City Engineer may, at his or her discretion, require preparation
and submission of a CLOMAR or flood study for a proposed development
if there are concerns regarding storm drainage on the subject property
or upstream or downstream from the subject property. The costs of
such study, if required, shall be borne by the developer.
f.
Siting
of Lots & Building Sites.
In order to help reduce
stormwater runoff, and resulting erosion, sedimentation and conveyance
of nonpoint source pollutants, the layout of the street network, lots
and building sites shall, to the greatest extent possible, be sited
and aligned along natural contour lines, and shall minimize the amount
of cut and fill on slopes in order to minimize the amount of land
area that is disturbed during construction.
g.
Approval.
Lots in any proposed subdivision shall not be approved until
drainage facilities adequate to prevent flooding have been installed
or necessary arrangements made for such installation as required under
this Ordinance.
h.
Issuance
of Building Permits.
On any lot designated by the City
Engineer as requiring completion or partial completion of drainage
improvements prior to building construction, no building permits shall
be issued prior to a release authorized by the City Engineer.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
