a.
Purpose.
The requirements as set forth below are designed and intended
to ensure that, for all subdivisions of land within the scope of this
Subdivision Ordinance, all improvements as required herein are installed
properly and:
b.
Adequate
Public Facilities Policy.
The land to be divided or developed
must be served adequately by essential public facilities and services.
No subdivision shall be approved unless and until adequate public
facilities exist or provision has been made for water facilities,
wastewater facilities, drainage facilities, electricity and street
facilities which are necessary to serve the development proposed,
whether or not such facilities are to be located within the property
being platted or off-site. This policy may be defined further and
supplemented by other ordinances adopted by the City. Wherever the
subject property adjoins undeveloped land, or wherever required by
the City to serve the public good, utilities shall be extended to
adjacent property lines to allow connection of these utilities by
adjacent property owners when such adjacent property is platted and/or
developed.
c.
Public
Improvements Required.
Public improvements that are required
by the City of Greenville for the acceptance of the subdivision by
the City shall include the following:
1.
Water
and wastewater facilities;
2.
Stormwater
drainage, collection and conveyance facilities;
3.
Water
quality, erosion and sedimentation controls;
4.
Streets;
5.
Street
lights;
6.
Street
signs;
7.
Alleys
(if provided);
8.
Sidewalks,
including barrier-free ramps at street intersections and other appropriate
locations;
9.
Screening
and/or retaining walls (where required);
10.
Traffic
control devices required as part of the project; and
11.
Appurtenances
to the above, and any other public facilities required as part of
the proposed subdivision.
d.
All aspects
of the design and implementation of public improvements shall comply
with the City’s current design standards and any other applicable
City codes and ordinances, including preparation and submittal of
engineering plans and construction inspection. The construction of
all of the improvements required in this Ordinance shall conform to
the latest edition of the City’s Standard Design Manual, as
may be amended, and to any other applicable City standards.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Block
Corner Monuments.
In all subdivisions and additions,
monuments shall be established at the corner of each block in the
subdivision consisting of an iron rod or pipe not less than three
quarters inch (3/4") in diameter and twenty-four inches (24") in length,
and set flush with the top of the ground. Each block corner monument
shall include a cap with the RPLS’s name and registration number
attached to it.
b.
Lot
Corner Monuments.
Lot corner monuments shall be placed
at all lot corners except corners which are also block corners, consisting
of iron rods or pipes of a diameter of not less than one-half inch
(1/2") and twenty-four inches (24") in length, and set flush with
the top of the ground.
c.
Curve
Point Markers.
In addition, curve point markers shall
be established of the same specifications as lot corners.
d.
View
Between Monuments Obstructed.
Where, due to topographic
condition, permanent structures, or other conditions, the view is
obstructed between any two adjacent monuments, intermediate monuments
shall be so set as to assure a clear view between adjacent monuments.
e.
Installed
Prior to Acceptance & Filing.
All block and lot corners
shall be installed prior to the final acceptance of the subdivision
by the City and prior to filing the plat at the County.
f.
Error
of Closure.
All survey work around the boundary area,
as well as within the subdivision, shall have an error of closure
of one (1) in 7,500 or less.
g.
Subdivisions
Containing 5 Acres or More.
A subdivision containing
five (5) acres or more shall have at least two (2) monuments set by
the RPLS, if not already existing, for two (2) corners of the subdivision,
and such monuments shall be located at opposite ends (or at widely
separated corners) of the subdivision and clearly shown on the Final
Plat prior to filing at the County. The Final Plat shall also show
clear ties to existing monuments in the vicinity of the subdivision.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Street
Type.
Street lights shall be placed in accordance with
the following placement criteria:
1.
Typical
location of lights shall be at the intersection of two (2) arterial
streets; at the intersection of an arterial and a collector street;
and at the intersection of two (2) collector streets, as reflected
on the City’s Thoroughfare Plan;
2.
In
the turnaround of cul-de-sacs where cul-de-sac length is longer than
three hundred (300) feet;
3.
At
alley/street intersection, as recommended by the Director of Public
Works.
b.
Safety
Considerations.
Street lights shall be placed in accordance
with the following safety considerations:
1.
To
illuminate street curves; significant topographic conditions, alleys
or other safety hazards to the public, or as recommended by the Director
of Public Works, Chief of Police or Fire Chief;
2.
To
illuminate documented high crime areas, as recommended by the Chief
of Police;
3.
To
illuminate streets at locations where the traffic count exceeds seven
thousand (7,000) vehicles per day, or a location with significant
accident history, as recommended by the Director of Public Works.
c.
Spacing.
Street lights shall be placed in accordance with the following
spacing consideration:
1.
Typical
spacing of lights shall be first; one (1) per intersection at the
intersections described in subsection a.1. above.
2.
Second,
lights shall be provided along arterial and collector streets, with
a minimum spacing between lights of three hundred feet (300') provided.
3.
If
resulting block length is over six hundred feet (600') but less than
increments of three hundred feet (300'); the light shall be placed
in midblock to the degree practical.
4.
In
a cul-de-sac turnaround, if the cul-de-sac length is longer than three
hundred feet (300').
d.
Timing
of Street Light Installation.
1.
New
Subdivisions.
(a)
The developer shall pay additional increment required for any additional
charges: underground; metal pole; special fixture; additional electricity
charge for installation, in conjunction with the Final Plat phase.
The Engineering Department of Greenville Electric Utility System will
prepare an estimate of the cost difference between standard overhead
street lighting and special developer requirements. The developer
will be responsible for making a nonrefundable aid-to-construction
to the Utility, in advance of construction, based on the estimate.
(b)
Installation will be coordinated with building permits issued in
the areas, with priority given to arterial and collector streets in
the subdivision to facilitate circulation; within each block face.
When fifty percent (50%) of lots have been permitted, lights shall
be installed[.] This light installation schedule may be accelerated
in accordance with an agreement made with the developer whereby the
developer pays the city the full cost of power during the time period
necessary to reach this level of permitting.
2.
Existing
Developed and Sparsely Developed Areas.
e.
[Reserved]
f.
Other
Locations.
In those instances when the above criteria
do not warrant street light placement in a particular location where
property owners or residents desire a street light; the City encourages
privately funded and privately maintained lights by neighborhood residents.
All privately funded lights shall be totally owned and maintained
by the private property owners or residents. All utilities shall be
entirely paid for by the private property owner or residents. The
City shall never be obligated to pay for the maintenance or utilities
of any privately funded light.
g.
Administration.
The administrator of this section shall be the Director of Public
Works. The administrator shall make the final determination whether
a street light is warranted under these criteria and will establish
a procedure for review of requests.
h.
Appeal.
Anyone who is dissatisfied with the decision of the Director
of Public Works may, within thirty (30) days of that decision, appeal
the decision to the City Manager.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Review &
Approval Required.
Street names must be submitted to
the City for review and approval in accordance with the City’s
guidelines for the naming of streets.
1.
Preliminary
Plat.
Proposed street names shall be submitted for review
as a part of the Preliminary Plat application, and shall become fixed
at the time of approval of the Preliminary Plat.
2.
Final
Plat.
On the Final Plat, street names shall not be changed
from those that were approved on the Preliminary Plat unless special
circumstances have caused the major realignment of streets or a proposed
street name(s) is discovered to have already been used elsewhere in
the City (or some other similar eventuality). If additional street
names are needed for the Final Plat, then they must be submitted for
review and approval by the City, along with the Final Plat application.
A fee may be established by the City for the changing of street names
after approval of the Preliminary Plat.
b.
Streets
Named for Corporations/Businesses Prohibited.
The names
of corporations or businesses shall not be used as street names, unless
approved by the City Council.
c.
List
of Street Names Maintained.
The City will maintain a
list of existing street names that are essentially “reserved”
names that have been previously been approved on a Preliminary Plat,
and will update the list as new streets are platted.
d.
Duplication &
Similarities Prohibited.
New street names shall not duplicate
existing street names either literally or in a subtle manner (for
example, Smith Street vs. Smythe Street; Oak Drive vs. Oak Place vs.
Oak Court vs. Oak Circle; Lantern Way vs. Land Tern Way; Cascade Drive
vs. Cascading Drive); shall not be so similar as to cause confusion
between names (for example, Lakeside Drive vs. Lake Side Drive vs.
Lake Siding Drive).
e.
New
Streets Extended Existing.
Any new street that extends
an existing street shall bear the name of the existing street.
f.
Street
Names Related to Intersections.
Streets crossing other
streets shall bear the same name on both sides of the intersection,
wherever practical, unless otherwise approved by Planning & Zoning
Commission.
g.
Payment
for Street Signs.
The developer shall provide payment
for street name signs for the development such that two (2) signs
are provided for four-(4)-way intersections, and one (1) sign is provided
for three-(3)-way intersections. The cost of each street name sign
installation shall include the cost of the sign assembly, pole and
all costs associated with installation. Payment by the developer shall
be due prior to acceptance of the subdivision by the City.
h.
Timing
of Installation.
Street name signs shall be installed
in accordance with the City’s guidelines before issuance of
a building permit for any structure on the streets approved within
the subdivision.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
On-Site
Facilities Constructed By Developer.
All on-site facilities,
such as internal streets and alleys, and existing or proposed streets
located immediately adjacent to the property that are required to
be constructed or improved in order to adequately serve the development,
shall be constructed by the developer at the developer’s expense,
unless otherwise allowed by this Ordinance.
b.
Reinforced
Concrete.
All streets and alleys shall be constructed
using reinforced concrete, unless otherwise approved by the City,
and per the specifications in the City’s Standard Design Manual.
c.
Paving
Standards.
The developer shall construct all streets
and alleys according to the minimum street and alley paving standards
contained within the Standard Design Manual.
d.
Accessibility
for Physically Challenged Persons.
In addition to the
above-mentioned minimum standards, barrier-free ramps for physically
challenged persons shall be constructed at all street corners, driveway
approaches, appropriate midblock crosswalks, and in locations where
accessible parking spaces are provided. All barrier-free ramps and
other accessibility considerations shall comply with the Highway Safety
Act, as currently amended, and with the Americans With Disabilities
Act (ADA), as amended.
e.
Signs
and Barricades.
All signs and barricades shall be in
conformity with the Standard Design Manual, with ADA standards, and
with specifications for uniform traffic control devices, as adopted
by the City, by Hunt County, by the Texas Department of Transportation,
and by the Texas Department of Public Safety, as applicable.
f.
Approval
Prior to Installation.
Approval is required prior to
the installation of any driveway connecting to a public street. Regulations
pertaining to driveways are outlined in Section 3.1.v [3.1.t]. The
Community Development Director shall approve all driveway cuts. The
minimum distance between driveway openings for multiple-family and
nonresidential developments shall be as set forth in Section 3.1.v
[3.1.t], or in the City’s Standard Design Manual or other City
Ordinance, whichever is the most stringent.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Retaining
Wall Requirements.
In general, the use of retaining walls
shall be minimized, wherever possible, through minimal and balanced
cut and fill on property. When property within or directly adjacent
to a subdivision contains changes in elevation exceeding two and one-half
feet (2.5') and the slope exceeds one (1) unit vertical in two (2)
units horizontal, a retaining wall shall be required at the following
locations prior to the acceptance of the subdivision:
1.
Follows
a Side or Rear Property Line.
The grade change roughly
follows a side or rear lot line.
2.
Adjacent
to a Building Site Boundary.
The grade change is adjacent
to a proposed building site boundary.
3.
Adjacent
to a Watercourse or Drainage Easement.
The grade change
is adjacent to a watercourse or drainage easement.
b.
Retaining
Wall Design and Construction.
All retaining wall design
and construction shall be in compliance with the provisions of the
Standard Design Manual of the City of Greenville, and shall be approved
by the City Engineer.
c.
Retaining
Wall Maintenance.
Retaining walls shall be maintained
by the owner of the property where such retaining wall is located.
d.
Not
in a Utility or Drainage Easement.
Retaining walls shall
not be constructed within any portion of a utility or drainage easement,
unless approved by the City Engineer. It shall be the property owner’s
(or related property owners’ association) responsibility to
maintain the retaining wall.[1]
[1]
Editor’s note–Renumbered for sequence.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Screening.
1.
Required.
Screening shall be required where subdivisions are platted so
that the rear yards of single-family or two-family residential lots
meet the following
(a)
Lots are adjacent to a street with a right-of-way width greater than
a residential collector street (greater than sixty feet (60') in right-of-way
width on the Thoroughfare Plan);
(b)
Lots are adjacent to a four (4) lane collector street;
(c)
Lots are separated from a street by an alley; or
(d)
Lots back up to a collector or residential street.
2.
Developer
Screening.
The developer shall provide (at his/her expense)
a minimum six-foot (6') tall masonry screening wall, or some other
alternative form of screening, if approved by Planning & Zoning
Commission, according to this Section.
(a)
All screening shall be adjacent to the right-of-way or property line
and fully located on the private lot(s), including columns and decorative
features.
(b)
All forms of screening shall conform to the requirements of City
ordinances and policies that govern visibility easements (see Subsection
3.3.f [3.3.e]).
(c)
Any required screening device that is wholly or partially destroyed
or damaged shall be replaced or repaired with the same materials and
shall be finished such that its appearance is restored to how it was
before being destroyed or damaged.
3.
Screening
Alternatives.
Screening shall be provided in accordance
with, and shall be constructed to, standards and criteria as set forth
in the City’s Standard Design Manual and other related City
code(s) and policy(s).
(a)
An alternative form of screening, in lieu of the six- to eight-foot
(6' to 8') tall masonry wall, may be approved by the Planning &
Zoning Commission along with the Preliminary Plat. The developer shall
submit drawings/renderings with the Preliminary Plat sufficient for
the Planning & Zoning Commission to make a decision to approve
or deny the proposed alternative.
(b)
Such possible alternatives include the following:
(1)
Living/landscaped screen with decorative metal (e.g., wrought iron)
fence sections with masonry columns;
(2)
A combination of berms and living/landscaped screening, either with
or without a decorative metal or “WoodCrete” type of fence
with masonry columns;
(3)
A combination of berms, decorative masonry retaining walls (no taller
than six feet in height where facing or visible to a public street)
and living/landscaped screening, either with or without a decorative
metal or “WoodCrete” type of fence with masonry columns;
or
(4)
Some other creative screening alternative may be approved if it meets
the spirit and intent of this Section, if it is demonstrated to be
long-lasting and generally maintenance-free, and if the Planning &
Zoning Commission finds it to be in the public interest to approve
the alternative screening device.
(c)
Any required screening device shall be, or shall achieve, at least
six feet (6') in height and at least ninety percent (90%) opacity
within three (3) years of initial installation/planting.
(d)
Any landscaping used to achieve the purpose of required screening
shall be equipped with an underground irrigation system with appropriate
double-check valve(s), automatic controller(s), and automatic moisture-
and freeze-sensors. Trees used for overstory screening shall be on
a separate bubbler irrigation system that can be programmed to provide
deep-watering of trees at intervals that may differ from the rest
of the irrigation system.
(e)
The use of wood or other privacy fences immediately behind or abutting
an alternative screening device that utilizes living screening elements
(i.e., landscaping), berms, retaining walls and/or open (i.e., nonopaque)
fence sections shall not be permitted due to the creation of a “no
man’s land” and subsequent maintenance nuisance in the
area between the two devices/fences, and due to the detrimental visual
appearance of this type of arrangement.
4.
Maintenance
Easement Required.
A wall/screening maintenance easement
at least five feet (5') in width shall be dedicated to a property
owners association on the private lot side and adjacent to the entire
length of the screening wall or device.[1]
[1]
Editor’s note–This and subsequent subsections
in this section were renumbered for sequence.
5.
Timing
of Installation.
The screening wall/device shall be installed
prior to approval of the Final Plat and prior to final acceptance
of the subdivision (or appropriate surety shall be provided, per Division
VI of this Ordinance). Landscape materials may be installed after
the subdivision is accepted, upon approval of the Community Development
Director, but in no case later than ninety (90) days following acceptance
of the subdivision. Failure to properly install all components of
a required screening wall/device within the allowed time frame, and
without the appropriate developer’s agreement and surety, shall
constitute a violation of this Ordinance.
6.
Landscape
Screening.
All plants (e.g., trees, shrubs and ground
cover) shall be living and in sound, healthy, vigorous and growing
condition, and they shall be of a size, fullness and height that is
customary for their container or ball size, as per the latest edition
of the “American Standard for Nursery Stock”, by the American
Association of Nurserymen, as may be amended.
7.
Properly
Engineered.
All masonry, wrought iron, steel or aluminum
screening wall or fence plans and details must be designed and sealed
by a licensed professional engineer, and must be approved by the City
Engineer.
8.
Height.
The height of required screening devices, including spans between
columns, shall be a minimum of six feet (6') and shall be no more
than eight feet (8') tall. Decorative columns, pilasters, stone caps,
sculptural elements, and other similar features may exceed the maximum
eight-foot (8') height by up to two feet (2') for a total maximum
height of ten feet (10') for these features, provided that such taller
elements comprise no more than ten percent (10%) of the total wall
length in elevation view. Features that are taller than ten feet (10')
in height shall require Planning & Zoning Commission approval
on the landscaping/screening plans submitted with the Preliminary
Plat.
9.
Privately
Maintained.
All screening walls shall be maintained by
a property or homeowners’ association.
b.
Subdivision
Identification Signs.
1.
Subdivision
identification signs are permitted at the entrance of single family
residential subdivisions which are bisected by one or more streets.
Such subdivisions must have ten (10) or more platted lots.
2.
Subdivision
identification signs may be freestanding or may be incorporated on
a screening wall located in an easement maintained by a property or
homeowners’ association. Any screening wall on which a subdivision
identification sign has been incorporated shall also meet the requirements
of this section of the ordinance, as well as general screening wall
requirements located in other sections of this ordinance.
3.
The
maximum size of a subdivision identification sign shall be thirty-two
(32) square feet per sign with a maximum height of six feet (6').
4.
A subdivision
identification sign shall be located within an easement maintained
by a property or homeowners’ association.
5.
Signs
may be located at each corner of an intersection of an entrance street,
but shall not be located in public rights-of-way or within visibility
easements.
6.
The
design of the subdivision identification sign shall be in accordance
with the City’s Standard Design Manual, as applicable.
7.
The
design of the subdivision identification sign (including any related
screening wall) shall be reflected on materials/plans submitted along
with the Preliminary Plat and the engineering plans, and shall be
approved by the City.
8.
The maintenance of the entryway shall be the responsibility of the applicant for a period of at least two (2) years, or until building permits have been issued for eighty percent (80%) of the lots in the subdivision, whichever date is later. Following that period of time, maintenance responsibility shall be borne by an approved homeowners association (see Section 4.3). If, at some point in time, the maintenance responsibility shifts to the City, the City shall have the right to upgrade, reduce or eliminate entirely, at its sole option, the landscaping and other amenities in order to simplify or minimize the maintenance of the subdivision identification sign.
c.
Landscaping.
All landscaping shall be in conformance with the City’s
Landscape Ordinance, as amended.
d.
Signage.
All signage shall be in conformance with the City’s Sign
Ordinance as amended.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Installation.
The installation of all water and wastewater lines shall be in conformance with Section 3.9 of this Ordinance. The design and construction of the water system and sanitary sewer system shall be in conformance with the City’s master plans for water and wastewater facilities, the Standard Design Manual, and construction plans, and shall be approved by the City Engineer (also see Section 3.9).
b.
Provision
for Water & Wastewater Required.
No Final Plat shall
be approved for any subdivision within the City or its extraterritorial
jurisdiction until the applicant has made adequate provision for a
water system and a sanitary sewer system of sufficient capacity to
adequately provide service to all tracts and lots within the area
to be subdivided.
c.
Safe
Water Supply & Fire Protection.
Water system mains
of sufficient size and having a sufficient number of outlets to furnish
adequate and safe domestic water supply and to furnish fire protection
to all lots shall be provided.
d.
Water
Mains to Property Line.
Water mains shall extend to the
property line in order to allow future connections into adjacent undeveloped
property.
e.
Utilities
to Property Line of Each Lot.
Services for utilities
shall be made available to the property line of each lot in such a
manner as will minimize the necessity for disturbing the street pavement
and drainage structures when connections are made.
f.
Fire
Protection.
Fire protection shall be provided in accordance with Section 3.9 of this Ordinance, with the City’s Standard Design Manual, and with any other City policy or ordinance pertaining to fire protection or suppression.
1.
The
Fire Chief or his/her designee shall have the authority to approve
the locations and placement of all fire hydrants, fire lanes, and
easements in accordance with the adopted Fire Code. He or she may,
at his or her discretion, modify fire hydrant spacing or fire lane
placement based upon special design or distance circumstances.
2.
Vertical
construction (i.e., any building construction above foundation/slab
level) shall not commence until all required fire lanes are properly
installed and accepted by the City, nor until all fire hydrants have
been installed, inspected, tested and accepted by the City.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
a.
Adequate
Storm Sewer System Required.
An adequate storm sewer
system consisting of inlets, pipes and other underground structures
with approved outlets shall be constructed where runoff of stormwater
and the prevention of erosion cannot be accomplished satisfactorily
by surface drainage facilities.
b.
Areas
Subject to Flood Conditions or Stormwater Retention.
Areas subject to flood conditions or inadvertent stormwater retention,
such as standing or pooling water, as established by the City Engineer,
will not be considered for development until adequate drainage has
been provided.
c.
Design.
The criteria for use in designing storm sewers, culverts, bridges, drainage channels, and other drainage facilities shall conform to Section 3.10 of this Ordinance and the Standard Design Manual.[1]
[1]
Editor’s note–This and subsequent subsections
in this section were renumbered for sequence.
d.
Proper
Functioning Required Prior to Maintenance Bond.
The developer
shall ensure that all drainage improvements within public easements
or rights-of-way are functioning properly prior to the expiration
of the maintenance bond
1.
Responsibility.
The developer shall be responsible for removing any significant
buildup of sediment or debris from drainage improvements, with the
exception of backlot and sidelot drainage swales, until the eleventh
(11th) month of the required one-year maintenance bond for the applicable
facilities.
2.
City
Inspection.
The City shall inspect the improvements to
determine any maintenance or correction of deficiencies at the conclusion
of this period.
e.
Stormwater
Pollution Prevention Plan (SWPPP).
An SWPPP shall be
provided for stormwater discharge in accordance with Texas Pollutant
Discharge Elimination System (TPDES) general permit, TXR150000, and/or
Environmental Protection Agency (EPA) regulations. This shall include
the assumption of responsibility of said pollution prevention system,
including the design and implementation of said system, complete in
place. Moreover, when it comes to SWPPP, the contractor has the sole
authority, responsibility and control over plans and specifications
of the said SWPPP only and can make changes to those specifications
for the entire project as he deems necessary or needed to remain in
compliance with the Texas Commission on Environmental Quality (TCEQ)
and/or EPA regulations.
(Ordinance 06-117, sec. 2, adopted 9/26/06)
