(a)
Generally.
The standards of this article shall be applied
when applicable to subdivision plat review in the context of the development
design principles of this section. It is the policy of the city that
the principles of this section be applied to the maximum extent possible
without imposing burdensome restrictions on the applicant.
(b)
Compatibility.
A proposed subdivision plat shall be
designed in a way that:
(1)
Provides appropriate space for buffers and transitions between incompatible
land uses;
(2)
Provides vehicular and pedestrian linkages between residential uses
and nonresidential uses;
(3)
Protects neighboring property from stormwater runoff;
(4)
Anticipates and provides for future vehicular and pedestrian connections
to neighboring properties that are likely to be developed or redeveloped
with similar or supportive land uses within ten years;
(5)
Minimizes interference with existing access to adjacent and nearby
properties, unless new and improved access is provided by the proposed
development; and
(6)
Does not reduce the effectiveness of public utilities that are provided
to surrounding development.
(c)
Consistency with city public improvement plans.
The
proposed site development plan or subdivision plat shall conform to
all adopted and applicable capital improvement plans of the city with
regard to public infrastructure and facilities, including trails and
parks.
(d)
Future development.
The proposed subdivision plat shall
be designed in a way that shows how future development of adjacent
parcels under common ownership will relate to the parcel that is the
subject of the application in terms of transportation linkages and
utilities.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Naming parameters.
Developers have the right and responsibility
to determine any and all newly proposed street and subdivision names
so long as:
(1)
Duplicative names prohibited.
The name of either a street
or subdivision is not duplicative or is phonetically similar to an
existing street or subdivision name, irrespective of the use of suffix.
For example, Pecan Street and Pecan Avenue would be considered duplicative.
Additionally, West Austin Street would be considered duplicative from
East Austin Street.
(2)
Street alignment.
Proposed streets which are obviously
in alignment with other existing and named streets, shall bear the
assigned name and numbering scheme of the existing streets.
(b)
Names placed on subdivision plat.
Proposed street names
shall be clearly depicted on any and all required subdivision plat
submittals.
(c)
Emergency management coordination.
The administrator
shall forward the information to the proper entities for additional
review as it relates to addressing for dispatching of emergency services.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Subdivision plat approval required.
No concrete shall
be poured for streets, structures, or curbs and gutters, nor shall
any flexible base material be placed on the street subgrade, or asphaltic
surface applied without approval being granted the right to do so
via compliance with this chapter and all other development regulations
of the city.
(b)
Relation to adjoining street system.
The proposed street system shall extend all existing major streets and existing secondary and local access streets or terminate in accordance with subsection (h).
(c)
Future street access.
If the lots or tracts of land
in the proposed subdivision are large enough to permit further subdivision,
consideration must be given to possible future street openings and
access to future lots which could result.
(d)
Through traffic.
Local streets shall be designed so
as to discourage high-speed or through traffic.
(e)
Topography.
The street system shall bear a logical relationship
to the natural topography of the ground.
(f)
Right-of-way minimum width.
See table 10.02.003.
(g)
Street pavement minimum width.
See table 10.02.003.
|
Table 10.02.003. Right-of-Way and Street Pavement Widths by
Street Classification Type1
| ||
|---|---|---|
|
Street Types
|
Right-of-Way Width Minimum2
|
Proposed Pavement Street Width Minimum
|
|
Arterial street (divided)
|
78 ft.
|
46 ft.
|
|
Arterial street (undivided)
|
76 ft.
|
46 ft.
|
|
Collector street
|
64 ft.
|
40 ft.
|
|
Local street
|
60 ft.
|
36 ft.
|
|
1 Additional right-of-way width and/or
street pavement width may be required to accommodate the existing
rights-of-way and existing street pavement.
|
|
2 “Right-of-way width minimum”
shall be measured from front lot line to front lot line of opposite
lots. See figure 10.02.003A, Right-of-Way and Pavement Width Minimums,
for required cross-sections.
|
|
Figure 10.02.003A. Right-of-Way Width
 |
(h)
Dead-end streets, turn-arounds, and cul-de-sacs.
(2)
Cul-de-sacs.
Cul-de-sacs shall meet the following standards:
(A)
Maximum length.
The maximum length of a cul-de-sac
street with a permanent turn-around shall be 600 feet, measured from
the right-of-way line of the intersecting street to the center point
of the turn-around circle. The length of the cul-de-sac shall be measured
along the centerline of the cul-de-sac street from a point beginning
at the intersection of the cul-de-sac street and the intersecting
street to its furthest point from the point of the beginning.
|
Figure 10.02.003B. Maximum Cul-De-Sac Length
 |
(3)
Temporary turn-arounds.
In order to avoid requiring
a cul-de-sac, dead-end streets may terminate in a temporary turn-around
if the following requirements are met:
(A)
The temporary turn-around is being installed only as a temporary
measure until the remaining phase(s) of a multiphase project can be
completed.
(B)
Adequate surety is provided for both the temporary turn-around construction
and the future development.
(C)
A 50-foot radius is installed for the temporary turn-around, which
allows for emergency vehicles to turn around without backing.
(D)
The turn-around shall have a paved surface and a base that meets
the requirements for a public street. A gravel surface may be allowed
if the temporary turn-around will be in use for less than 12 months
and security is provided to pave the turn-around if the anticipated
connection is not made within 12 months.
(E)
The following note should be placed on the subdivision plat: “Cross-hatched
area is a temporary easement for turn-around until street is extended
(give direction).”
(F)
A temporary easement is recorded using the form provided in appendix
B, Required Dedication Statement.[1]
[1]
Editor’s Note: Appendix B is included as an attachment to this chapter.
(i)
Street intersections.
(1)
Angle of intersection.
All streets shall intersect at
a 90-degree angle. However, where natural resources, soils, or other
site conditions justify variations from right angles, intersections
between 70 and 110 degrees may be allowed, provided that the intersection
is as close to 90 degrees as possible. Variations of more than five
degrees must be approved by the planning and zoning commission.
(2)
Centerline tie with existing streets.
Each new street
intersecting with or extending to meet an existing street shall be
tied to the existing street:
(j)
Curb and gutter.
Curb and gutters shall be provided
along both sides of the all local streets in accordance with the City
of Plainview Street Design Technical Standards.
(k)
Street pavement.
All streets shall be paved in accordance
with the City of Plainview Street Design Technical Standards.
(l)
Street lighting.
Street lighting shall be provided and
shall meet the design standards for intensity, location, and type
as provided in the City of Plainview Street Design Technical Standards.
(m)
Street name and traffic signs.
All street name signs
and traffic signs shall be provided by the city.
(n)
Partial streets/half-streets.
Partial streets and half-streets
shall be prohibited except to complete abutting partial streets or
half-streets that were dedicated prior to the effective date of this
chapter.
(p)
Fire lanes.
The city may require the applicant to provide
areas reserved and identified for fire lanes or emergency access ways
for certain commercial, apartment, industrial and other uses.
(q)
Traffic impact analysis.
(1)
Where a proposed new development may create either increased traffic,
intersection congestion, or any transportation concern, the city may
require the developer to fund a traffic impact analysis.
(2)
The developer may be required to share with the city the cost of
any traffic management facility as is roughly proportional to the
new development.
(r)
Public rights-of-way.
(1)
Required.
(A)
Generally.
Alleys shall be required along the
rear line of all lots to be used in all residential, commercial, and
industrial districts.
(B)
Exception.
Where other definite and assured provisions can be made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the use proposed, then the planning and zoning commission may waive the alley requirement in subsection (r)(1)(A) for properties within either a commercial or industrial district.
(2)
Width.
(A)
Residential.
Alleys in residential zoning districts
(RA, SR, MR, MF, MH) shall not be less than 20 feet in right-of-way
width and all 20 feet must be paved with either concrete or asphalt
materials.
(B)
Commercial and industrial.
Service alleys in commercial
and industrial districts shall be a minimum of 25 feet in right-of-way
width and must be concrete paved 20 feet in width.
(3)
Cut-offs.
In case of two intersecting alleys or the
intersection of an alley and street, a cut-off shall be required at
each corner. Cut-offs shall be triangles having two equal sides each
of which shall not be less than 20 feet in length or of such greater
distance to provide safe vehicular movement.
(4)
Dead-end alleys.
No permanent dead-end alleys shall
be permitted.
(5)
Connectivity.
Alleys and cul-de-sacs in new subdivisions
shall connect to and/or be aligned with alleys and cul-de-sacs in
adjacent subdivisions wherever feasible.
(s)
Technical standards.
All streets shall be built in accordance
with the City of Plainview Street Design Technical Standards.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Required width.
Sidewalks not less than five feet in
width shall be required on both sides of all city streets.
(b)
Distance from roadway.
With the exception of properties
located in the Central Business (CB) zoning district, sidewalks shall
be constructed at least five feet from the off of [sic] the edge of
the curb. This distance is measured from the back edge of the curb
to the front edge of the sidewalk. If the street does not have a curb,
then the measurement will be from the back edge of the road to the
front edge of the sidewalk.
(d)
Technical standards.
All sidewalks shall be built in
accordance with the City of Plainview Street Design Technical Standards.
(e)
Maintenance.
Owners of property that abut a public sidewalk
shall:
(1)
Maintain the property between the edge of the pavement or the inside
of the curb and the owner’s property line; and
(2)
Provide for continuing compliance with section 14.05.006(b)(1) [section 14.05.006(c)(1)], Obstruction Prohibited.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(b)
Block width.
Blocks shall be wide enough to allow two
tiers of lots with a block width no less than 220 feet, except where
reverse frontage lots are located along an arterial or collector street
or where such an arrangement is prevented by the size or other inherent
site conditions on the property.
(c)
Block numbering.
The city reserves the right to provide
any and all block numbers. Applicants need not submit plats and/or
plans with block numbering.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Lot size.
All lots and tract sizes must conform to the regulations of article 14.05, Lot, Density, and Design Standards, including minimum area, width, and depth.
(b)
Corner lots.
(1)
Corner lots with a width of less than 65 feet are to be at least
5 feet wider than average of interior lots in the block.
(2)
Corner lots with a width of less than 75 feet adjacent to an arterial
street or expressway, as defined by appendix A, Thoroughfare
Map,[1] are to be at least 15 feet wider than the average of interior
lots in the block.
[1]
Editor’s Note: Appendix A is included as an attachment to this chapter.
(c)
Lots on expressway or arterial streets.
Lots facing
or backing on expressway or arterial streets shall be at least five
feet deeper than average lots facing on collector or local streets.
(d)
Lots on drainage easements.
Minimum usable lot depths
for lots backing on natural drainage easements shall be not less than
50 feet measured between rear lot line and drainage easement.
(f)
Lot lines.
Side lots shall be approximately at right
angles to the centerlines of abutting streets. Alternative configurations
may be approved to accomplish a public purpose, such as the preservation
of natural resources.
(g)
Lot facing.
(1)
Street frontage.
Each lot shall be provided with adequate
access to an existing or proposed public street by frontage on such
street not to be less than 40 feet.
(2)
Through lots.
(A)
Generally.
Through lots are prohibited.
(B)
Exception.
Through lots are permitted only under
the following circumstances:
(i)
The lot is not within a rural or residential zoning district
(RA, SR, MR, MF, MH);
(ii)
The lot fronts on one side to an expressway (see appendix A, Thoroughfare Map);[2] and
[2]
Editor’s Note: Appendix A is included as an attachment to this chapter.
(iii)
A front building line shall be adhered to for each street.
(3)
Front facing.
Wherever feasible, each lot should face
the front of a similar lot across the street. In general, an arrangement
placing adjacent lots at right angles to each other should be avoided.
(h)
Lot numbering.
The city reserves the right to provide
any and all lot numbers. Applicants need not submit plats and/or plans
with lot numbers.
(i)
Lot consolidation.
Lots may be consolidated provided
that:
(1)
None or only one of the applicable lots has a primary habitable structure
located on it; and
(2)
The minimum lot area requirements of the zoning district are met
pursuant to either table 14.05.002, Rural and Residential
Development Standards, or table 14.05.003, Nonresidential
and Mixed Use Development Standards.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Generally.
During the development approval process,
the city may require a variety of easements on private property. These
easements may include, but are not limited, to the following purposes:
(b)
Utility easements.
Easements across lots centered on
rear and side lot lines shall be provided for utilities where necessary
and shall be a minimum of 10 feet wide for two utility services (e.g.,
electric, gas, telephone, etc.) or 14 feet to 20 feet for two or more
utility services. Consideration for size and alignment of utility
easements shall be stated in the City of Plainview Street Design Technical
Standards.
(c)
Water and wastewater easements.
Easements required for
water and wastewater shall be a minimum of 10 feet in width in the
right-of-way of the front property line or as otherwise specified
in the City of Plainview Water and Sewer Construction Standards.
(d)
Drainage and stormwater easements.
Whenever necessary
for reasons of water drainage the city may require a stormwater or
drainage easement that meets the requirements set out in the City
of Plainview Stormwater Standards.
(e)
Fire protection easements.
Rear fire protection access
easements, where necessary to provide adequate protection for the
structure, shall be improved as appropriate for fire protection equipment,
at a minimum width of 20 feet, with appropriate turning radii for
the city’s fire protection equipment as determined by the fire
department.
(f)
Pedestrian access easements.
Pedestrian access easements
for sidewalk construction may be required in accordance with the City
of Plainview Street Design Technical Standards.
(g)
Encroachments and removal of encroachments.
No structures
or permanent encroachments shall be allowed to be located within the
area of any easement required by this section. While the city or utility
provider benefiting from the easement will make efforts to minimize
disturbances, both, however, shall have the right to remove any encroachment,
structure, fence, landscaping (including overhanging limbs, shrubbery,
or vegetation), or other improvements placed upon or over such easement.
The city and/or utility provider shall not be obligated to restore
or replace any such encroachment but shall restore any disturbed ground
surfaces with seeding. The city may assess the cost of removing an
unauthorized improvement from an easement against the landowner, including
the placing of a lien on the property.
(h)
Maintenance of easements.
The responsibility for the
regular maintenance of the ground surface (meaning moving and removal
of trash cans) in any easement shall rest with the owner of the property
within which the easement exists.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Access to major streets.
Where a subdivision borders
on or contains the right-of-way of an expressway (see appendix A, Thoroughfare Map),[1] drainage way or railroad, the planning and zoning commission
shall require either:
(1)
A public service street that meets or exceeds the Texas Department
of Transportation Roadway Standards that is parallel to and on both
sides of such right-of-way; or
(2)
A lot without means of vehicular access.
[1]
Editor’s Note: Appendix A is included as an attachment to this chapter.
(b)
Driveway restrictions.
(1)
Rear and side driveway access.
Rear and side driveway
access to expressway, arterial, and collector streets (see appendix
A, Thoroughfare Map) shall be prohibited.
(2)
Distance between driveways and intersections.
Driveways
shall be located a minimum of 35 feet away from the intersection of
streets or other driveways, measured from the curb return of the street
to the curb return of the portion of the driveway closest to the street.
(3)
Access points.
No lot shall have more than two driveways
accessing the same street.
(c)
Driveway design requirements.
See City of Plainview
Street Design Technical Standards.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Information required.
(1)
Generally.
The following shall be used for mapping natural
resources or other features of subdivision plats, site development
plans, or other plans or plats as otherwise required by this section.
In general, boundaries shall be measured as follows:
(2)
Water bodies and watercourses.
(A)
Floodplains.
All development within the city,
not part of a previously approved plan or plat, shall show the boundary
of the floodplain and floodway, if such exists on the site. Such delineation
shall be by a registered professional land surveyor.
(B)
Streams.
Streams (perennial, intermittent, mapped,
and unmapped) with identifiable banks and beds shall have their boundaries
set at the top of the bank.
(C)
Wetlands.
Wetlands shall be measured by the criteria
of the U.S. Army Corps of Engineers.
(D)
Other water bodies/watercourses.
Initial identification
of other waterbodies/ watercourses not otherwise classified shall
be made using the U.S. Geological Survey quadrangle maps or more accurate
information, as available. Field survey verification to determine
evidence and location of channelized flow is required for subdivision
plats and site development plans.
(3)
Topography.
Topographic lines shall be required only
when the construction of a building is within the 100-year floodway
and all other requirements permitting the land to be developed have
been satisfied. When topographic lines are required they shall be
drawn at one-foot contour intervals unless such intervals are impractical
due to essentially flat topography.
(b)
Monumentation.
Survey monuments shall be required.
(1)
Monument markers.
All boundary corners, angle points,
or points of curvature or tangency, including block corners, lot corners,
street intersections, and all angle points and points of curvature
in street lines, must be monumented by a surveyor using sufficient,
stable and reasonably permanent survey markers.
(2)
Monument size and material.
Each monument shall be described
in such a way as to clearly define the size, type of material, and
the nature of the monument (i.e., three-fourths-inch iron pipe, five-eighths-inch
iron rod, cotton spindle, mag nail, etc.).
(3)
Standards.
All monuments shall be set to the standard
of the Texas Board of Professional Land Surveying Practices Act and
the general rules of practices and procedures of the state board of
professional land surveying and shall bear reference caps as indicated.
(4)
Benchmarking.
(A)
Location.
A benchmark monument or survey marker
of a sufficient, stable, and reasonably permanent nature shall be
found or placed within the boundaries of or within 300 feet of the
boundaries of the subdivision for project elevation control.
(B)
Identification.
The placement of the benchmark
with the location, description, and elevation of the benchmark shall
be identified on the face of the plat.
(C)
Reference.
All project benchmarks and all project
elevations shall be referenced to the published National Geodetic
Survey (NGS) datum adjustment of the current Federal Emergency Management
Agency (FEMA) flood insurance rate map (FIRM) for the property location.
Equations may be used to translate other datum adjustments to the
required adjustment.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
(a)
Stormwater.
All improvements shall be constructed in
accordance with the City of Plainview Stormwater Control Technical
Standards.
(b)
Flood management.
Any parcel of property within the
city which is also within the most recent Federal Emergency Management
(FEMA) 100-year flood zone will not be considered for subdivision
until adequate drainage or flood management protection has been provided.
(2000 Code, sec. 23-5; Ordinance
adopting Code)
