(a) 
Purpose.
This construction plan section which includes design criteria and standards for the city is intended primarily for use by the developer’s engineer. These criteria and standards should enable the engineer to design the required community facilities in a manner acceptable to the city. There may be special circumstances which would call for requirements in excess of those outlined. In most cases, additional requirements will be apparent to the developer’s engineer while preparing the plans for the subdivision or during conferences/discussions with the city staff.
(b) 
Submitting plans.
Plans shall be submitted in accordance with the policies of the engineering department. A checklist of necessary items and exhibits to be included in the construction plans is available online on the development services webpage. Incomplete plans will not be accepted and such plans shall be returned to the applicant.
(c) 
Responsible official and decision.
The director of engineering shall be the responsible official for review and approval of construction plans. The director of engineering shall also be the initial decision-maker for construction plans. In this capacity, therefore, the director of engineering shall approve, approve subject to modifications, or deny the construction plans.
(d) 
Approval required and timing of construction.
Construction plans must be approved in accordance with this section prior to the approval and/or recordation of the final plat, unless otherwise stated within the subdivision ordinance or a development agreement.
(e) 
Criteria for approval.
The director of engineering shall approve construction plans if:
(1) 
Compliance required.
Prior to the commission’s approval of the final plat, the subdivider shall comply or provide for compliance with the policies and procedures set forth in these regulations and the engineering design standards for construction of street improvements and utilities. No building, sewer, electrical or plumbing permit shall be issued by the city as to any property in the subdivision until:
(A) 
The plans are consistent with the approved preliminary plat or the proposed final plat;
(B) 
The plans conform to the subject property’s zoning and planned development standards, if applicable, and to the standards for adequate public facilities, contained in this subdivision ordinance, and all other applicable Code of Ordinances.
(C) 
The working drawings, specifications and agreements required herein have been reviewed and approved by the affected city departments and, as required, by the city attorney.
(2) 
Engineering design standards.
The engineering design standards are hereby adopted by reference and made a part of these regulations, design criteria, and standards which shall be controlling in design, construction and installation of street paving, curbs and gutters, sidewalks, utilities and other public improvements required herein. All references to engineering design standards shall mean and include those standards and specifications, together with all exhibits, charts, drawings and diagrams appertaining thereto, which have been approved by the director of engineering, adopted by the city council, and placed on file in the office of the city secretary and displayed on the engineering webpage.
(3) 
Conformance to NCTCOG standards.
When the engineering design standards lack the specificity required in certain circumstances, the specifications of the latest edition of the standard specifications for public works construction, published by the North Central Texas Council of Governments shall apply.
(4) 
Installation and financing.
The subdivider shall arrange with the city and with utility companies franchised to serve the area in which the subdivision is located for the construction costs of streets and alleys, utility lines and other public improvements. The subdivider shall also arrange for the sequence of work so that underground utilities shall be installed in those portions of streets intended for vehicular traffic before such streets shall be surfaced. If the several improvements required herein have not been installed or constructed prior to submission of the final plat, then the final plat shall bear a restriction that no lot shall be occupied and that no municipal services shall be extended thereto until the specified utilities and improvements have been constructed as required.
(f) 
Effect.
Approval of construction plans authorizes the applicant to schedule a pre-construction meeting in accordance with section 10.03.042, pre-construction meeting, and apply for construction release in accordance with section 10.03.041(i), construction release.
(g) 
Expiration.
The approval of construction plans shall remain in effect for a period of one (1) year from the date of approval, or for the duration of construction of the project, provided that progress toward completion of the project continues to be demonstrated, unless the plans are extended in accordance with section 10.03.041(h), extension of expiration date.
(h) 
Extension of expiration date.
Construction plans may be extended for a period of six (6) additional months beyond the expiration date. A request must be made in writing to the director of engineering for such extension prior to expiration of the plans, and shall include reasons why the plans should be extended.
(1) 
Decision by the director of engineering.
(A) 
The director of engineering will review the extension request, and shall approve, approve with conditions, or deny the extension request within thirty (30) calendar days following the date the request for extension is received.
(B) 
Should the director of engineering fail to act on an extension request within thirty (30) calendar days, the extension shall be deemed to be approved.
(2) 
Consideration.
The director of engineering shall extend construction plans approval for a period of six (6) additional months beyond the plans’ expiration date if all of the following conditions are met:
(A) 
The final plat has been submitted, approved or filed of record for any portion of the property shown on the construction plans;
(B) 
The construction plans comply with new ordinances that impact the health, safety and general welfare of the community;
(C) 
Demonstrable forward progress has been made to proceed with construction or required improvements; and
(D) 
A development agreement (section 10.03.044, development agreements), if applicable, is still valid and in full effect.
(3) 
Conditions.
In granting an extension, the director of engineering may impose such conditions as are needed to ensure that the land will be developed in a timely manner and that the public interest is served. Any extension may be predicated upon compliance with new development regulations and/or the applicant waiving any vested rights.
(4) 
Additional extension.
A second, six (6) month extension may be requested using the same process outlined above.
(i) 
Construction release.
Upon approval of the preliminary plat and the construction plans, receipt of all documentation (e.g., insurance information, bonds, etc.), receipt of required fees, and park land dedication, if applicable, and after the pre-construction meeting with city staff, the director of engineering may release the plans for construction if all city requirements pertaining to construction have been met. The construction release shall remain in effect for a period of one (1) year from the date of issuance, or for the duration of construction of the project, provided that progress toward completion of the project continues to be demonstrated. Expiration, and possible extension, of the construction release shall be the same as for the construction plans.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Purpose.
The purpose of the pre-construction meeting is to discuss administrative, communication, and operating procedures for the project prior to the onset of construction. A list of typical inspection items, procedures and acceptance criteria for items in public right-of-way and easements will also be furnished to the applicant prior to the meeting.
(b) 
Notice.
The applicant shall receive written notice from the director of engineering that construction plans have been approved and that the project is eligible for a pre-construction meeting.
(c) 
Required attendance.
The applicant, along with key construction managers, must attend a pre-construction meeting with the director of engineering or his designee and other appropriate city officials following the approval of construction plans, the approval of the final plat, and prior to commencement of any construction on the property.
(d) 
Effect.
Following the pre-construction meeting and upon approval of the construction plans and full compliance with all pre-construction requirements, the director of engineering shall authorize construction release, allowing the applicant to commence with construction of the project. The applicant may also be issued a building permit, if appropriate, provided that a building permit application has been submitted and approved and all other building permit requirements have also been met.
(e) 
Fees due.
Fees for the development application and any associated permits are due prior to the pre-construction meeting. These include, but are not limited to, roadway and utility impact fees and park land dedication fees-in-lieu of land.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Completion prior to final plat recordation.
Completion of all required public improvements, in accordance with the approved final plat and the approved construction plans, shall occur prior to final plat recordation with Denton or Collin County. final plat exhibits will not be accepted for filing with the county prior to completion of such improvements except as provided below.
(b) 
Completion after final plat recordation.
The director of engineering, upon written request by the applicant, may allow construction of public improvements after final plat recordation. Such postponement shall be conditioned on execution of a development agreement and provision of security. It shall be at the director of engineering’s discretion to determine whether postponing construction of public improvements until after final plat recordation is appropriate, and therefore, whether financial guarantee is acceptable through a development agreement.
(c) 
Deferral of obligation.
The director of engineering may defer the developer’s obligation to dedicate rights-of-way or easements for, or to construct, public improvements to serve a new development upon execution of a development agreement and upon provision of adequate security.
(d) 
Phased development.
If the development is being platted and constructed in phases, improvements shall be completed as platted areas are approved and phases are constructed. Also refer to section 10.03.033(j), expiration, for details regarding phased development and preliminary plat validity.
(e) 
Easements for utility providers.
The applicant is responsible for contacting all utility providers prior to beginning construction, and for securing all necessary easements for same prior to final plat approval and recordation. The applicant’s engineer shall provide the director of engineering with written certification that all necessary easements are secured for the various utility providers, and such easements shall be shown on the final plat with the recording information for each (if previously platted) or established through the recordation of the final plat.
(f) 
Off-site easements.
All necessary off-site easements required for installation of required off-site public improvements to serve the development shall be acquired by the applicant prior to the pre-construction meeting, or prior to approval and recordation of the final plat, whichever occurs first. Off-site easements shall be conveyed and recorded in Denton or Collin County by filing the off-site easement in a conveyance plat prior to filing the final plat. At the discretion of the director of engineering, a separate instrument may be used for the purposes of recording off-site easements. If the property on which the off-site easement is required has been platted prior to the granting of the easement, a replat is required to dedicate the easement.
(g) 
Oversized facilities.
When the city sees fit to request that the developer upsize any required infrastructure for the use of future development within the city, the difference in cost of the required infrastructure for the development and the cost of upsizing shall be borne by the city. (See section 10.03.044(b)(2), oversizing of infrastructure, below).
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Purpose.
A subdivider shall be required to enter into a development agreement with the city, which shall govern the subdivision if there are pro rata payments or other financial agreements, subject to the Texas Local Government Code, subchapter C, developer participation in contract for public improvements. City participation in cost, escrow deposits, or other future considerations, will be not issued prior to filing the development agreement in the Denton or Collin County records.
(b) 
Applicability.
(1) 
Improvements delayed.
When any of the required public improvements will be postponed and constructed after final plat recordation, the final plat shall not be accepted for filing for recordation with Denton or Collin County unless and until the applicant enters into a development agreement to ensure the completion of all required public improvements.
(2) 
Oversizing of infrastructure.
The city requires a development agreement pertaining to any public improvement for which the developer may request reimbursement from the city for oversize costs as for water and sewer improvements or all other required improvements not necessitated by the project itself. The city council may authorize the approval of such agreement as meeting the city’s future requirements, and the city will not withhold approval as a means of avoiding compensation due under the terms of this code.
(c) 
Authority of the city to complete work.
This agreement shall be based upon the requirements of this chapter, and shall provide the city with specific authority to complete the improvements required in the agreement in the event of default by the subdivider, and to recover the full legal costs of such measures. The city may subordinate its development agreement to the prime lender if provided for in said agreement.
(d) 
Joint obligations.
The development agreement shall be a legally binding agreement between the city and the subdivider specifying the individual and joint responsibilities of both the city and the subdivider. Unusual circumstances relating to the subdivision shall be considered in the development agreement such that the purpose of this chapter is best served for each particular subdivision. The subdivider shall include in such an agreement a hold harmless and indemnity clause agreeing to hold the city harmless against any claim arising out of the subdivision of the property or any actions taken therein.
(e) 
Security for completion of improvements.
(1) 
Type of security.
When any of the required public improvements will be constructed after approval and recordation of the final plat, the applicant shall guarantee proper construction of such postponed improvements, in accordance with the city’s design standards and with this subdivision ordinance, by a bond executed by a surety company holding a license to do business in the state, and acceptable to the city, on the form provided by the city. The performance bond shall be approved as to form by the city attorney.
(2) 
Estimated cost and security approval.
(A) 
Security shall be issued in the amount of 110% of the cost to construct, complete, and maintain all required public improvements to the city’s standards as estimated by the applicant’s professional engineer, and as approved by the director of engineering.
(B) 
Security shall be subject to the review and approval of the city attorney. The applicant shall reimburse the city for all related legal costs for the city’s legal review prior to filing the final plat.
(C) 
Upon the dedication of and acceptance by the city of all required public improvements, the city shall authorize a reduction in the cash security to ten percent (10%) of the original amount if the property owner is not in breach of the development agreement. The remaining cash security shall ensure that the owner will warrant that the required public improvements are free from defect for a period of two (2) years following acceptance by the city.
(3) 
Letter of credit.
In certain circumstances and at the discretion of the director of engineering, an applicant may submit a letter of credit in lieu of cash security. In this case, the letter of credit shall:
(A) 
Be irrevocable.
(B) 
Be in a form approved by the city attorney.
(C) 
Be for a term sufficient to cover the completion, maintenance and warranty periods of the improvements covered by the letter of credit, but in no event less than two (2) years.
(D) 
As portions of the public improvements are completed in accordance with the engineering design standards and the approved engineering plans, the applicant may request that the director of engineering reduce the amount of the original letter of credit. If the director of engineering is satisfied that such portion of the improvements has been completed in accordance with city standards, the director of engineering may (but is not required to) cause the amount of the letter of credit to be reduced by such amount that the director of engineering deems appropriate, so that the remaining amount of the letter of credit adequately ensures the completion of the remaining public improvements.
(4) 
Security for construction in extraterritorial jurisdiction (ETJ).
Where all or some portion of the proposed development is located in the city’s ETJ, the security shall be in a form and shall contain such terms as are consistent with the city’s interlocal agreements with Denton or Collin County under Texas Local Government Code, chapter 242. In cases where the requirements governing the form and terms of the security are defined in such an agreement, they will supersede any conflicting provisions within this subdivision ordinance.
(f) 
Escrow policies and procedures.
(1) 
Request for escrow.
The city may require or the developer may petition the city to defer required improvements in exchange for a deposit of escrow. An example may include a timing issue due to pending street improvements by another agency such as TxDOT. The director of engineering may require studies and other information to support the developer’s request to escrow.
(2) 
Escrow deposit with the city.
When the director of engineering requires or agrees to accept escrow deposits, the developer shall deposit in escrow with the city an amount equal to 110% of the total costs including, but not limited to, the design, construction, any required studies performed by a third party, permitting, acceptance and inflation costs related to the improvements. The director of engineering shall review and approve the amount, which shall be approved and paid to the city prior to recordation of the final plat.
(3) 
City usage of escrowed funds.
The city may also use the escrowed funds in participation with another entity (such as TxDOT, Denton or Collin County, etc.) to jointly construct the public improvements.
(4) 
Termination of escrow.
Escrows, or portions of escrowed amounts, which remain unused after a period of ten (10) years following the date of such payment shall, upon written request, be refunded to the developer. Such refund of escrowed funds does not remove any obligations of the developer for construction of the required improvements.
(5) 
Refund.
If all or a portion of a street or other type of public improvement for which escrow is deposited is constructed by a party other than the city, the remaining unused escrowed funds, upon written request, shall be refunded to the developer after completion and city acceptance of the street or public improvement.
(6) 
Interest on escrowed funds.
When escrowed funds are returned or refunded to the escrowing developer, the city shall retain all of the interest accrued by the funds, if any.
(7) 
Escrow fee agreement.
The director of engineering, at his discretion, may require an escrow fee agreement be executed.
(g) 
Authority of city council.
The city council has the sole authority to approve development agreements.
(h) 
Agreement to run with the land.
The development agreement shall provide that the covenants and other terms of agreement contained therein shall run with the land and shall bind all successors, heirs and assignees of the current applicant. All existing owners shall be required to execute the agreement or provide written consent to the covenants and other terms contained in the agreement.
(i) 
Termination of agreement.
The subdivider shall have a continuing responsibility under the development agreement after the filing of any final plat with Denton or Collin County until all facilities and improvements required under the development agreement have been completed, inspected and accepted by the city. When the construction of required improvements has proceeded to the point that certain parts of the subdivision are adequately served, the director of engineering may release specified portions of the subdivision for use prior to the completion of all improvements, unless the release of such improvements will jeopardize or hinder the continued construction of required improvements. Any development agreement shall remain in force for all portions of the subdivision for which a release has not been executed.
(j) 
Development agreement fee.
The city shall impose a fee for processing development agreements. The amount of the fee shall be as specified in the city’s fee schedule that may be amended from time to time by ordinance. The direct cost of the city attorney review of the development agreement shall be passed through to the applicant.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
The city may participate with the developer on major items of construction, such as lift stations, bridges or streets adjacent to the subdivision which benefit existing or future development in addition to that being subdivided. The amount of financial responsibility of each party and the terms of discharging such responsibility may be provided for in a facilities agreement.
(b) 
The construction of certain facilities required by the provisions of this article may not be possible or practical at the time the developer prepares his plans for public improvements. Such deletion or delay of improvements may be specified in the facilities agreement, together with provisions for escrow deposits or future payment by the city and/or developer.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Inspections.
(1) 
The director of engineering shall inspect the construction of improvements while in progress, as well as upon completion. The applicant, or his contractor, shall maintain contact with the director of engineering during all phases of construction.
(2) 
Construction shall be in accordance with the approved construction plans. Any significant change in design required during construction shall be made by the applicant’s engineer, and shall be subject to approval by the director of engineering.
(3) 
Any changes in design required during construction should be made by the engineer whose signature and seal are shown on the plans. Another engineer may make revisions to the original engineering plans if so authorized by the owner of the plans and if those revisions are noted on the plans or documents. All revisions must be approved by the director of engineering.
(4) 
If the director of engineering finds, upon inspection, that any of the required public improvements have not been constructed properly and in accordance with the approved construction plans, the applicant shall be responsible for completing and/or correcting the public improvements to bring such into compliance.
(b) 
Maintenance during construction.
The applicant shall maintain all required public improvements during construction of the development phases or until the city approves the improvements and accepts same.
(c) 
As-built plans and submission of record drawings for filing.
(1) 
After construction is completed, the developer shall provide the commission a set of as-built plans of all streets, alleys, sidewalks, drainage, underground utilities, signs, signals, street lighting and any other pertinent physical improvement of the subdivision.
(2) 
The city shall accept required public improvements when the applicant’s engineer has certified to the director of engineering, through submission of detailed “record” or “as built” drawings of the project and filed copies of any off-site easements, unless otherwise noted within the subdivision ordinance, that the public improvements have been built in accordance with the approved construction plans. Unless otherwise provided in a development agreement, the city will not submit the approved final plat for recordation in Denton or Collin County until all required improvements have been accepted by the director of engineering.
(d) 
Revisions documented on plat.
Each record drawing sheet shall document all changes made in the plans during construction, and on each sheet, there shall be a “record” stamp bearing the signature of the engineer and date. Detailed requirements for such drawings and stamps are available on the city engineering website.
(e) 
Acceptance or rejection of improvements by director of engineering.
(1) 
Responsible official.
Using the final acceptance checklist (online on the development services webpage), the director of engineering shall be responsible for inspecting all required public improvements shown in the construction plans, and for accepting completed subdivision improvements intended for dedication to the city.
(2) 
Final inspection.
After completion of all improvements, franchise utilities, grading, and erosion control, the director of engineering and other designated representatives (as applicable) will perform a final inspection before recommending acceptance of the improvements.
(3) 
Letter of final acceptance.
If all improvements are completed, inspected, tested (when applicable), and determined by the city to be in conformance with this subdivision ordinance and with the city’s engineering design standards, then the director of engineering shall issue a letter of final acceptance to the applicant, thereby notifying the applicant of the city’s acceptance.
(4) 
Effect of acceptance.
Acceptance of the improvements shall mean that the applicant has transferred all rights to all the public improvements to the city for title, use, and maintenance.
(5) 
Rejection.
If any portion of the construction plans fails to comply with the city’s standards and specifications, the director of engineering shall reject the complete set until the failure is remedied.
(f) 
Disclaimer.
Approval of a preliminary plat or final plat by the commission, or construction plans by the director of engineering, shall not constitute acceptance of any of the public improvements required to serve the subdivision or development. No public improvements shall be accepted for dedication by the city except in accordance with this section.
(g) 
Acceptance or rejection of improvements in extraterritorial jurisdiction (ETJ).
Where the improvements to be constructed under a development agreement are located within the city’s ETJ and are to be dedicated to Denton or Collin County, the director of engineering shall inform the county officials that the public improvements have been constructed in accordance with approved construction plans, and are ready for acceptance by the county.
(h) 
Maintenance bond following acceptance.
The applicant shall furnish to the director of engineering a sufficient maintenance bond with a reputable and solvent corporate surety registered with the state, in favor of the city, to indemnify the city against any repairs. The bond shall be in effect for two (2) years from the date final acceptance of the entire project. The bond, which is a part of the requirements for final acceptance, shall be a minimum of one hundred percent (100%) of the value of the work constructed. The applicant shall reimburse the city for all related legal costs for review (this reimbursement shall be paid in full prior to filing of the final plat).
(Ordinance 2020-95 adopted 10/13/20)
(a) 
No building permit shall be issued for a lot or building site unless the associated final plat has been approved by the city and all public improvements as required for the final plat approval have been completed, except as permitted below:
(1) 
Building permits may be issued for nonresidential and multiple-family development provided that a final plat is approved by the planning and zoning commission and construction plans have been released by the director of engineering. Building construction will not be allowed to surpass the construction of fire protection improvements.
(2) 
The director of development services may authorize residential building permits for a portion of a subdivision, provided that a final plat has been approved by the planning and zoning commission and all public improvements have been completed for that portion of the development, including but not limited to those required for fire and emergency protection. Notwithstanding, no lot may be sold or title conveyed until a final plat approved by the planning and zoning commission has been recorded.
(3) 
No certificate of occupancy shall be issued for a building permit or the use of a property unless all subdivision improvements have been completed and the final plat approved by the planning and zoning commission has been recorded in the county. Notwithstanding the above, the director of development services may authorize the temporary occupancy of a structure provided that an agreement providing cash escrow, a letter of credit, or other sufficient surety is approved by the city for the completion of all remaining public improvements. The certificate of occupancy may be revoked if the final plat approval and filing process is not completed.
(4) 
The temporary certificate of occupancy shall state on its face that the recipient accepts all liability resulting from occupancy of the building or space and indemnifies the city thereof.
(Ordinance 2020-95 adopted 10/13/20)