(a) 
Conformance to plans.
(1) 
Public improvements.
Proposed public improvements serving new development shall conform to and be properly related to the public facility elements of the comprehensive plan, other adopted master plans for public facilities and services, and applicable capital improvements plans, and shall at a minimum meet the service levels specified in such plans.
(2) 
Conformance with master thoroughfare plan.
All property within the city and its ETJ, and any corresponding plats and/or construction plans, shall provide for thoroughfares as shown in the master thoroughfare plan. Minor adjustments to thoroughfare alignments may be allowed without amending the master thoroughfare plan if the director of engineering determines the new alignment meets the spirit and intent of the master thoroughfare plan and will not compromise public safety or traffic efficiency. The design and construction of all proposed thoroughfares shall be in conformance with the city’s engineering design standards, and is subject to approval by the director of engineering. Such approvals shall be required prior to any plat approval.
(3) 
Master thoroughfare plan amendment.
If a significantly different roadway alignment or a road type other than what is shown on the master thoroughfare plan is proposed, then the master thoroughfare plan shall be amended prior to any plat approval. Submission of a traffic impact analysis (TIA) of the proposed amendment by the developer may be required if the director of development services and the director of engineering determine that such an analysis is necessary to fully assess the impact of the proposal upon the city’s overall thoroughfare network.
(4) 
Water and wastewater plans.
The design and construction of the water system and wastewater system to serve the development shall be in conformance with the city’s master plans for water and wastewater facilities and with the engineering design standards. The design is subject to approval by the director of engineering prior to approval of the construction plans and the final plat.
(5) 
Storm drainage standards.
The design and construction of the storm drainage system to serve the development shall be in conformance with, but not limited to, the city’s master plans for stormwater drainage, with the city’s storm drainage policies (water reuse master plan), and with the engineering design standards. The design is subject to approval by the director of engineering prior to approval of the construction plans and the final plat.
(b) 
Provision of adequate public facilities.
(1) 
Adequate services for areas proposed for development.
Land proposed for development in the city and in the city’s ETJ shall be served adequately by essential public facilities and services, including, but not limited to, water distribution, wastewater collection and treatment, roadways, pedestrian circulation, storm drainage conveyance, and park and recreational facilities. Land shall not be approved for platting or development until adequate public facilities necessary to serve the development exist or provisions have been made for the facilities, whether the facilities are to be located within the property being developed or offsite.
(A) 
Street access.
A plat will not be approved unless all of the proposed lots have safe and reliable street access or frontage for daily use and emergency purposes.
(i) 
A plat will not be approved unless all of the proposed lots have access to an improved public street (or a public street that will be improved during construction of the proposed development) that meets the city’s minimum design and paving standards, or to an approved public way or mutual access easement that is connected to an improved public street.
(ii) 
Except for lots that are provided access from an approved cul-de-sac, all lots within a development shall have at least two (2) means of access or approach. Where development phasing or constraints of the land prevent the provision of a second, separate means of access, the city may, but is not required to, accept a temporary, paved street connection provided that a second permanent access point can be reasonably anticipated with future development of adjacent properties.
(iii) 
In certain circumstances where providing two (2) means of access to a site is not feasible, the planning and zoning commission may waive this requirement if staff can demonstrate that the site can be adequately served by emergency vehicles and that life and safety issues have not been compromised.
(iv) 
For properties situated adjacent to an existing or planned median-divided thoroughfare, at least one (1) of the required access points shall occur at, or through access easement connection to, a median opening. (See diagram 10.03.112, median and cross access)
(B) 
Water.
A plat will not be approved unless all of the proposed lots are connected to a public water system which is capable of providing adequate water for health and emergency purposes.
(i) 
Except for lots along an approved cul-de-sac, all lots shall be provided service connections from a looped water main providing water flow from two (2) directions or sources.
(ii) 
Water service shall be sufficient to meet the fire flow requirements of the proposed development, except where a suitable alternative means of fire protection is approved by the fire chief.
(iii) 
The city may require the phasing of development and/or improvements to the water system to ensure adequate fire protection.
(iv) 
Plats for residential lots greater than one (1) acre in size may use private well water, at the discretion of the director of engineering.
(C) 
Wastewater.
A plat will not be approved unless all of the proposed lots are served by an approved means of wastewater collection and treatment.
(i) 
The projected wastewater discharge of a proposed development shall not exceed the proposed capacity of the wastewater system.
(ii) 
The city may require the phasing of development and/or improvements to the sanitary sewer system so as to maintain adequate wastewater capacity.
(iii) 
Plats for residential lots greater than one (1) acre in size may use authorized private septic systems, at the discretion of the director of engineering.
(D) 
Storm drainage.
Increased stormwater runoff attributable to new development shall not cause impacts to adjoining, upstream or downstream properties. Impacts are defined as the change (delta) in runoff between pre- and post-development counts. Where the projected runoff from a new development exceeds runoff from pre-development conditions, the city may require the phasing of development, the use of control methods such as retention or detention, obtaining off-site drainage easements, and/or the construction of off-site drainage improvements as means of mitigation. All designs shall comply with the engineering design standards, as it exists or may be amended.
(2) 
City’s cost of review.
Should the city deem that adequate review of the roadway, water, wastewater, or drainage submittal should be outsourced to a third party, the cost of such review shall be passed through to the developer or applicant.
(3) 
Property owner’s responsibilities.
The property owner shall be responsible for, but not limited to, the following:
(A) 
Dedication and construction of improvements.
The property owner shall dedicate all rights-of-way and easements for, and shall construct and extend, all necessary on-site and off-site public improvements for water distribution, wastewater collection and treatment, streets, storm drainage conveyance, and other improvements that are necessary to adequately serve each phase of a proposed development at service levels that are consistent with the city’s applicable master facilities plans and engineering design standards.
(B) 
Abutting substandard streets.
Where a substandard street abuts or traverses a proposed development, the city may require the property owner to dedicate additional right-of-way and to improve the street to the current city design and construction standards as set forth in the engineering design standards. Such requirements to improve the substandard street to the city’s current standards shall only be imposed following careful review of factors including, but not limited to:
(i) 
The impact of the new development on the street;
(ii) 
The timing of the development in relation to need for the street; and
(iii) 
The likelihood that adjoining property will develop in a timely manner.
(C) 
In the case of frontage or service roads for state or federally designated highways, the entire abutting right-of-way shall be dedicated to the city and improved to the county, state or federal agency’s applicable construction design standards if such improvement is approved by the agency.
(D) 
Right-turn lanes mandatory.
The city reserves the right to require free right turn lanes into any development from a collector or higher category roadway. Should the applicant request a waiver from this requirement, the applicant must provide to the city a study by an acceptable third party that justifies the elimination of the required free right turn lane.
(E) 
Facilities impact studies.
The city may require that a developer prepare a comprehensive traffic impact analysis (TIA), flood or drainage study or downstream assessment, or other facilities impact studies in order to assist the city in determining whether a proposed development will be supported with adequate levels of public facilities and services concurrent with the demand for the facilities created by the development. The cost of such study or studies shall be borne by the applicant.
(F) 
Timing and approval of studies.
Any outside study shall be subject to approval by the director of engineering prior to approval of the preliminary plat and the construction plans. The city also may require, at the time of approval of subsequent applications (e.g., final plat), an update of a facilities impact studies that were approved in conjunction with a prior application (e.g., preliminary plat).
(G) 
Future extension of public facilities.
The property owner shall make provisions for future expansion of the public facilities as needed to serve future developments, subject to the city’s oversize participation policies, if applicable.
(H) 
Operations and maintenance of the public facilities.
The property owner shall provide for all operations and maintenance of the shared public facilities located on private property, or shall provide proof that a separate entity will be responsible for the operations and maintenance of the facilities.
(I) 
Fiscal security.
The property owner shall provide all fiscal security required for the construction of the public facilities.
(J) 
Approvals from utility providers.
The property owner shall obtain all necessary approvals from the applicable utility providers other than the city, and shall submit written verification of such approvals to the city with the construction plans.
(K) 
Compliance with utility providers.
The property owner shall comply with all requirements of the utility providers, including the city and applicable utility districts.
(c) 
Provision of utilities.
All electrical, cable, and other telecommunications systems shall be located underground with the exception of regional transmission lines.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Water and wastewater basic policy.
(1) 
Construction requirements.
(A) 
All public water and wastewater mains shall be located in the frontage of the property along streets, or in easements adjacent to the development in order to provide service to adjacent property.
(B) 
Public water and/or wastewater mains shall not be located within a private street, drive or access easement unless a public utility easement is provided.
(C) 
The minimum easement width for water or wastewater mains shall be fifteen (15) feet, or as determined by the director of engineering. Where it is necessary for water and wastewater facilities to be located within the same easement, the easement shall be a minimum of twenty (20) feet in width, or as determined by the director of engineering.
(D) 
No portion of a structure (including, but not limited to, walls, foundations, porches/patios and porch/patio covers, canopies, roof extensions/overhangs, chimneys, fire flues, etc.) shall encroach over or into any easement, except that wall-attached window awnings, “bay” style windows, and roof eaves shall be allowed to encroach into an easement a maximum of twenty-four (24) inches.
(E) 
A water or wastewater easement between two (2) lots must fall entirely on a single lot and shall not straddle the lot line unless specifically approved by the director of engineering for cause.
(F) 
Easements shall be dedicated for exclusive use for water and wastewater facilities and shall be shown on the final plat for the specific purpose intended. When it is necessary for additional utilities to be placed within such utility easement, additional width shall be provided and the easement shall be labeled for its additional intended purpose on the final plat.
(G) 
When it is necessary to relocate or replace an existing water or sewer facility to accommodate a proposed subdivision, the developer is responsible for all costs associated with the relocation, except as agreed to by city council for oversize participation.
(2) 
Construction plans.
Plans for construction of all water and wastewater facilities required by these regulations shall be prepared in accordance with the requirements and specifications contained in the engineering design standards, the regulations of the Texas Commission on Environmental Quality (TCEQ), National Sanitation Foundations (NSF), Texas Department of Insurance, insurance services office, and the city’s current adopted fire code, which are incorporated by reference and made a part hereof. Plans for the improvements must be prepared by a licensed engineer and accepted by the director of engineering.
(3) 
Acquisition of easements.
The developer shall be responsible for the acquisition of all required off-site easements. If the developer is unable to acquire the necessary off-site easement, the city shall be provided with easement or right-of way survey documents and exhibits, documentation, including evidence of a reasonable offer made to the affected property owner. Upon receiving a written request for assistance, the city may, at its option, acquire these easements either through negotiations or through condemnation in appropriate situations. The developer shall reimburse the city for the costs of acquiring the necessary easements including but not limited to attorney fees, expert fees, and title searches.
(b) 
Preliminary utility plan.
(1) 
Submittal of plans.
Concurrent with the submission of a preliminary plat, final plat, replat or minor plat, the developer shall submit a plan showing the location and size of water, wastewater, and storm drainage mains that will be required to provide adequate service and fire protection to the lots specified in the proposed plat. Plans and specifications for fire hydrant systems shall be submitted to the fire marshal for review prior to construction.
(2) 
Plan document.
The plan shall conform to the engineering design standards.
(3) 
Coordination with other utility providers.
(A) 
Preliminary plat.
When the subdivision is located in an area served by a utility provider other than the city, the developer must provide a water system analysis.
(B) 
Minor plat, replat.
When a subdivision is located in an area served by a utility provider other than the city, the developer must provide a letter from the utility provider stating that the existing facilities provide adequate domestic service and fire protection. If the city has reason to believe that there may be water supply or pressure concerns, a water system analysis may be required.
(C) 
Final plat.
The final plat will not be filed with Denton or Collin County until a letter has been provided from the utility provider stating that they have accepted the plans for construction.
(c) 
Miscellaneous requirements.
(1) 
No building or structure shall be constructed within or over an existing wastewater, lateral, water main or storm drain easement unless approved in writing by the director of engineering in a signed and executed development agreement, approved by city council, stating that any damage to the lines within or over the easement caused by the erection of the sign or construction of any building or structure shall be repaired to city standards at the property owner’s expense. Additionally, should the city, the county and/or franchise utility company require access to said easement that any repairs to the affected building, sign or structure shall be solely at the expense of the property owner.
(2) 
Monument signs may be constructed over an existing wastewater, lateral, water main or storm drain easement if approved by the city manager or designee in a signed and an executed agreement stating that should any disturbance, repair, or realignment conducted by the city or a franchise utility company within the easement that may affect the sign requires that the sign owner make all necessary repairs to the sign, including the entire replacement of the sign, at the owner’s sole expense.
(3) 
Ownership and maintenance of water and wastewater mains and service connections shall be regulated as follows:
(A) 
The title to all wastewater lines constructed, including wastewater service connections located in a right-of-way or dedicated easement, shall be vested in the city or the applicable utility provider.
(B) 
The developer, or single customer, shall be responsible for all maintenance of the wastewater service connection, unless replacement of the service is required under the public roadway or pavement. When replacement is determined to be necessary by the director of engineering, the city shall assume the responsibility for replacement of that portion under the pavement.
(C) 
The title to all water mains and water meters constructed, and installed, including the title to service connections, shall be vested in the city or the applicable utility provider.
(4) 
The city makes no guarantee that water supply or wastewater capacity will be available at any particular time or place.
(5) 
The service lines shall extend across the lot in question to provide future service connections to the adjacent lot.
(6) 
Water and wastewater service lines shall be maintained by the property owner.
(7) 
Public water and wastewater mains adjacent to federal, state, or county roadways shall be constructed outside the right-of-way in a separate easement unless otherwise agreed upon by those agencies.
(d) 
Water.
(1) 
Design and construction.
(A) 
Installation of water facilities.
Where water is to be provided through the city system, the property owner shall install adequate water facilities, including fire hydrants, in accordance with the city’s engineering design standards, the adopted fire code, the current rules and regulations for public water systems of the Texas Commission of Environmental Quality (TCEQ), and the firefighting standards of the Texas Board of Insurance. If any such requirements conflict, the most stringent requirement shall apply.
(B) 
Facilities for health and safety emergencies; alternative water sources.
All water facilities connected to the city’s water system shall be capable of providing water for health and emergency purposes, including fire protection and suppression. Water supply facilities shall be in accordance with the engineering design standards. The design and construction of water system improvements and alternative water sources shall also comply with the following standards:
(i) 
Design and construction of a water source on the site shall be in accordance with applicable regulations of the Texas Commission on Environmental Quality (TCEQ).
(ii) 
Design and construction of water service from the city shall be in accordance with the standards in the city’s engineering design standards.
(iii) 
Design and construction of a fire protection and suppression system shall be in accordance with the standards in the engineering design standards, and in accordance with the city’s fire department and adopted fire code.
(2) 
Location.
(A) 
Shown on construction plans.
The location and design of all fire hydrants, all water supply improvements and the boundary lines of special districts, private systems and certified water service areas, indicating all improvements proposed to be served, shall be shown on the construction plans.
(B) 
Extension of lines.
Extension of water lines shall be made along the entire frontage of the development adjacent to a street. If the subdivision is not adjacent to a street, the extension of water lines shall be accomplished in such a manner as to allow convenient future connections to said lines by new subdivisions and the developer shall provide stub out connections at the property line at the time of water infrastructure installation.
(C) 
Variance from requirement.
If new subdivisions will never be constructed beyond a developing subdivision due to physical constraints, the director of engineering may approve a minor variance for this requirement in accordance with section 10.03.086, variances, of this ordinance prior to action on the construction plans or prior to action on any plat.
(3) 
Cost of installation.
The cost of installing all water supply improvements to be made by the developer, including off-site improvements, shall be included in the performance guarantees and development agreement, if applicable (refer to section 10.03.044, development agreements).
(4) 
Cost of extension for single customer.
(A) 
When it is necessary to extend a water line to serve a new single customer where only one meter will be installed, the city at its own expense will extend the said water line up to 100 feet.
(B) 
If a distance is equal to or greater than 100 feet is required to reach the nearest property line of the new single customer, the said single customer shall pay one hundred percent (100%) of cost extension in excess of 100 feet.
(C) 
If more than one single customer is served by the main extension, 100 feet of main will be allowed for each single customer thus served, and any excess footage will be paid for at one hundred percent (100%).
(D) 
No more than one single customer credit of 100 feet will be allowed each lot or tract of record so served regardless of the number of buildings, occupied or otherwise, which might be located on said lot or tract.
(E) 
Payment will be made in advance of construction.
(5) 
Cost of extension to serve developers.
(A) 
Where the city’s water distribution system is not planned to be extended in time to serve a proposed new development, all necessary water facilities to serve such development shall be provided by and at the expense of the developer. If oversizing of a water facility is deemed necessary by the director of engineering for future developments, then the city may participate in such oversizing costs as part of a development agreement.
(B) 
The developer will pay one hundred percent (100%) of the construction cost of the size mains required to serve his development, including the design, construction, and city inspection of the approach main(s).
(C) 
When the developer desires that water mains be extended to serve his property, he will submit a request in writing to the director of engineering. The property to be served shall be listed showing the lot, block and subdivision. If the area to be served is a part of a larger area that is owned or controlled by the developer and which is reasonably expected to be served by water in the future, a tentative design of a main layout will be made of the entire area. The cost estimate will be made on that portion of the subdivision to be served immediately.
(6) 
Individual wells in ETJ.
(A) 
Well approval.
Individual wells to provide potable water within the city’s ETJ shall be subject to approval by the Denton or Collin County health official, and this approval shall be documented by the health official’s signature on the water system statement on the preliminary and final plat. The property owner must submit with the preliminary and final plat applications a certificate from a professional engineer who is registered or a geoscientist who is licensed to practice in the state verifying the adequacy of the proposed well water supply and potability prior to preliminary plat and construction plans approvals.
(B) 
Compliance with other regulations.
Installation, operations and maintenance of individual wells shall comply with city standards, regulations of the Texas Commission on Environmental Quality (TCEQ), and any other applicable county or state rules and regulations. In the event of conflict among these regulations, whichever is the most stringent shall apply.
(7) 
Alternative water systems.
Developments may be approved with alternative water facilities according to the following criteria:
(A) 
Water well operation and quality shall meet the minimum requirements of the Texas Commission on Environmental Quality (TCEQ), Denton or Collin County, city health ordinances, and all other regulatory agencies, as applicable.
(B) 
Water wells may not be used for commercial sale of water.
(C) 
The cost to tie onto the public water system must exceed the certified initial capital cost of a well by twenty-five percent (25%). All costs and engineering designs shall be submitted by a licensed professional engineer and are subject to review and approval by the director of engineering. If a residence is located within 1,000 feet of a domestic water supply, that residence must be connected to that service.
(e) 
Wastewater.
(1) 
Extension of and connection to the city’s wastewater collection system.
Extension of, and connection to, the city’s sanitary sewer system shall be required for all new developments within the city limits. Extension of, and connection to, the municipal sewer system shall also be required for new developments within the city’s ETJ for any proposed development, lot, tract or parcel that is less than one (1) acre in size. The city is not in any way obligated to allow extension of municipal sewers outside the city limits. The required extension of, and connection to, the municipal sewer system may be waived as a minor variance, in accordance with section 10.03.086, variances, by the director of engineering if the director of engineering determines that such extension would require unreasonable expenditures and that an on-site wastewater disposal system (see section 10.03.072(e)(11), on-site wastewater disposal systems) will function properly and safely.
(2) 
Design and construction.
It is the policy of the city to require all wastewater collection lines to have gravity flow. The use of lift stations and force mains is prohibited unless a gravity design is impractical, as determined by the director of engineering. The location, design and sizing of all wastewater improvements shall be shown on the construction plans and are subject to approval by the director of engineering.
(3) 
Cost of installation.
The cost of installing all wastewater improvements to be made by the developer, including off-site improvements, shall be included in the performance guarantees and development agreement, if applicable.
(4) 
Community sanitary sewerage collection systems.
All subdivisions developed subsequent to this ordinance must be served by community sanitary sewerage collection, treatment and disposal systems approved by the city with exceptions granted only if all of the following conditions exist:
(A) 
The subdivision in question is less than five (5) parcels of land;
(B) 
The existing community type collection, treatment and disposal system is not and cannot feasibly, in the opinion of the director of engineering, be made available to the area of development; and,
(C) 
Percolation tests run by an independent testing laboratory are submitted to both the city and county health department with results showing that a septic tank and spreader field can be developed to provide adequate disposal of the sewage.
(5) 
Sewer extensions, generally.
All sewer extensions shall be designed in accordance with the latest applicable rules and regulations as published by the Texas State Department of Health and Texas Commission for Environmental Quality (TCEQ). All sewers shall be designed with consideration for serving the full drainage area subject to collection by the sewer in question except as modified with the concurrence of the director of engineering because of the projected rate of development or the financial feasibility of the proposed extension.
(6) 
Sewer extensions for single customers.
(A) 
Where it is necessary to extend a sewer line to serve a new single customer, the city, at its own expense, will extend said sewer up to 100 feet.
(B) 
If a distance is equal to or greater than 100 feet should be required to extend the line to the nearest property line of the customer, said single customer shall pay the excess over the 100 feet allowable at the rate of one hundred percent (100%) of cost.
(C) 
If more than one single customer is served by the main extension, 100 lineal feet of sewer will be allowed for each single customer thus served, and any excess footage will be paid for at one hundred percent (100%) of cost.
(D) 
No more than one single customer credit of 100 feet will be allowed for each lot or tract of record so served regardless of the number of buildings, occupied or otherwise, which might be located on said lot or tract.
(E) 
Payment will be made in advance of construction.
(F) 
All service lines shall be designed and constructed in accordance with the wastewater master plan.
(7) 
Extensions to serve developers.
The developer shall pay one hundred percent (100%) of the construction cost of all sewers including the design and construction of “approach mains,” but excepting “service lines.”
(A) 
The developer will also pay one hundred percent (100%) of the cost of service lines to all lots to be served by a sewer located in the street. Said service lines will be constructed at the same time as a part of the same contract as all other sewers in the developer’s addition. If the sewers are being constructed by city forces, the service lines will be constructed by city forces at the time all other sewers within the addition are constructed.
(B) 
The director of engineering shall determine the size of the approach main required to serve developer’s property and the actual size to be constructed. Should the city elect to construct a main larger than the developer’s required approach main, the developer will not be charged for the additional upsizing.
(C) 
The amount of developer’s payment shall be determined using unit bid prices contained in the award contract.
(D) 
All service lines shall be designed and constructed in accordance with the wastewater master plan.
(8) 
Required stub-out to adjacent properties.
All lateral and sewer mains installed within a subdivision must extend to the borders of the subdivision as required for future extensions of the collecting system regardless of whether or not such extensions are required for service within the subdivision.
(9) 
Lift stations or separate treatment facilities.
The provision for lift stations or separate treatment facilities will not be permitted unless the cost of constructing such lift stations or separate facilities is at least twenty percent (20%) less than the costs of constructing an adequate outfall or approach sewer from the existing system.
(10) 
Connections.
No connection shall be made to any sanitary sewerage system within the city which will permit the entrance of surface water or waste of other than domestic sewage characteristics without the specific authorization by the city council.
(11) 
On-site wastewater disposal systems.
(A) 
In cases where the director of engineering determines that extension of and connection to the city’s sewer system is impractical or not feasible, and where the director of engineering approves the use of an on-site wastewater disposal systems, such on-site systems shall provide adequate sewage disposal for all lots, tracts, parcels and structures in the development that cannot be connected to the city’s sewer system.
(B) 
All on-site wastewater disposal systems shall be designed, permitted, constructed, operated and maintained in compliance with all applicable local, county and state regulations, and a permit for such system shall be acquired prior to preliminary plat and construction plans approvals.
(C) 
On-site wastewater disposal facilities requiring soil absorption systems may be prohibited where such systems will not function properly in conditions of high ground water, flooding, unsuitable soil characteristics, or other topographical or environmental issue.
(D) 
Each lot, tract, parcel and structure that utilizes an on-site wastewater disposal system shall have a minimum land area of at least one (1) acre.
(E) 
No portion of any on-site wastewater disposal system shall be constructed within a minimum 150-foot radius around any water well either on-site or on other properties.
(F) 
In order to protect the public health, safety and welfare, an existing on-site wastewater disposal system shall be upgraded, or reconstructed if necessary, to comply with the city’s standards by the owner, at the owner’s expense, if the operation of the facility does not comply with government regulations or if it causes objectionable odors, unsanitary conditions, pollution, etc.
(f) 
Stormwater.
(1) 
Adoption.
This ordinance is in compliance with the adopted floodplain regulations ordinance and engineering design standards ordinance of the city.
(2) 
Purpose and scope.
The purpose of policies and design standards set forth herein is to ensure adequate stormwater drainage and flood control within the city. The policies and standards are included in the most recent version of the City of Celina, Texas engineering standards manual (“engineering standards”) and are intended to protect public health and safety, to prevent property damage due to flooding, to equitably distribute the cost of necessary drainage improvements, and to minimize the maintenance cost of drainage facilities constructed. Any development or improvement of property affecting storm drainage and flood control in the city is subject to the provisions of this ordinance.
(A) 
The development of land shall consider all drainage elements normally used in the engineering standards of design.
(B) 
Evaluation of stormwater runoff characteristics shall consider development conditions of the watershed as specified in the engineering standards.
(C) 
Stormwater design shall evaluate flow rate, volume, and velocity characteristics considering the maximum results from a design storm as specified in the engineering standards.
(3) 
Standard provisions for storm drainage.
All construction for storm drainage in the development or improvement of real property within the city shall conform to the requirements set forth in the engineering standards.
(4) 
Responsibility of owner or developer for storm drainage.
(A) 
The owner or developer of property to be developed or used shall be responsible for all storm drainage flowing through or abutting such property. This responsibility includes the drainage directed to that property by prior development as well as the drainage naturally flowing through the property by reason of topography. It is the intent of this ordinance that provision be made for storm drainage in accordance with section 10.03.071(f)(2) [section 10.03.072] and the engineering standards, at such time as any property effected is proposed for development use.
(B) 
Where the improvement or construction of a storm drainage facility is required along a property line common to two (2) or more owners, the owner hereafter proposing development or use of his property, shall be responsible for the required improvements at the time of development, including the dedication of all necessary right-of-way or easements, to accommodate the improvements.
(C) 
Where a property owner proposed development or use of only a portion of his property, provision for storm drainage in accordance with section 10.03.071(f)(2) [section 10.03.072] and the engineering standards, shall only be required in that portion of the property proposed for immediate development or use, except as construction or improvements of a drainage facility outside that designated portion of the property is deemed essential to the development or use of that designated portion.
(D) 
The owner or owners shall dedicate to the city the required drainage easements. Minimum easement requirements are set forth in the engineering standards. Final determination of easement requirements shall be made by the director of engineering.
(E) 
In the event that an owner or developer desires to impound stormwater by excavation, filling or construction of a dam within a property, thereby creating a lake, pond, or lagoon as a part of the planned development of that property, the following provisions shall apply:
(i) 
An engineering plan for such construction, accompanied by complete drainage design information, prepared by a registered professional engineer, shall have been approved by the director of engineering;
(ii) 
The owner or developer shall have agreed to retain under private ownership the lake, pond, or lagoon constructed, and to assume full responsibility for the protection of the general public from any health or safety hazards related to the lake, pond, or lagoon constructed;
(iii) 
The owner or developer shall have agreed to assume full responsibility for the maintenance of the lake, pond, or lagoon constructed;
(iv) 
The obligations herein shall run with the land and shall be a continuing obligation of the owner or owners of such land;
(v) 
The requirements of the Texas Water Code pertaining to impoundment of surface water are complied with including the design, construction and safety of the impounding structure;
(vi) 
On any existing structure, the owner will furnish a study or design prepared by a professional engineer for the city for approval.
(5) 
Responsibility and participation of the city in storm drainage improvements.
(A) 
The city may, in its sole discretion, participate in the cost of such improvements as are required by this ordinance.
(B) 
The city may, in its sole discretion, participate in any project of improvements by the levy of a special assessment against the lands to be enhanced in value by such improvements.
(C) 
The city may acquire drainage easements necessary for such improvements by acceptance of dedication, purchase, or condemnation.
(D) 
The city may, upon acquisition of the drainage easement and the completion of improvements as hereinabove provided, assume full responsibility for the maintenance of such drainage facilities.
(6) 
Engineering design.
The design of all storm drainage facilities in the development or improvement of real property shall be in accordance with the requirements set forth in the engineering standards and the following requirements:
(A) 
Storm sewer inlets shall be provided along paved streets at such intervals as are necessary to limit the depth of flow according to the requirements set forth in the engineering standards.
(B) 
A closed storm sewer system shall generally be required to accommodate a run-off exceeding the street capacity, as provided above and as specified in the engineering standards. Design of open channel systems in lieu of a closed system shall adhere to the requirements set forth in the engineering standards.
(C) 
The criteria for drainage improvements as hereinabove set forth in subsections (A) and (B) of this section shall be applicable to publicly owned lands solely at the discretion of the city.
(D) 
Excavation, fill and grading operations within the city limits shall be undertaken only after a proper permit has been obtained from the city.
(7) 
Easements.
Drainage easements shall be dedicated for public drainage features in accordance with requirements of this ordinance and the engineering standards.
(8) 
Stormwater quality.
Designs for new development shall manage stormwater in a manner that protects water quality by addressing the development’s potential to cause erosion, pollution, siltation, and sedimentation in the municipal separate storm sewer system (MS4) and natural waterways. The goal is to maintain after development, to the maximum extent practical, the predevelopment characteristics in the waterway, which ultimately receives stormwater runoff from the development. It is the developer’s responsibility to ensure that designs for new development meet the stormwater management requirements in the general permit for stormwater discharges associated with construction activities (TXR150000) issued by the TCEQ and its successor agencies. This permit includes the requirement for measures that will be installed during construction to control pollutants in stormwater discharges after construction operations have been completed.
(9) 
Minimum finish floor elevations.
The director of engineering may require minimum finish floor elevations (MFF) to provide flood protection on certain lots contained within the subdivision. The MFFs shall be shown on the plat. These elevations shall incorporate the most current floodplain management criteria or other criteria as necessary to avoid damages. The minimum finish floor elevation shall conform with the requirements set forth in the floodplain ordinance and the engineering standards. The following note or an amended version appropriate to the specific plat shall be added to any plat upon which the director of engineering requires the establishment of minimum finish floor elevations:
“The city reserves the right to require minimum finish floor elevations on any lot contained within this addition. The minimum elevations shown are based on the most current information available at the time the plat is filed and are subject to change.”
(10) 
Off-site drainage.
When any proposed development requires off-site grading where stormwater runoff has been collected or concentrated, it shall not be permitted to drain onto adjacent property except in existing creeks, channels, storm sewers or streets. In such a case, a drainage easement shall be dedicated and shall be of a width sufficient to comply with the criteria outlined in this ordinance and the engineering standards.
(11) 
Building or structure setback requirement.
Any building or structure constructed, reconstructed, or relocated adjacent to an open drainage channel shall conform to the set-back requirements established in the engineering standards.
(12) 
Construction over drainage facilities.
No building or structure shall hereafter be constructed, reconstructed, or relocated over or across any storm drainage facility, unless specifically approved by the director of engineering and pursuant to the criteria established in the engineering standards.
(13) 
Stormwater storage.
Temporary storage of stormwater on-site is allowable pursuant to the criteria established in the engineering standards.
(g) 
Preliminary stormwater management plan.
(1) 
A preliminary stormwater management plan (SWMP) shall be prepared for all developments in accordance with the engineering standards. The purpose of the SWMP is to identify permanent water quality feature opportunities for the development.
(2) 
The preliminary SWMP shall be prepared in coordination with the preliminary drainage plan on all projects where both are required. The preliminary SWMP and the preliminary drainage plan may be shown on the same sheet.
(3) 
The preliminary SWMP must comply with the standards and criteria outlined in this ordinance, the engineering standards, and the floodplain ordinance. The plan may satisfy the stormwater management portion of the SWPPP that is required for construction activities; however, the SWMP is not a substitution for the SWPPP. The city’s review of the preliminary SWMP does not constitute acceptance of the final SWMP or the final development plans.
(4) 
The developer shall provide a preliminary SWMP for the area proposed for development. For amended plats or plats with a previously accepted preliminary SWMP, the accepted preliminary SWMP shall be enforced unless a revised preliminary SWMP is required.
(5) 
Electronic copies of the preliminary SWMP plan shall be submitted with the submittal of a preliminary plat, replat, or minor plat for review and acceptance. The plan shall be labeled as “preliminary.” Upon acceptance of the plan, the plan shall be signed, sealed, and dated by the engineer, or shall contain a statement showing the engineer’s name and license number and affirming the plan was prepared under the direction of the engineer and that the plan is preliminary. At the discretion of the director of engineering, an earthwork permit may be issued prior to the plat being filed so long as a floodplain development permit, if necessary, and a SWPPP have been approved. The developer takes the financial risk of grading the tract prior to final approval of the plat and construction plans.
(h) 
Preliminary drainage plan.
(1) 
The director of engineering may require a hydrologic and hydraulic analysis and reserves the right to review.
(2) 
This plan shall show the watershed affecting the development and how stormwater will be conveyed to, through, and from the development. It must comply with the standards outlined in this ordinance and the drainage design criteria found in the engineering standards. The preliminary drainage plan is a guide for the detailed drainage design. The review of the preliminary drainage plan does not constitute final drainage plan approval or authorize a variance to this subdivision ordinance.
(3) 
For any property involved in the development process, a preliminary drainage plan shall be provided, at the developer’s expense, for the area proposed for development. For property with a previously accepted preliminary drainage plan, the accepted preliminary drainage plan may be submitted and enforced unless a revised preliminary drainage plan is required by the city due to lot reconfiguration or other conditions created by the new plat. The director of engineering may waive the requirement for a preliminary drainage plan if the submitted plat is not anticipated to cause any significant change in runoff characteristics from a previously accepted drainage study or for single residential properties where no drainage problems are anticipated. If the applicant requests a variance in writing, a copy of any previous drainage plan shall be provided.
(4) 
At the request of the city, the property owner shall submit additional studies, including but not limited to the following, as deemed appropriate and necessary by the city, as part of the preliminary plat submittal requirements. These studies shall be considered during review and approval of the preliminary plat. For any study required by the city that is outsourced to a third party, the cost of such study shall be passed through to the developer or applicant.
(A) 
Environmental assessment;
(B) 
Wetland delineation study;
(C) 
Habitat study;
(D) 
Vegetative study;
(E) 
Erosion hazard setback study;
(F) 
Storm drainage study;
(G) 
Riparian (i.e., tributary) study;
(H) 
Flood study; and
(I) 
Downstream assessment study.
(5) 
Electronic copies of the preliminary drainage plan shall be submitted with the submittal of a preliminary plat, replat, or minor plat for review and acceptance. The plan shall be labeled as “preliminary.” The plan shall be stamped and dated by the engineer and be accompanied by a floodplain development application describing the hydrologic and hydraulic impacts of the development and all associated supporting data files.
(i) 
Major creeks.
(1) 
Definition.
Major creeks shall be defined by the most recent “major creek” map maintained by the city and available to developers upon request.
(2) 
Major creek restrictions.
All major creeks shall be maintained in an open natural condition. All major creeks are subject to the requirements set forth in the engineering standards and the additional following requirements for all types of development:
(A) 
The 100-year floodplain and erosion hazard setback shall be dedicated on the final plat to the city as a single lot or shall be owned and maintained by an HOA or POA, pursuant to section 10.03.079(d), HOA requirements, of this ordinance.
(B) 
At no time shall any portion of the 100-year floodplain encroach upon any single-family or two-family residential lot.
(C) 
The commission may waive any of these dedication requirements for a replat that was originally platted prior to the adoption of this subdivision ordinance.
(3) 
Access.
Public access to parks and open space shall be dedicated for maintenance purposes as required by the director of engineering.
(j) 
Floodplain development requirements.
(1) 
100-year floodplain restrictions.
All development proposed adjacent to or within the 100-year floodplain shall be in accordance with this ordinance, the city’s floodplain ordinance, and the engineering design standards. A floodplain development permit and earthwork permit must be submitted and approved by the director of engineering prior to any construction on the site.
(k) 
Detention and compensatory flood storage facilities.
(1) 
Intent.
The city encourages the use of detention basins and compensatory flood storage areas for the benefits of the community outlined below:
(A) 
Control of flood discharges.
The intent of detention basin and compensatory flood storage design shall be to reduce flood discharges for the ultimate watershed development conditions without increasing peak discharges above the peak discharges for undeveloped watershed conditions. This storage method serves as a key strategy of the stormwater management plan.
(B) 
Environment.
As development occurs, there is a loss of wildlife and bird life habitat. It is possible to create a natural micro-environment around ponds and storage areas that can offset this loss of habitat. These “natural” environmental pockets in conjunction with natural open space areas can help maintain the rural setting of the city. Detention ponds also benefit downstream water quality by allowing the sedimentation of pollutants.
(C) 
Recreation.
Detention basins and storage areas offer many recreational opportunities in an urban setting; for example, a normally dry detention basin could be used for athletic fields or picnic areas, while the banks of a pond offer valuable park space.
(D) 
Aesthetics.
As an integral part of the city, a detention basin or flood storage area needs to blend into the landscape and into the community. Measures such as gentle side slopes, planting of trees and shrubs, and other landscaping features can transform the detention facility into an attractive amenity for the neighborhood.
(2) 
Requirements.
(A) 
All detention and compensatory flood storage facilities shall be designed and constructed according to the requirements set forth in the engineering design standards.
(B) 
Detailed engineering studies of the drainage basin according to the requirements set forth in the engineering standards shall be required to evaluate the timing of hydrographs from regional and on-site facilities, as well as backwater calculations to determine the effect of the detention/retention and flood storage facilities on upstream water surface elevations.
(C) 
All detention and compensatory flood storage facility designs shall be performed by a professional engineer registered in the state and shall meet the requirements of permanent rule 31, Texas Administration Code (TAC) chapter 299, and other requirements, as applicable.
(D) 
Detention ponds shall have trees planted on the perimeter of the facility at a rate of one large canopy tree for every fifty (50) linear feet.
(E) 
Detention ponds shall be designed in a manner to be an amenity to the development by providing a gentle six-to-one (6:1) slope. Detention “pits” with sheer exterior walls are prohibited for residential subdivision designs. The director of engineering may provide a minor modification to the slope requirements of a detention pond, such as retention ponds with aerators.
(F) 
Detention ponds may not be located in a landscape buffer area adjacent to perimeter roadways.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Streets basic policy.
(1) 
Street improvements.
In platting a new development, the property owner shall provide additional right-of-way needed for existing or future streets as required by the engineering design standards and as shown on the thoroughfare plan (see table A, thoroughfare types and standards [sic]).
(2) 
Existing substandard streets.
(A) 
When a proposed residential or nonresidential development abuts one (1) or both sides of an existing substandard street, the developer shall be required to improve the substandard street and its appurtenances (such as curbs and gutters, sidewalks, barrier-free ramps, street trees, etc.) to bring the same to city standards, or to replace it with a standard city street, at no cost to the city other than as may be provided in the city’s cost-sharing policies, including any ordinances that are in effect at the time of final plat approval.
(B) 
If the proposed development is located along only one (1) side of a substandard street, and if the city makes a determination that it is not feasible to improve the full width of said substandard street at that time the city may require the developer to pay into escrow, in accordance with section 10.03.044, development agreements, funds for the future improvement of the street as a condition of final plat approval for the development.
(C) 
When a traffic impact analysis (TIA) is required or voluntarily submitted, the findings determined shall not be imposed on the requirements, alignment, rights-of-way, and number of lanes shown on the master thoroughfare plan, as it exists or may be amended. The TIA may be used to justify amendments to the thoroughfare plan, but in no case shall dictate such amendments.
(3) 
New perimeter streets.
(A) 
When a proposed residential or nonresidential development is developed abutting an existing or planned major thoroughfare, minor thoroughfare or collector street as shown on the master thoroughfare plan, the developer shall construct a portion of the abutting street and its appurtenances (such as curbs and gutters, sidewalks, barrier-free ramps, street trees, etc.) to the city’s standards for that type of street (per the engineering design standards). If the director of engineering determines that it is not feasible to construct the abutting street and its appurtenances at the time of development, the city may require the developer to pay into escrow, in accordance with section 10.03.044, development agreements, funds for the future construction of the street as a condition of final plat approval for the development. The funds placed in escrow or the value of the lanes constructed shall be roughly proportional to the amount of traffic estimated to be generated by the development itself.
(B) 
When a proposed residential or nonresidential development is constructed and has designed an unplanned perimeter street in order to provide access to the site and/or adjacent land, the developer shall construct a portion of the abutting street as described in section 10.03.073(a)(4), new internal streets, below, and under the same conditions.
(C) 
Streets at the entrance to residential, multiple-family, and non-residential developments shall have decorative pavers or stamped concrete to delineate the entrance. Single family developments shall have a divided entrance with the median being a common area lot to be owned and maintained by the HOA. An entrance monument sign may be located on this lot.
(4) 
New internal streets.
(A) 
All new streets and their appurtenances internal to a proposed residential or nonresidential development shall, at a minimum, be built to a width and design that will adequately serve the development, and shall conform to the city’s standards as described in the engineering design standards. If oversizing of an internal street is deemed necessary by the director of engineering for traffic safety or efficiency (such as adjacent to a school or park site), then the city and/or the applicable entity may participate in such oversizing costs as part of a development agreement/facilities agreement with the developer.
(B) 
Streets which temporarily dead end at power lines, railroads or similar rights-of-way shall be constructed for at least one-half (1/2) the distance across these rights-of-way, or provision shall be made to place the construction cost for said improvements in escrow with the city in accordance with section 10.03.044, development agreements.
(C) 
When, in the judgment of the director of engineering, it is not feasible to construct an internal street or appurtenances at the time of development of the subdivision, the city may require the developer to pay into escrow funds for the future construction of the street or its appurtenances as a condition of final plat approval for the development, in accordance with section 10.03.044, development agreements.
(5) 
Impact fees.
All fees due on the project shall be paid in accordance with the city’s impact fee ordinance and/or executed development agreement/facilities agreement.
(b) 
Street design and appurtenances.
(1) 
Application of requirements.
Street design requirements are subject to the provisions included in the engineering design standards, development agreements and planned development ordinance (if applicable to the subject property) as well as the regulations contained within this subdivision ordinance.
(2) 
Conformity to the master thoroughfare plan.
The general location of streets shall conform to the master thoroughfare plan. For streets that are not shown on the master thoroughfare plan, such as local residential streets, the arrangement of such streets shall:
(A) 
Provide for the continuation or appropriate continuation of existing streets or street stubs from or into surrounding areas - refer to street stub requirements outlined in section 10.03.073(b)(10), stub streets, and connectivity requirements in section 10.03.073(b)(11), street connectivity;
(B) 
Conform to any plan for the neighborhood approved or adopted by the city to address a particular situation where topographical or other conditions make continuance or conformity to existing streets impractical; and
(C) 
Not conflict with existing or proposed streets or driveway openings, including those on the opposite side of an existing or planned thoroughfare, as described within the engineering design standards.
(D) 
New streets that intersect with divided arterials shall align to the greatest extent possible with opposite streets such that median openings can be shared.
(3) 
Relation to adjoining street system.
The proposed street system shall extend all existing major and minor arterials and such existing collector and local streets as may be necessary for convenience of traffic circulation and emergency ingress and egress.
(4) 
Maximum street length.
No street shall be more than 1,000 feet in length without an intersection with another street which will provide some degree of flexibility in traffic patterns and public convenience.
(A) 
See the engineering design standards for specific design requirements.
(B) 
In certain circumstances, the city may consider minor exemptions to the maximum street lengths if sought by the applicant. These circumstances include, but are not limited to:
(i) 
Rerouting of streets;
(ii) 
Decreasing the lot count by five percent (5%) or more from the previously approved preliminary plat or final plat; or
(iii) 
Approval by the planning and zoning commission through a subdivision ordinance variance. Any variance approved by the planning and zoning commission shall include the curvilinear requirement and street calming methods, described below.
(5) 
Curvilinear requirement.
When a residential street length exceeds 500 feet but is less than 1,000 feet in length, the design of the street shall include a curve of between 100 to 200 feet radius for a length equal to the curve radius.
(6) 
Additional street calming methods.
When a residential street length exceeds 500 feet but is less than 1,000 feet in length, one or more of the following street calming methods shall be incorporated into the design in addition to the curvilinear requirement (above) in order to reduce traffic velocity and increase safety to pedestrians and cyclists, subject to the review and approval of the director of engineering:
(A) 
Street width narrowing with landscaped islands placed approximately every 400 feet;
(B) 
Roundabouts placed approximately in the center of the street length or near a major entrance to the development; and/or
(C) 
Landscaped medians that include pedestrian crossing oases included for a minimum of one-third (1/3) of the street length.
(D) 
Speed humps/bumps are prohibited from being installed in alleys, private aisles, and any fire lanes, unless approved in writing by the director of engineering.
(7) 
Street widths and rights-of-way.
Street widths and related rights-of-way shall be designed in accordance with the following:
(A) 
Master thoroughfare plan (existing, and as amended);
(B) 
Planned development ordinance (if applicable to the subject property); and
(C) 
All streets shall be constructed in accordance with the engineering design standards.
(8) 
Street names, street name signs, and traffic-control signs.
(A) 
Street names.
New streets shall be named so as to provide naming continuity with existing streets, and so as to prevent conflict or “sound-alike” confusion with similar street names. All street names shall be approved by the director of development services prior to any plat approval, and prior to approval of the construction plans and should comply with the city’s approved street name policy, as it exists or may be amended.
(B) 
Cost of signs.
The cost of street name signs and traffic-control signs shall be paid for and installed by the developer.
(C) 
City standards.
All street name signs and traffic-control signs shall conform to the city’s details for street name sign design and the latest edition of the Texas “Manual of Uniform Traffic-Control Devices” (TMUTCD).
(9) 
Traffic studies.
The director of engineering may require a traffic impact analysis (TIA) or other type of engineering study from the developer prior to any approval for plats or construction plans to ascertain technical data pertaining to the potential traffic impact of the proposed development on the city’s street system. For any study required by the city that is outsourced to a third party, the cost of such study shall be passed through to the developer or applicant.
(10) 
Stub streets.
(A) 
See the engineering design standards for all design requirements.
(B) 
Future connections are required to adjacent vacant properties at locations as approved by the director of development services and the director of engineering.
(C) 
When a residential development is constructed in phases requiring a temporary stubbed street, a paved temporary turnaround shall be provided for maneuvering by emergency equipment.
(D) 
A note shall be clearly placed on the final plat indicating that the stub street will be extended with future development (see requirements for temporary turnarounds in the engineering design standards).
(E) 
All stub streets shall have barricades that meet TMUTCD standards.
(F) 
All stub streets shall have a sign prominently posted at the terminus of the street to indicate no through traffic and that the street will be extended in the future.
(i) 
The sign shall comply with standards established by the director of engineering, and
(ii) 
Installation and cost of the signs shall be the responsibility of the developer.
(11) 
Connectivity.
(A) 
New residential developments shall provide street connections to adjacent developments, as determined by the director of development services, allowing access between developments for neighborhood traffic and to enhance pedestrian and bicycle connectivity as recommended in the comprehensive plan.
(B) 
Residential developments shall not have direct vehicular access to adjacent commercial or retail developments. Pedestrian and/or bicycle access may be provided, as approved by the director of development services.
(C) 
Commercial developments shall provide off-street connections to other businesses through mutual access easements and shared access drives to thoroughfares.
(c) 
Street lighting.
(1) 
Street lighting required.
(A) 
Street lighting shall be provided by the developer along all streets and thoroughfares in accordance with the engineering design standards. Perimeter sidewalks, site entrances, and other public areas and parking lots shall be adequately illuminated (minimum average of 3 footcandle visibility).
(B) 
The developer is responsible for the installation of street lighting and they shall be installed to city standards prior to the city accepting responsibility for the future provision of electricity to the street lights.
(C) 
The director of engineering shall be the responsible official for decisions related to street lighting, and may authorize a minor variance to these regulations, in accordance with section 10.03.086, variances, for a street lighting requirement if such variance will not compromise public health, safety, security and convenience.
(2) 
New subdivisions.
New subdivisions are required to prepare and submit a street lighting plan. This plan is reviewed by staff to ensure conformance with current street lighting policies. Financial responsibility for purchase of lighting equipment and construction is the responsibility of the developer. In the city, power is provided franchise utility companies. Upon completion of the street light system, the appropriate power server will be the owner and maintenance provider of the street light equipment and the city will become responsible for the monthly electrical and maintenance expenses.
(3) 
Street lighting placement.
Street lighting shall be chosen and installed according to the engineering design standards.
(4) 
Subdivisions with existing street lighting.
(A) 
Residents or a homeowners association (HOA) of a subdivision with existing street lighting may request additional light or lights by completing a petition and request for additional street lighting form. The petition must be signed by adjacent property owners of each proposed light location and by at least eighty percent (80%) of the overall property owners within 300 feet in each direction of the proposed light location.
(B) 
Upon receipt of the petition and request form, city staff will contact the appropriate power provider to prepare an estimate of the cost to install the requested lighting. Additionally, the provider will be requested to provide information about necessary easements for light pole and other facilities required for installation.
(C) 
The HOA or residents requesting the additional street light shall be responsible for obtaining all required signatures for easements and shall be financially responsible for all costs to purchase and install additional lighting.
(D) 
Upon receipt of executed easement documents and deposit of funds with the city based on the installation estimate, the city will issue a request to the electric provider for installation.
(E) 
Following installation and acceptance of the lighting facilities, the city will pay for all future electrical charges, repair and maintenance.
(5) 
Subdivisions without existing street lighting.
(A) 
Residents of subdivisions without existing street lighting or infrastructure required to support street lighting should submit a petition for street lighting form to the department of development services (form available online).
(B) 
Upon receipt of the petition, city staff will contact the appropriate power provider to prepare an estimate of the cost to install the requested lighting. Additionally, the provider will be requested to provide information about necessary easements for light pole and other facilities required for installation.
(C) 
The petition and request form will be presented to the city council during the budgeting process. At this time council will determine if the city will participate in the funding to complete the lighting request or establish assessments to the property owners for the cost to construct the requested lighting system.
(d) 
Private streets.
(1) 
Private streets.
Private streets within the city and/or the ETJ may be allowed in accordance with the zoning ordinance. Private streets shall be designed and constructed to the same standards as for public streets, in accordance with the engineering design standards.
(2) 
City council action required.
Dedicated streets and rights-of-way shall not be designated or used as private streets and such use is prohibited, except where specific approval is given by action of the city council for properties within the city’s extraterritorial jurisdiction and upon approval of a specific use permit for properties within the city limits. The city council may add any conditions as deemed appropriate as part of the approval of a private street development.
(3) 
Private street development.
(A) 
Private street developments are subject to provisions of the master thoroughfare plan and the subdivision ordinance, as it exists or may be amended. Private street developments shall only be permitted by the approval of a specific use permit or through a planned development district. Private street developments shall be restricted to an area that is surrounded on at least three (3) sides, and in any event no less than approximately seventy-five percent (75%) of the perimeter, by natural barriers or similar physical barriers created by man. Examples of natural barriers would be creeks and floodplains. Examples of similar barriers created by man would be a golf course, school location, park, railroad tracks or a limited access roadway. Non-qualifying man-made barriers include screening walls, local roadways, man-made drainage ditches, detention ponds, landscape easements, earthen berms, utility easements and rights-of-way. Private street developments may not cross an existing or proposed thoroughfare as shown on the city’s adopted master thoroughfare plan nor shall a private street development disrupt an existing or proposed hike-and-bike route.
(B) 
Private street HOA fund.
A developer requesting private streets must show that adequate funds will be set aside and held in reserve for private street maintenance and replacement costs by the associated homeowners association (HOA).
(4) 
Connectivity.
The comprehensive plan calls for all plans for development in the city to include a high degree of connectivity within developments and between one development and another. Any proposed private street development adjacent to an existing public street subdivision that can be reasonably connected, including by constructing a bridge or culvert, for example, should not be approved as a private street development. The two adjacent subdivisions should allow cross connectivity using public streets. This is especially important when one of the two adjacent subdivisions has a school site within the development that will be accessed by both developments.
(5) 
Criteria for approval for private streets in new developments.
Private street developments within the city may be considered through the specific use permit (SUP) process or through a planned development district. The planning and zoning commission and city council shall use any of the following criteria:
(A) 
Non-disruption of planned public roadways or facilities/projects (thoroughfares, parks, park trails, public pedestrian pathways, etc.);
(B) 
Non-disruption to and from properties of future developments either on-site or off-site to the proposed subdivision;
(C) 
No negative effect on traffic circulation on nearby public streets;
(D) 
Not less than one hundred (100) feet of street frontage on which to locate the main entrance gate;
(E) 
No more than two (2) gated street entrances, subject to approval by the director of engineering, may face the same thoroughfare;
(F) 
No impairment of access to and from public facilities including schools or public parks;
(G) 
No impairment of the adequate and timely provision of essential municipal services (emergency services, water/sewer improvements or maintenance, etc.);
(H) 
The main entrance to the private street development shall have adequate throat depth to provide for residents, their guests and any accidental access and have an escape aisle for those vehicles not admitted into the subdivision,
(I) 
Existence of natural and/or qualifying man-made boundaries around seventy-five percent (75%) of the development; and/or
(J) 
Absence of a concentration of private street developments in the vicinity of the requested private street development.
(6) 
Conversion of public streets to private streets.
The criteria for converting existing public streets to private streets includes all the criteria, issues and procedures involved with new developments, listed above, plus:
(A) 
Submittal of a petition signed by one hundred percent (100%) of the owners in the existing subdivision requesting conversion to private streets;
(B) 
Existence of a property owners’ association that would be responsible for owning and maintaining the converted streets and rights-of-way;
(C) 
Applicants must agree to contract with the city for the purchase of the installed infrastructure and rights-of-way from the city at fair market appraised value for cash in full payment, and agree to maintain the infrastructure and rights-of-way at city standards thereafter prior to the approval of the specific use permit;
(D) 
All documents are subject to the review and approval of the city attorney; and/or
(E) 
Subsequent to the approval of the private street designation, the entire subdivision affected shall be re-platted to reflect the right-of-way ownership changes.
(7) 
Conversion of private streets to public streets.
The city may, but is in no way obligated to, accept private streets for public access and maintenance. Requests to convert private streets to public streets shall be subject to all of the following provisions:
(A) 
The homeowners’ association (HOA) shall submit a petition signed by at least sixty-seven percent (67%) of its members/lot owners (or a greater number of signatures, if required by the HOA documents or declarations).
(B) 
All of the infrastructure shall be in a condition that is acceptable to the director of engineering.
(C) 
All security stations and other structures not consistent with a public street development shall be removed by the HOA, at its cost, prior to acceptance of the streets and appurtenances by the city.
(D) 
All monies in the reserve fund for private street maintenance shall be delivered to the city. Money in the reserve fund in excess of what is needed to bring the streets and appurtenances up to city standards will be refunded to the HOA. Private street developments that exist as of the adoption of this ordinance are not required to deliver a reserve fund balance to the city.
(E) 
The HOA shall prepare and submit a replat to development services for review. Upon approval, the HOA shall file the replat to dedicate the streets and appurtenances to the city.
(F) 
The HOA shall modify and re-file, at its cost, the HOA documents to remove requirements specific to private street developments. The city attorney shall review the modified HOA documents prior to their filing. The HOA shall be responsible for the cost of review by the city attorney.
(8) 
HOA requirements.
Private street developments and the related HOA shall meet all requirements of section 10.03.079, HOA requirements, of this ordinance.
(e) 
Alleys.
(1) 
When alleys are optional.
Alleys are optional for all single-family residential lots that are equal to or greater than sixty (60) feet in width at the front building line.
(2) 
When alleys are required.
Alleys are required for single-family residential lots that are less than sixty (60) feet in width at the front building line. When so utilized, alleys shall be constructed according to design criteria in the engineering design standards.
(3) 
Alleys required for single-family attached residences.
Alleys are required for all duplex (two-family residences) and townhomes.
(4) 
Alley design.
Permanent dead end and “hammerhead” alleys are prohibited. All 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 (such as due to project phasing), a temporary, paved turnaround bulb or turnout onto a street, either of which will require a temporary alley easement, shall be shown on the plat.
(5) 
Street access when alleys are present.
No driveway shall access a street when an alley is available unless specifically allowed in writing by the director of engineering.
(f) 
Mews streets.
(1) 
Definition.
A mews street is a grassy, landscaped area on which houses or housing units may face in lieu of facing a paved street.
(2) 
Minimum width of mews.
The common area of the mews shall be a minimum of forty (40) feet in width.
(3) 
Fire and emergency access.
Since fire and other emergency vehicles must access the homes from the alley, the alley shall be a minimum of twenty-four (24) feet in width within a thirty (30) foot right-of-way.
(A) 
The mews alley shall be striped as a fire lane.
(B) 
Fire hydrants shall be placed in the alley and spaced as they would on any similar residential street.
(C) 
No parking is allowed within the fire lane.
(D) 
A rear door to the home shall be provided that is a minimum of thirty-six (36) inches wide and is not through the garage. This door shall have a doorbell or means to alert the occupant.
(4) 
Maximum mews length.
The maximum mews length is 500 feet. Minor modifications may be considered by the fire department and director of engineering.
(5) 
Garage set-back.
Garages shall be set back either a minimum of twenty (20) feet to allow tandem parking or a maximum of three (3) feet where no parking, tandem or parallel, is allowed.
(6) 
Trash receptacles.
Trash receptacles shall be placed on a concrete pad that is outside the limits of the fire lane.
(7) 
Parking.
Additional parking for visitors and delivery trucks shall be provided at the terminus of the mews street.
(8) 
Vehicle access.
Dead-ended mews streets and alleys are prohibited.
(9) 
Sidewalks.
Sidewalks within the mews street shall be a minimum of six (6) feet in width if located at or near the center of the mews or a minimum of five (5) feet if two sidewalks are provided on each side of the mews.
(10) 
Side yards.
No side yard shall be paved.
(11) 
Signage.
Wayfinding signs that include address numbers shall be provided at the end of the mews to direct pedestrians to the houses facing the mews.
(12) 
Addressing.
Individual house or unit addressing shall be provided at the entrance to the mews, with an additional street number and street name sign on each house or unit’s rear and side facade. Addresses shall be posted on the building prominently. Both wayfaring signs and individual house numbers shall be illuminated for nighttime viewing. All such signage is subject to the discretionary review and approval by the fire department.
(Ordinance 2020-95 adopted 10/13/20)
Sidewalks are required adjacent to all public streets, shall be provided according to the regulations in the engineering design standards, and shall stub out to the adjacent property. No meter valves or drainage inlets may encroach into sidewalks. Bicycle and pedestrian trails shall be a minimum of twelve (12) feet in width and be constructed of an improved surface. Any portion of a sidewalk or trail located on private property shall be shown on the filed plat. Trails and sidewalks shall comply with any city adopted parks or trail plans. Sidewalks perpendicular to and in front of head-in parking shall be a minimum six (6) feet in width to accommodate the over-hang of vehicles. Sidewalks in front of buildings shall be a minimum 10' in width. Any trails near a cul-de-sac or other sidewalk shall provide a connection, including any barrier-free-ramp that may be needed. See also section 10.03.084, hike-and-bike trail requirements.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Driveways, generally.
All driveway approaches, curbs, gutters, pavements and appurtenances necessary to provide access to properties shall be provided by the developer, shall be designed, constructed and maintained in accordance with standards in the city’s engineering design standards, zoning ordinance, and planned development ordinance (if applicable to the subject property).
(b) 
Driveways, residential.
(1) 
Residential driveway widths and curb cuts shall not be wider than the combined width of the garage door or doors, or the edge of house on driveway past the garage door. In certain large lot cases, additional pad sites may be allowed for vehicle parking, at the discretion of the director.
(2) 
Residential tracts smaller than 1/4 acre in size may have only one drive per lot.
(c) 
Fire lanes.
Fire lanes are to be designed in accordance with the city’s adopted fire code and engineering design standards. Fire lane easements shall be shown on the site plan (see the zoning ordinance) and on any conveyance plat, preliminary plat, or final plat, and shall be maintained to the city’s standards by the property owner. For safety and emergency accessibility reasons during construction, developments other than single-family detached or two-family residential subdivisions shall not be allowed to proceed with vertical structural construction above the foundation prior to:
(1) 
Completion and city inspection of all fire lanes and fire hydrants on the site (unless otherwise approved by the fire chief); and
(2) 
Issuance of a building permit for the structure.
(d) 
Retaining walls.
Any retaining wall over four (4) feet in height requires engineered plans. Contractors shall incorporate a form liner or add a brick or stone facade. Plain concrete retaining walls are prohibited.
(e) 
Cross access and access easements.
Vehicular cross access (including the access easement) shall be provided. For safety, emergency response purposes, improved value for all tracts, and increased connectivity, cross access between adjacent (single family, non-residential, and multifamily) parcels is required, as determined by staff. Properties that abut an undeveloped tract shall provide a paved stub-out for future connections, including the access easement. Adjacent properties shall be provided cross access, unless the director of development services or the director of engineering provides a minor modification for a challenging geographical feature (e.g. creek) or for when a single family neighborhood is adjacent to a multifamily or non-residential parcel. All other instances require cross access, including the access easement. Pedestrian cross access is required in all instances, even single family adjacency, except for when a minor modification is provided by the director for a geographic frustration. Life connected is the guiding principle.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Median landscaping improvements required.
Landscaping improvements shall be installed within the medians of all proposed or planned or divided roadways within the city limits as shown on the city master thoroughfare plan. Frontage is wherever a property abuts the right-of-way of the divided thoroughfare, and separate frontages exist on each side of the thoroughfare.
(1) 
Developer obligation.
The subdivider or developer shall be fully responsible for the construction and installation of the required landscaping and maintenance of the improvements for a period of one year. During the first year following installation, the subdivider or developer shall replace any tree, shrub, sod, groundcover or hardscape in substandard condition. Following the first year, the director of engineering shall inspect the installation and determine what, if any, plant materials and/or hardscape must be replaced prior to the city taking over maintenance.
(2) 
Installation or deferment.
In the event that the director of engineering, in his sole discretion, determines that the installation of improvements at any given time period is impractical due to further road construction or other factors, the subdivider or developer shall pay a fee-in-lieu into an escrow account for future median landscaping and/or maintenance. This fee-in-lieu of installation is collected once from each frontage and described more fully in section 10.03.075(d) [section 10.03.076(e)].
(3) 
City participation.
At the discretion of the director of engineering, the subdivider may install the median landscaping across the full width of the median, and be reimbursed by the city for the landscaping provided for the second frontage at the per linear foot of frontage rate or the actual cost of the improvements, whichever is less, if funds are available.
(4) 
Plan design burden/escrowed cost.
In the case where undeveloped land exists on both sides of a divided public street, the first to develop shall carry the burden of submitting plans for landscaping, hardscape and irrigation of the median, along with escrowing the fee-in-lieu, as described in section 10.03.075(d) [section 10.03.076(e)]. At the discretion of the director of engineering, the city or county may contribute to this escrow account in order to facilitate the implementation of the landscape plan.
(5) 
Installation burden.
If the city declines to participate in the immediate landscaping of the median in question, the second to develop will utilize the approved plans (or modify the approved plans with city approval of the modifications) and shall be responsible for the purchase and installation of the median improvements, using the escrowed account from the first developer and shall contribute an equal amount to the overall cost of the median landscaping. In the event that the original escrow amount has fallen short of current material and/or installation costs, the city will make up the difference in cost or the plans shall be modified to be installed within the cost allotted. Any surplus funds shall be placed in the city’s landscape maintenance account.
(6) 
Design.
The median design shall be approved by the director of engineering and the city may elect to create the design for the landscaped median in house.
(b) 
Minimum requirements for median landscaping.
(1) 
Only developments or subdivisions abutting or adjacent to a divided roadway, as defined in the master thoroughfare plan, shall be subject to this section.
(2) 
All trees and plant materials shall be chosen from the city’s approved plant list;
(3) 
One small ornamental tree per forty (40) linear feet of median. Ornamental trees shall be a minimum two-inch (2") caliper and eight feet (8') in height at time of planting and shall be used primarily as accent trees near the median nose and dispersed within the canopy trees;
(4) 
One large canopy tree per forty (40) linear feet of median, with a minimum of four-inch (4") caliper trunk, and a well-formed canopy that is typical of the species. Canopy trees shall be planted no closer than thirty (30) feet from streetlights located in the median, no closer than twenty (20) feet to an intersection, and no closer than fifteen (15) feet from any overhead electrical line;
(5) 
Ornamental and canopy trees need not be evenly spaced and may be clustered for a more pleasing aesthetic effect, so long as shade is provided to all pedestrian areas;
(6) 
A minimum of twenty percent (20%) of the landscaped area shall be planted in evergreen shrubs, ground cover and/or native grasses;
(7) 
Planting beds shall be separated from turf grass using 14-gauge steel edging to define ground cover beds and reduce weed incursion;
(8) 
Irrigation installation shall include bubblers or drip irrigation for all canopy and ornamental trees and irrigation to uniformly water the planting beds and shall be equipped with rain-freeze sensors; and
(9) 
Landscape and installation plans shall be subject to review and approval by the director of development services and the director of engineering. The location and placement of landscaping shall conform to the city street design standards and shall be placed to accommodate the ultimate number of traffic lanes, although shrubs, native grasses and ornamental trees may be placed in future traffic lanes if it is determined that these lanes will likely not be constructed in less than ten (10) years.
(c) 
Roadway landscape easements or buffers.
Roadway landscape easements/buffers are defined as open, landscaped areas between the property line (right-of-way) and any built structure (vertical or horizontal) on a lot. The roadway parkway is the portion of right-of-way that is typically sodded and kept clear of trees or deep-rooted shrubs since this is often the location of underground or above-ground infrastructure, such as water and sewer lines and electrical wiring, respectively. In some cases, underground utilities will be placed entirely or in part within the landscape easement/buffer and therefore this easement/buffer shall be shown on the associated plat. The following easement standards apply unless a more stringent standard applies due to the lot being located in an overlay district.
(1) 
Minimum width of landscape easements along roadways.
(A) 
Adjacent to all six-lane divided streets and limited access roadway service roads, as shown on the thoroughfare plan, the landscape easement shall be a minimum forty (40) feet wide.
(B) 
Adjacent to all four-lane divided streets, as shown on the thoroughfare plan, the landscape easement shall be a minimum of thirty (30) feet wide.
(C) 
Adjacent to all other streets called out on the thoroughfare plan, the landscape easement shall be a minimum twenty (20) feet wide.
(D) 
Adjacent to residential streets and other streets not called out on the thoroughfare plan, the landscape easement shall be a minimum of ten (10) feet wide.
(2) 
Setbacks.
The following setbacks apply based on zoning district adjacency:
(A) 
Adjacent to single-family district (either attached or detached districts).
(i) 
Any non-residential building that is one (1) or two (2) stories in height shall be setback from the single-family district property line a minimum of forty (40) feet.
(ii) 
Any non-residential building that is three (3) stories in height shall be setback from the single-family district property line a minimum of sixty (60) feet.
(iii) 
Any non-residential building that is four (4) stories in height or greater shall be setback from the single-family district property line a minimum of one hundred (100) feet.
(iv) 
Parking and/or drive aisles may be located within these setbacks.
(B) 
Adjacent to any district other than single-family district. When a non-residential building is adjacent to a similar land use, the setbacks shall be the minimum allowed by the adopted building codes and fire codes.
(3) 
Intent and application of the ordinance.
When circumstances exist that may restrict the ability of an applicant to comply with the precise minimum widths referenced above, the director may allow some flexibility so long as the overall intent of the ordinance is met.
(4) 
Landscaping and screening within easements or buffers.
Street trees, native grasses, sod, and shrubs may be planted within the landscape easement, avoiding conflicts with any utility service, as shown on the approved site plan or concept plan.
(5) 
Signs located within easements or buffers.
Any applicant who places a monument sign within a landscape easement that may also be the location of underground or above ground infrastructure shall be required to allow the city and/or utility company access the facilities located beneath or above the monument sign and must sign an agreement authorizing the city and/or utility company to carry out needed repairs or replacement with no obligation to rebuild or compensate the owner/applicant for the removal, repair, or loss of the sign.
(d) 
Minimum requirements for landscaping within roadway landscape easements.
(1) 
Landscape easements shall be made up of an attractive mix of sod, native grasses, berms, and trees between the right-of-way and the screening wall.
(2) 
All trees and plant materials shall be chosen from the city’s approved plant list.
(3) 
One large, canopy tree per forty (40) linear feet of street frontage, with a minimum of three-inch (3") caliper trunk, and a well-formed canopy that is typical of the species.
(4) 
One small, ornamental tree per forty (40) linear feet of street frontage. Ornamental trees shall be a minimum two-inch (2") caliper and eight feet (8') in height at time of planting and shall be used primarily as accent trees dispersed within the canopy trees.
(5) 
Ornamental and canopy trees need not be evenly spaced and may be clustered for a more pleasing aesthetic effect within the landscape easement or buffer.
(6) 
A minimum of twenty percent (20%) of the landscaped area shall be planted in evergreen shrubs, ground cover, and/or native grasses. Along all vehicular use areas shall be a continuous row of evergreen shrubs.
(7) 
Planting beds shall be separated from turf grass using 14-gauge steel edging to define ground cover beds and reduce weed incursion.
(8) 
Irrigation installation shall include bubblers or drip irrigation for all canopy and ornamental trees and irrigation to uniformly disperse water over the planting beds and shall be equipped with rain-freeze sensors.
(9) 
No drainage retention or detention for the property shall be placed in the landscape easement.
(10) 
Landscape and installation plans shall be subject to review and approval by the director of development services and the director of engineering. The location and placement of landscaping shall conform to the city street design standards and shall be placed to accommodate the ultimate number of traffic lanes, although shrubs, native grasses and ornamental trees may be placed in future traffic lanes if it is determined that these lanes will likely not be constructed in less than ten (10) years.
(11) 
At corner intersections, a subdivision entrance sign is required for branding.
(e) 
Fee-in-lieu.
Should the director of engineering, at his sole discretion, determine that the immediate installation of median or roadway easement landscaping is impractical; a fee-in-lieu of installation shall be collected and placed in escrow at the rate listed in the current fee schedule. The fee-in-lieu shall be collected prior to plat filing. Said fees-in-lieu of installation shall be applied to construction, reconstruction, upgrading, and installation of median landscaping of divided roadways within the adjacent median landscape areas and any roadway easement or landscape buffers.
(f) 
Refund of fees.
Any fees not expended within ten (10) years of collection shall be returned to the developer or subdivider who deposited the fees with the city. The time period for the expenditure of fees escrowed with the city for the construction of median landscaping shall not begin to run until such time as the roadway medians have been constructed on such divided roadways, the roadway medians have been accepted by the city, and the roadway medians are ready for standard median landscaping and irrigation. Notwithstanding the provisions of this subsection, the city shall not be required to return fees that have not been expended if roadway medians have not been constructed on divided roadways within the adjacent roadway benefit area thus preventing the purchasing, planting, growing and/or irrigation of the required standard median landscaping and irrigation.
(g) 
Screening requirements.
(1) 
Screening adjacent to roadways.
(A) 
Single-family residential land uses adjacent to roadways shall install a solid masonry screening wall that is a minimum six (6) foot high and maximum eight (8) foot.
(B) 
Maintenance easement.
A three (3) foot wide maintenance easement shall be provided on any boundary line where a required screening wall or devise may be installed currently or in the future, to allow access for repairs or replacement.
(C) 
Residential fences adjacent to streets.
All wood residential fences that face a street must be minimum of six (6) feet in height and constructed of cedar board-on-board with a decorative cap and support poles facing the inside of the lot. Residential fences that only face the interior of the lot are not required to be board-on-board construction.
(D) 
Conflict of fences.
No parallel, adjacent fencing (i.e. back-to-back fencing) is allowed, nor is the creation of a “maintenance gap” between two fencing devices. When a non-residential use is proposed adjacent to an existing residential wooden fence, the wooden fence shall be removed and the masonry screening wall becomes the mutual boundary line between the properties.
(E) 
When single-family residential land uses are adjacent to perimeter roadways that are not part of the master thoroughfare plan, then a 20' wide landscape buffer applies, and enhanced wooden fencing (6' tall cedar, board-on-board fence with a decorative cap, with metal posts on the inside, with periodic masonry columns; all to be maintained by the HOA) may be installed in lieu of the masonry wall. In this instance, evergreen shrubs shall be planted along the enhanced wooden fence in addition to the standard landscaping already required.
(F) 
The neighborhood vision book allows for additional options such as decorative metal fencing (with masonry columns and associated landscaping) in lieu of the masonry wall along open spaces, floodplains, cul-de-sacs, and U-shaped streets.
(2) 
Screening between land uses.
(A) 
Non-residential and multiple-family uses adjacent to single family detached zoning districts or uses.
(i) 
A solid masonry screening wall is required, minimum eight (8) feet in height, along the property line.
(ii) 
In some cases, at the director’s discretion, a decorative iron or wrought iron screening walls may be allowed in lieu of a solid masonry screening wall. This decorative iron or wrought iron screening shall have regularly spaced masonry columns, along with medium-sized evergreen plants that will grow to a minimum height of six (6) feet within two (2) years of planting.
(iii) 
In some cases, at the director’s discretion, enhanced wooden fences constructed of cedar board-on-board with a decorative cap, and support poles facing the inside of the lot may be allowed.
(iv) 
In some cases due to topography or other natural land features, at the director’s discretion, industrial quality metal fencing or welded wire fence panels may be allowed, such as DesignMaster® fencing products.
(B) 
Non-residential uses (including multifamily) adjacent to other similar non-residential zoning districts or uses (including multifamily).
No screening wall is required. Perimeter fencing, gates across drive aisles or fire lanes, and other similar devices are not allowed for non-residential or multifamily uses. The city believes in “life connected,” which in this instance means fewer barriers, more openness, and more freedom of movement. The director of development services may provide a minor modification to this (e.g. industrial use).
(C) 
Uniformity.
Each development shall have a uniform screening wall in terms of materials and height, subject to approval by the director during the site plan process.
(D) 
Maintenance easement.
A three (3) foot wide maintenance easement shall be provided on any boundary line where a required screening wall or devise may be installed currently or in the future, to allow access for repairs or replacement.
(E) 
Generally speaking, decorative columns should be spaced every 100 linear feet (and at transitions) for masonry walls, decorative metal fences, and enhanced wooden fences for all land uses and situations within the screening section. Staff may provide minor modifications to this.
(3) 
Site elements required to be screened.
The following site elements shall be screened from the public view:
(A) 
Mechanical and utility equipment.
(i) 
Ground located equipment.
A solid masonry “wing” wall of sufficient height to effectively screen the equipment.
(ii) 
Roof-mounted equipment.
Roof-mounted equipment shall be screened from view from the adjacent right-of-way. Appropriate screening includes wall extensions, such as a parapet wall.
(B) 
Utility substations and tower facilities.
For electric substations, sewer pump stations, communication towers, generator plants, or any other freestanding utility facility, the above ground mechanical equipment shall be screened to mitigate its negative visual impact and safely secure the site. The screening device shall be scaled accordingly to the height, size, scope, and area of the proposed facility, to be no less than six (6) feet in height and might be up to twelve (12) feet in height, subject to discretionary review and approval by the director. Generally, masonry screening walls are required with the allowance for decorative metal in limited application for visibility, ventilation, and access points. Larger facilities shall also provide large evergreen screening trees every twenty (20) feet on center. Concrete vehicle access shall be provided, in addition to associated easements necessary for development. Any associated utility lines shall be buried, with the exception of regional transmission lines.
(C) 
Trash and recycling enclosures.
Screening enclosures shall consist of a solid masonry wall or architectural element of the building that is a minimum six (6) feet in height with a solid metal gate (primed and painted) that is to remain closed at all times other than servicing.
(i) 
Single trash and recycling enclosures shall be a minimum of twelve (12) by fourteen (14) feet in size.
(ii) 
The number of enclosures required for each development shall be determined by staff.
(4) 
Screening adjacent to open space, creeks, or other view corridors.
Notwithstanding the obligation of a developer to construct a solid masonry screening wall surrounding the property, when portions of that property are adjacent to a dedicated open space, natural land feature such as a creek, or other notable views such as a golf course, the screening shall be decorative iron with regularly spaced masonry columns or industrial quality metal fencing or welded wire fence panels, such as DesignMaster® fencing products, with director approval.
(5) 
Prohibited screening elements.
No screening wall visible from a public street shall be:
(A) 
Screening walls shall not be located within any required visibility triangle;
(B) 
Screening walls shall not be constructed with any of the following materials: Surface painted or coated concrete, chain-link, concertina wire, barbed wire, corrugated metal, or fiberglass panels.
(C) 
In no case shall a screening wall be placed parallel and in the immediate vicinity of an existing residential fence causing a close back-to-back fence arrangement. When a residential fence exists at the time of commercial development, the required masonry screening wall shall replace the residential fence, with access easements provided for maintenance to be shown on the associated plat.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Zoning compliance.
All lots shall conform to the zoning district requirements, unless located in the ETJ in which they shall comply with any interlocal agreements between the city and Denton or Collin County.
(b) 
Residential lots adjacent to drainage areas.
Lots shall be exclusive of any portion of a natural drainage area (i.e., major creek, stream, tributary, etc.), maintenance access, and/or erosion hazard setback, as defined in section 10.03.102, definitions. Retaining walls may be allowed on lots adjacent to natural drainage areas, as approved by the director of engineering.
(c) 
Lot shape.
The city reserves the right to disapprove any lot which, in its opinion, will not be suitable or desirable for the purpose intended, or which is so oddly shaped as to create a hindrance to the logical lot layout of surrounding properties and/or create an irregular building envelope. The following requirements shall also apply:
(1) 
Lots shall be generally rectangular in shape; sharp angles between lot lines shall be avoided.
(2) 
Flag lots are prohibited (see diagram 10.03.113).
(3) 
Irregularly shaped lots shall have sufficient width at the building line to meet minimum lot width and frontage requirements for the appropriate zoning district (if applicable), and shall provide the minimum building pad required by zoning without encroachment into front, side or rear yard setbacks or into any type of easement.
(d) 
Lot lines and legal buildable lots.
(1) 
Side lot lines.
Side lot lines shall be generally perpendicular to street right-of-way lines to the greatest extent possible (side lot lines may vary from 80° to 100° angles from the street frontage - see diagrams 10.03.115 and 10.03.116). The director of development services may grant a minor modification if unusual circumstances exist on the subject property or on adjacent property that make it difficult to comply with this requirement.
(2) 
Lot lines and jurisdictional boundaries.
All lot lines, to the greatest extent possible, shall align along county, school district, and other jurisdictional boundary lines such that lots are fully within one county, school district, or other jurisdiction. The director of development services may grant a minor modification to this requirement if a county, school district, or other jurisdictional boundary line will bisect a lot, provided that the entire residential dwelling or main structure is constructed entirely within one county, school district, or other jurisdiction (i.e., the structure does not “straddle” school district or jurisdictional boundary line even though the lot line may straddle the jurisdictional line).
(3) 
Legal buildable lots.
Any portion of a lot that is non-buildable for any reason shall be clearly shown as such on the preliminary and final plats. A typical detail shall be submitted along with the preliminary and final plats, and shall verify that the buildable portion of such a lot can accommodate a dwelling or main structure that complies with applicable city zoning regulations (if located within the city limits) and building codes (if located either within the city limits or the ETJ).
(e) 
Lot orientation restrictions. Major and minor arterials.
(1) 
No single-family, two-family, or townhome lots shall front onto or have a driveway onto major or minor arterials or any street with a right-of-way of sixty (60) feet or greater, as described within the engineering design standards, unless the house was existing prior to the roadway being designated as such on the city’s master thoroughfare plan.
(2) 
No residential lots shall face a collector or higher designation street.
(f) 
Lot frontages.
(1) 
Street frontage.
(A) 
Adequate frontage.
Each lot shall have access to a street (or an approved public way) by having frontage on such a street that is not less than fifty (50) feet at the street right-of-way line, or as otherwise specified in the zoning ordinance or a planned development (PD) ordinance, if applicable. Lots fronting onto an eyebrow or bulb portion of a cul-de-sac shall also have a minimum frontage of forty (40) feet at the building setback line, unless approved by the director of engineering.
(B) 
Frontage exception.
For non-residential developments ten (10) acres or greater, the lots may be platted to a private street or access easement instead of a dedicated street.
(2) 
Double frontage.
(A) 
Single-family, two-family and townhome lots.
Double frontage lots are prohibited, except that single-family, two-family or townhome lots may back or side onto a collector street or larger thoroughfare, as described within the engineering design standards, with appropriate screening. Where lots back or side onto a collector street or larger thoroughfare, no driveway access is allowed onto the thoroughfare from the rear or side of the lot.
(B) 
Establishment of building lines.
Where any lot has frontage on more than one (1) street, a front building line shall be established for each street, regardless of orientation of the structure.
(3) 
Lots facing other lots.
Whenever feasible, each residential lot shall face the front of a similar lot, or shall face or side onto a park or open space if one exists or is planned (see section 10.03.081, applicability and general requirements [sic]). In general, an arrangement placing adjacent lots at right angles to each other should be avoided. The director of development services may grant a minor variance, in accordance with section 10.03.086, variances, if unusual circumstances exist on the subject property or on adjacent property that make it difficult to comply with this requirement.
(g) 
Lots in relation to parks/open space/creeks.
All lots that are located directly across a street from a park/open space shall face or side onto the park/open space, where feasible. For lots or streets adjacent to floodplain or creeks, a minimum of 100' or 10% of street length, whichever is greater, shall be single loaded. Concrete pedestrian connections into the neighborhood should be integrated into the design.
(h) 
Large lots and tracts.
If the lots or tracts of land in a proposed development are large enough to suggest possible further subdivision in the future, or if portions of the property are not subdivided or developed immediately, then the preliminary plat shall show how such large tracts or remainder portions of the property can be subdivided into conforming lots at a later time, and shall also show how streets can be extended and how median openings can be aligned and shared in the future.
(i) 
Lot and block numbering.
(1) 
All lots within each phase of a development are to be numbered consecutively within each block. Each block shall have an alphabetical designation (e.g., “block A, B, C” etc.). Each lot shall have a numeric designation (e.g. lot 1, 2, 3, etc.).
(2) 
Different phases shall begin with different block numbers - in other words, a single block may not straddle more than one construction phase.
(3) 
Subsequent replat numbering shall be indicated with an “R” suffix for the first revision (e.g. from lot 3 to lot 3R) and any additional replatting changes to the lot shall be indicated with a numeric suffix following the “R” designation (e.g. Lot 3R-1) and continue numerically as changes occur (lot 3R-2, lot 3R-3, etc.).
(4) 
All dwelling units shall be located on an individually platted lot with its own lot number.
(j) 
Building setback lines.
Building setback lines shall be shown only on residential preliminary and final plats within Celina’s ETJ. Building setback lines need not be shown on any plats for commercial development.
(k) 
Addressing.
The director of development services, in conjunction with the geographic information systems department, shall assign addresses that are in compliance with standards established by the U.S. Postal Service. Only one address shall be issued to each lot, and only one electric meter shall be provided for each address.
(l) 
Other block requirements.
See the engineering design standards.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Easements.
(1) 
Easements shown on plats.
The type, size, and location of easements shall be determined by the director of engineering. All existing and proposed easements shall be shown on the preliminary, final plats, and replats. All easements shall be labeled on the plat and dedicated for the specific purpose intended (e.g., “city utility easement,” “city drainage easement,” “CoServ electric easement,” etc.).
(2) 
Off-site easements.
Off-site easements that are necessary to fulfill city requirements or are required by the city shall be dedicated to the city by the conveyance plat or final plat and shall be approved as to size and location by the director of engineering. In certain circumstances, a separate instrument may be accepted to dedicate required off-site easements, if approved by the director of engineering. If the abutting property is already platted, then a replat of that property shall be required to establish the new off-site easement.
(3) 
Maintenance easements.
When a retaining wall is proposed for construction, the associated plat must show a minimum three (3) foot maintenance easement on both sides of the proposed wall.
(b) 
Reservations.
(1) 
Permitted uses.
No land contained in the proposed subdivision shall be reserved for any use other than a use permitted by the zoning ordinance for the district in which the land to be reserved is located or for future roadways as shown on the master thoroughfare plan.
(2) 
Designation on plat.
The specific use for which each parcel of land is to be reserved must be shown on the plat by an appropriate label or description. Provision for abandonment of a reservation in the future as may be appropriate must likewise be shown on said plat.
(3) 
Parks and open space.
The location and size of parks and open space areas shall be in conformance with this division 8, parks and open space, and the zoning ordinance. All areas retained as floodway shall be reserved for public use, unless other provisions are approved by the city council.
(4) 
Schools.
The location and size of school sites shall be in conformance with the comprehensive plan and the recommendations of the applicable school district.
(5) 
Public facilities.
The location and size of sites for public buildings, major utility facilities, and related community facilities shall be in conformance with the comprehensive plan and the recommendations of the director of development services.
(c) 
Monuments and markers.
(1) 
General placement.
Monuments consisting of a minimum three-eighths (3/8) inch diameter steel rods, at least twenty-four (24) inches in length shall be placed at all:
(A) 
Lot and block corners (wherever a lot line bearing changes);
(B) 
Intersection points of alley and block lines; and
(C) 
Curve and tangent points along block, lot, and right-of-way lines within the subdivision.
(2) 
Subdivision monumentation.
At least two (2) property corners shall be marked with monuments of three (3) dimensional coordinates established from the city’s engineering design standards. The corners so marked should be at opposing ends of the property unless otherwise approved by the director of engineering.
(d) 
Subdivision names.
New subdivisions shall be named so as to prevent conflict or “sound-alike” confusion with the names of other subdivisions. Subdivisions with similar names (e.g., Preston Lakes and Preston Hills) shall be located in proximity to each other, not in different areas of the city. Subdivision names shall be reviewed and approved by the director of development services to ensure that the proposed subdivision name will not cause confusion or misdirection, especially for emergency responders.
(e) 
Franchise utility policy.
(1) 
General requirements.
The director of engineering may require easements for poles, wires, conduits, gas, telephone, cable TV, internet, or other utility lines if necessary or advisable in the opinion of the director of engineering.
(2) 
Locations.
Utility easements may be located as follows:
(A) 
Utilities shall be located in the alley rights-of-way along the rear property lines of lots or tracts whenever an alley is provided.
(B) 
Utilities shall be located in easements adjacent to the street rights-of-way along the front of lots or tracts whenever an alley is not provided. Utility easements shall be a minimum width of seven and a half feet (7-1/2') unless specifically reduced by the director of engineering.
(3) 
Ground-mounted equipment.
Ground-mounted equipment shall not be placed in visibility, access or maintenance easements.
(A) 
All ground-mounted equipment within view of a public street right-of-way shall be screened from the adjacent street by minimum five (5) gallon evergreen shrubs, or larger, placed three (3) feet on center on the side facing the right-of-way, as well as along both sides of the equipment such that it will be fully screened from view from the street.
(B) 
Planting materials selected shall be such that will grow at least to the height of the equipment height, and will provide a continuous and generally solid/opaque living screen, within two (2) growing seasons from the date planted. The planting material shall be selected from the list of approved materials set forth in the city’s zoning ordinance.
(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) 
Fiber optic network conduit and fiber optic cable.
All residential and multiple-family subdivisions must make best efforts to install fiber optic capability before receiving a certificate of occupancy. In addition, the developer must inform the city of the provider chosen to serve the development and specify both the overall speed (minimum 1 GB) and the speed to each individual house or unit.
(g) 
Retaining walls.
On any development, whether residential or non-residential, the slopes located at the perimeter of the property shall be graded so that there shall be no retaining walls necessary between the development being constructed and future adjacent developments, unless approved by the director of engineering.
(h) 
Amenity lot irrigation.
Residential subdivisions containing 500 lots or more shall irrigate their common area lots from on-site wells or detention/retention devices. All open space areas that are not left in a riparian condition shall be irrigated. The director of engineering may provide a minor modifications for this.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Description and definition.
The term “amenity” is defined within section 10.03.102, definitions, of this ordinance. This section may be enhanced by the neighborhood vision book.
(b) 
Requirements.
Where amenities are proposed in conjunction with a development, such amenities shall be reviewed and approved in accordance with the following:
(1) 
Plans and illustrations, along with a written statement of such concepts, shall be submitted for review and approval with the construction plans.
(2) 
Plans for amenities shall be incorporated into the screening plan and landscape plans, when applicable, for submittal as part of the construction plans.
(3) 
Structural elements shall be sealed by a licensed professional engineer and shall be approved by the city.
(4) 
Any screening or retaining wall shall be located in a common area lot or within a wall-maintenance easement (minimum three (3) feet wide) to facilitate repair as needed.
(5) 
A site plan, reviewed and approved in accordance with the zoning ordinance, is required for private recreational facilities, amenity centers and parks.
(6) 
City review and approval of plans for amenities shall be required prior to issuance of a letter of final acceptance for the subdivision improvements (refer to section 10.03.046, inspection, maintenance and acceptance of public improvements).
(7) 
All open space, landscaped areas, common areas, screening walls, subdivision signs, and other amenities proposed and/or built with a residential development shall be owned and maintained by the HOA and shall not be closed, removed from the system, shut down, inaccessible to residents, abandoned, or otherwise discontinued or have operations cease without express approval from the city council, excluding general and routine maintenance and adjustments for construction projects. Should any private/public financing partnership be in place, the common areas, open space, and amenities may benefit from such lawful financing reimbursements or payments. At no time shall the ownership of any open space, landscaped areas, entry features, common areas or other amenities associated with the development pass to the city, unless specifically approved by the city council.
(8) 
Every residential unit must be located within two (2) miles of an outdoor siren early warning system.
(9) 
Every residential and multiple-family development shall have, at the minimum, security cameras located at entrances to the community.
(c) 
Design of amenities.
The design of amenities shall conform to the following:
(1) 
Entry features shall be constructed entirely on privately owned property (i.e., not within public right-of-way), and shall not suspend over a public right-of-way, unless otherwise approved by a license agreement approved by the city. The primary entry feature, with identifying monument sign and/or other identifying branding or focal point, shall be placed within a separate HOA-owned (i.e. common area) lot within a divided entry access point. An entry feature having a water pond, fountain, or other water feature shall only be allowed if approved by the director of engineering and the fire chief.
(2) 
No entry feature, other than screening walls or extensions of screening walls, may be constructed on any portion of a single-family, two-family, or townhome lots. All such features shall be constructed on lots that are platted as “non-buildable” common-area lots and dedicated to an HOA for private ownership and maintenance.
(3) 
Entry features shall not encroach into visibility easements or otherwise impair pedestrian, cyclist or driver visibility.
(4) 
Private recreation facilities, if provided in a development, shall, to the greatest extent possible, be centrally located within the overall development. (See diagram 10.03.117)
(d) 
Homeowners association (HOA) requirements.
(1) 
Purpose.
The purpose for the establishment of an HOA (also referred to as “association”) for residential developments is to create an organization that owns and is responsible for maintaining commonly owned properties and amenities including, but not limited to, private rights-of-way, club houses, recreational facilities, open space lots, and riparian areas used for the communal good of the development’s property owners and residents. The ownership and maintenance of said property and amenities shall be organized and established to exist in perpetuity.
(2) 
Applicability.
An HOA shall be established for any development that contains any of the following: a minimum of six (6) housing units, a private amenity (such as a clubhouse or pool), private street, a major creek or tributary, or thoroughfare screening. For purposes of this section, the terms “homeowners association,” “HOA,” and “association” are interchangeable with the term “property owners’ association” for multifamily and non-residential developments.
(3) 
Elements requiring an HOA.
Any one (1) or more of the following elements created as part of the development shall require formation and continued operation of a mandatory HOA:
(A) 
Amenities.
Where proposed in conjunction with a development, the word “amenity” shall be as defined in section 10.03.102, definitions, and shall include, but not be limited to, the following:
(i) 
Amenity center (e.g., private swimming pool, club house, conference or assembly rooms, tennis courts, etc.);
(ii) 
Private recreational facility;
(iii) 
Entry features, including signage and screening walls and other perimeter fencing;
(iv) 
Open space;
(v) 
Ponds and detention features;
(vi) 
Water fountains or features;
(vii) 
Hike-and-bike trails; and
(viii) 
Other commonly owned facilities.
(B) 
Major creeks.
As defined in section 10.03.102, definitions, and as generally regulated by section 10.08.020 [section 10.03.072(i)], major creeks, of this ordinance, major creeks that run adjacent to or within a subdivision shall be maintained by the HOA.
(C) 
Private streets.
(Also see sections 14.03.301(9) and (10) of the zoning ordinance) As defined in section 10.03.102, definitions, and as generally regulated by section 10.03.073(d), private streets, of this ordinance, private streets shall be owned and maintained by the HOA. This shall include all infrastructure including streets, alleys, sidewalks and other appurtenances within designated access easements, as well as associated structures as follows:
(i) 
Security station structures and equipment (including gates, access card readers, perimeter security fencing, etc.);
(ii) 
Greenbelts; and
(iii) 
Other infrastructure necessary for vehicular circulation and neighborhood security.
(4) 
Maintenance agreement.
All detention facilities shall be owned and maintained by the HOA and the HOA board shall enter into a maintenance agreement with the city to ensure that adequate maintenance will be forthcoming over the life of the facility.
(e) 
Procedure for establishing an HOA.
The establishment of a required HOA shall occur in conjunction with the recordation of the subdivision final plat, and shall generally be established as follows:
(1) 
Documents submitted for review.
The declaration, covenants and other necessary documents establishing the HOA shall be submitted to the city for conformance with this and other applicable ordinances prior to submission of the final plat, and prior to issuance of a letter of final acceptance for the development. HOA documents shall include descriptions of any amenities, private streets, stub streets, thoroughfare screening, major creeks or tributaries, and other areas or structures for which the association has maintenance responsibility, and shall outline the organization and board of the association.
(2) 
Approval by city attorney.
All HOA documents shall be reviewed by the city attorney prior to recordation of the final plat. The applicant shall reimburse the city for all related legal costs incurred by the city for review of the HOA documents. This reimbursement shall be paid in full prior to recordation of the final plat.
(3) 
Recordation.
All HOA documents shall be recorded in Denton or Collin County prior to or with the recordation of the final plat. All copies of the HOA documents shall be submitted to development services along with the appropriate county fees and current tax certificates (with raised seals) for staff to complete the final plat recordation process.
(4) 
Additional phases.
An additional phase to an existing subdivision is not required to establish a separate and distinct HOA, provided that:
(A) 
The existing, recorded association documents are amended to incorporate the area of the new subdivision phase and to adopt the responsibility of its amenities, private streets, major creeks and tributaries, thoroughfare screening, and other areas for which the HOA is responsible for maintenance.
(B) 
The applicant shall provide a draft of the amended covenants to the city attorney for review prior to the recordation of the associated plat.
(5) 
Revisions to HOA documents.
As revisions are made to the HOA documents, a copy of the revised documents shall be forwarded to the director of development services for the city’s files.
(f) 
Notice to purchasers.
The developer shall be required to post notice in a prominent place at all model homes and sales offices stating the following:
(1) 
That an HOA has been established for the subdivision;
(2) 
That membership in the HOA is mandatory for all lot owners;
(3) 
That the developer and/or builder is required to provide to any potential buyer, upon their request, a complete copy of the association documents and a five (5) year projection (at a minimum) of HOA dues, income, and expenses; and
(4) 
Any other assessment on the property which may have resulted from a PID, TIRZ, or other public/private financial agreement with the city, including the duration of said assessment and manner of collection.
(g) 
General requirements.
The following shall be set forth in the HOA documents:
(1) 
A statement that membership in the association is mandatory for all owners of property within the subdivision;
(2) 
A listing of all required maintenance responsibilities, and where possible, the lot numbers, legal descriptions, street names, etc. as shown on the approved plat for areas to be the responsibility of the association;
(3) 
By-laws related to the governance of the association;
(4) 
Covenants for maintenance assessments, which shall run with the land;
(5) 
Responsibility for liability insurance and local taxes;
(6) 
Statement that the authority for enforcement of association rules and regulations is solely the responsibility of the association and is not, in any way, the responsibility of the city;
(7) 
Authority for the association to secure funds from its members sufficient to meet its responsibilities. This authority shall include the ability to collect dues, to increase dues, to charge special assessments (such as fees associated with a public improvement district), and to place liens against property for failing to pay dues, assessments, and fines.
(A) 
Dues shall be calculated based on a cost projection for the maintenance of all amenities and based on eventual build-out of the subdivision;
(B) 
Dues shall not be based on calculations which include monies from the developer which will not be provided following the transfer of the association from the developer to the lot owners.
(C) 
Dues shall be required to be disclosed to all lot owners at the time of property purchase by the lot owners.
(8) 
Provision that no amendment of the association documents relating to maintenance of amenities, private streets, major creeks and tributaries, thoroughfare screening, any other association-maintained area or facility, or related reserve funds (as applicable) shall occur without prior city approval;
(9) 
Written release of liability for maintenance to benefit the city; written indemnification of the city outlining that under no circumstances shall the city be liable to the association or any individual property owner or their respective heirs, executors, administrators, devisees, personal representatives, successors or assigns for any damages, injuries (including death), and/or liability resulting from any amenity, on the private streets, within or adjacent to any major creek or tributary, associated with any thoroughfare screening or common landscaping, or from any other association-owned and maintained area or facility;
(10) 
Written assurance of adequate funds based on an accredited cost projection analysis within a specific reserve account of the association for the maintenance and removal of amenities as determined by the city; and
(11) 
Written consent giving the city the authority to take appropriate actions for violations as set forth in section 10.03.079(i), violations, revocations and liens.
(12) 
Other city requirements as applicable.
(h) 
Supplementary requirements.
The HOA shall also comply with the following regulations, where applicable:
(1) 
Compliance with the zoning ordinance.
Association documents shall not overrule the landscaping or other provisions of the zoning ordinance by penalizing or restricting water conserving landscapes, or by requiring landscape materials that do not comply with zoning ordinance landscape requirements.
(2) 
Compliance with the neighborhood design guidelines.
association documents shall comply with the adopted neighborhood design guidelines.
(3) 
Amenities.
The following regulations shall apply to any subdivision that includes an amenity, as described in section 10.03.079, required subdivision amenities, and defined in section 10.03.102, definitions:
(A) 
Where amenities are proposed in conjunction with a development, the applicant shall comply with those regulations outlined in section 10.03.079, required subdivision amenities, of this ordinance.
(B) 
All developments that require the provision of common open space shall submit covenants to maintain open space, recreational areas, and other commonly owned facilities for review with the final plat application.
(4) 
Private streets.
Whenever a public street becomes private following plat recordation, an HOA is required to be established, if not already in existence, that would be responsible for owning and maintaining the converted streets and rights-of-way. The following regulations shall apply to any subdivision that includes private streets, except those that exist prior to the effective date of this ordinance.
(A) 
The association shall own and be responsible for the maintenance of private streets and appurtenances (such as alleys, storm sewers, sidewalks, barrier-free ramps, street lights and signs, etc.) and shall provide for the payment of dues and assessments required to maintain the private streets and appurtenances.
(B) 
The association documents shall state that if the approval of the specific use permit for the private street development is revoked or the private streets are otherwise converted to public streets, the reserve fund shall become the property of the city (see the city’s engineering design standards for conversion process).
(C) 
In addition to any other requirements set forth in this section, the HOA’s documents shall specify the following:
(i) 
That the streets within the development are private, that they are owned and maintained by the association, and that the city has no obligation to maintain, repair or reconstruct the private streets.
(ii) 
A statement that the city may, but is not obligated to, inspect private streets and require repairs necessary to ensure that the same are safe for travel and are being maintained to city standards.
(iii) 
A statement that the association may not be dissolved without the prior written consent of the city council, which consent shall not be withheld by the city if it determines that an adequate reserve fund exists, and the streets and alleys are in satisfactory condition for conversion to public streets, as determined by the director of engineering.
(iv) 
That failure to bring the subdivision into compliance with these regulations may cause the city to revoke the approval or the specific use permit for the private street development and take appropriate action.
(D) 
The HOA documents shall note that certain city services may not be provided in private street developments. The services that may not be provided include, but are not limited to: police enforcement of traffic and parking ordinances and preparation of accident reports. Depending on the characteristics of the proposed development, other services may not be provided.
(E) 
The HOA documents shall contain a provision that requires the association to provide unrestricted access to emergency vehicles, utility personnel, the U.S. Postal Service, and governmental employees, agents or representatives in the performance of their official duties. All access gates shall be designed and constructed in accordance with emergency access design standards listed in the engineering design standards, and shall be equipped with an emergency access controlled gate opening system (e.g. Opticom® or Knox-Box®) or with another emergency operating system that is acceptable to the fire chief.
(5) 
Major creeks, tributaries, ponds and water features (100-year floodplain).
For single-family and two-family residential developments, the area within the 100-year floodplain shall be owned and maintained by a homeowners association, subject to city approval. The final plat shall reflect, and the association documents shall provide:
(A) 
City access for emergency vehicles, equipment and personnel and for the improvement and maintenance of the 100-year floodplain in the event they are not being properly maintained, as determined by the director of engineering; and
(B) 
Should the association fail to maintain the floodplain area to the standards of the city, the association shall reimburse the city for all costs incurred by the city for adequate maintenance.
(i) 
Violations, revocations and liens.
(1) 
The city will notify the HOA of violations of any of the regulations specified within this section.
(2) 
Failure to bring the subdivision into compliance with these regulations may cause the city to revoke the specific approval of the association or take other remedies outlined in this section.
(3) 
The city shall have all liens, assessments and enforcement rights granted therein to the association, and the city shall have the ability to enforce the liens and assessments, and avail itself of any other enforcement actions available to the city pursuant to state law and/or city regulations.
(4) 
Should the association fail to carry out its duties as specified in this ordinance, the city shall have the right and ability, after due notice to the association, to perform the duties required by this or any other ordinance, regulation or agreement with the city in order to bring the association into compliance therewith. The city shall have the right and ability, after due notice to the association, to assess the association for the full amount owed and/or assess the property owners on a pro rata basis for all costs incurred by the city in performing said duties if the association fails to do so. Said assessment shall constitute a lien, in favor of the city, upon the properties for which the assessment is made.
(Ordinance 2020-95 adopted 10/13/20)