(a) 
Conformance to standards.
(1) 
Public improvements.
Proposed public improvements serving new development shall conform to and be properly related to the public facilities elements of the comprehensive plan and, 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) 
Plats within the city.
Plats within the city, and corresponding construction plans, shall provide for thoroughfares as shown in the comprehensive plan. The alignment and right-of-way width of all proposed thoroughfares shall be in general conformance with the comprehensive plan. Minor adjustments to thoroughfare alignments may be allowed without amending the comprehensive plan if the city believes the new alignment meets the spirit and intent of the comprehensive 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 adopted Construction Standards and shall be subject to approval by the city engineer. Such approvals shall be required prior to any plat approval.
(3) 
Water and wastewater.
The design and construction of the water system and wastewater system improvements to serve the development shall be in conformance with the city’s master plans, Texas Commission on Environmental Quality (TCEQ) regulations, and the city’s adopted construction standards, and shall be subject to approval by the city engineer in conjunction with consideration of the approval of the construction plans and the final plat. Provided however, that on-site water wells and/ or septic systems are authorized if a public water system or sanitary sewer system is not available to serve the property. Such wells and septic systems must meet the requirements of the TCEQ, or the county, as applicable.
(4) 
Storm drainage.
The design and construction of the storm drainage system to serve the development shall be in conformance with the “public works construction standards,” by the North Central Texas Council of Governments, the city’s master plans and adopted construction standards, and in compliance with all applicable Federal Emergency Management Agency (FEMA) requirements, and shall be subject to approval by the city engineer in conjunction with consideration of the approval of the construction plans and the final plat.
(b) 
Adequate public facilities.
(1) 
Adequate services for areas proposed for development.
Land proposed for development in the city shall be served adequately by essential public facilities and services, including but not limited to water distribution, wastewater collections 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.
(A) 
Street access.
A plat will not be approved unless all the proposed lots have safe reliable street access for daily use and emergency purposes.
(i) 
A plat will not be approved unless all of the proposed lots have direct access to an improved public street (or a public street that will be improved during construction of the proposed development) to the city’s minimum design and paving standards.
(ii) 
Except for lots which 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 accept a temporary street connection provided that a second permanent access point can be reasonably anticipated with future development of adjacent properties.
(iii) 
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 though access easement connection to, a median opening.
(B) 
Water.
A plat will not be approved unless all of the proposed lots are connected to an approved water system or an approved water well 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.
(iii) 
The city may require the phasing of development and/or improvements to the water system to ensure adequate fire protection.
(iv) 
The total system capacity of water production, storage and distribution to be determined by city’s historical usage.
(C) 
Wastewater.
A plat will not be approved unless all of the proposed lots are served by an approved wastewater collection and treatment or an approved septic system.
(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.
(D) 
Storm drainage.
Increased stormwater runoff attributable to new development shall not cause impacts to adjoining, upstream or downstream properties. Impacts are defined as an increase in runoff between pre- and post-development. Where the projected runoff from a new development exceeds runoff from pre-development conditions, the city may require the phasing of a 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.
(2) 
Property owner’s responsibilities.
The property owner shall be responsible for, but not limited to the following:
(A) 
Dedication and construction of improvements.
(i) 
The property owner shall dedicate all rights-of-way and easements for, and shall construct and extend, all necessary on-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 construction design standards.
(ii) 
Following the determination required by Texas Local Government Code section 212.904, the property owner shall construct and extend all proportional 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 construction design standards.
(B) 
Abutting substandard streets.
Where a substandard street abuts or traverses a proposed development, the city may require, in accordance with Texas Local Government Code section 212.904, the property owner to dedicate additional right-of-way and to improve the street to the city’s current design and construction standards as set forth in the comprehensive plan. Such requirements to improve the substandard street to the city’s current standards shall only be imposed following the careful review of factors including, but not limited to:
(i) 
The impact of a new development on the street;
(ii) 
The timing of the development in relation to need for a street; and
(iii) 
The likelihood that adjoining property will develop in a timely manner.
(C) 
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 study(ies) 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 study(ies) shall identify, at a minimum:
(i) 
The adequacy and capacities of existing facilities;
(ii) 
The nature and extent of current deficiencies; and
(iii) 
The public improvements that will be needed to meet adequate levels of service assuming the development at the intensity proposed in the application.
(iv) 
The study(ies) shall be subject to approval by the city engineer prior to approval of the preliminary plat and the construction plans. The city also may require, at the time of approval of subsequent application (e.g., final plat), an update of a facilities impact study(ies) approved in connection with a prior application (e.g., preliminary plat).
(D) 
Future extension of public facilities.
The property owner shall make provisions for future expansion of public facilities as needed to serve future developments, subject to Texas Local Government Code section 212.904.
(E) 
Operations and maintenance of the water or wastewater facilities.
The city shall not be responsible for the operations and maintenance of any water or wastewater facilities not owned by the city.
(F) 
Fiscal security.
The property owner shall provide all fiscal security required for the construction of the public facilities or improvements.
(G) 
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; and
(H) 
Compliance with utility providers.
The property owner shall comply with all requirements of the utility providers, including the city and applicable drainage districts.
(3) 
Rough proportionality; fair share.
Subject to the requirements set out in section 9.01.013 there is a direct correlation between the increased demand on public facilities and systems that is created by a new development, and the city’s requirements to dedicate rights-of-way and easements and to construct a fair and proportional share of public improvements that are necessary to offset such impacts such that new development does not negatively affect the city as a whole. The city requires that a new development project contribute its fair and proportional share of such costs.
(Ordinance 2020-16 adopted 12/8/20)
(a) 
Water and wastewater standards.
(1) 
Construction plans.
Plans for construction of all water and wastewater facilities required by these regulations shall be prepared in accordance with the regulations of the Texas Commission of Environmental Quality (TCEQ), National Sanitation Foundations (NSF), Texas Department of Insurance, Insurance Services Office, the city’s adopted construction standards, 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 city engineer.
(2) 
Construction requirements.
(A) 
All water and wastewater mains shall be located in the frontage of the property along streets, or in easements adjacent to the development in order provide service to adjacent property;
(B) 
The minimum easement width for water or wastewater mains shall be ten (10) feet, or as determined by the city engineer. Where it is necessary for water and wastewater facilities to be located within the same easement, the easement shall be a minimum of fifteen (15) feet in width, or as determined by the city engineer.
(C) 
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 upon approval by the city engineer.
(D) 
A water or wastewater easement between two lots must be evenly distributed both lots.
(E) 
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 an easement, additional width shall be provided, and the easement shall be labeled for its intended purpose on the final plat.
(3) 
Construction specifications.
(A) 
Water source main lines shall be eight (8) inch PVC SDR eighteen (18) or equal.
(B) 
Where applicable, subdivision lines shall be six (6) inch PVC SDR eighteen or equal.
(C) 
Long side service shall be 1-1/2 inch class two hundred fifty (250) polybutylene in three (3) inch PVC sleeve or equal.
(D) 
Ample cutoff must be maintained.
(E) 
Meter boxes shall be installed side by side where possible.
(F) 
Lines must have thirty-six (36) inch cover - sand four (4) inches under and twelve (12) inches over.
(4) 
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 the appropriate situations. The developer shall reimburse the city for the costs of acquiring the necessary easements including by not limited to attorney fees, expert fees and title searches.
(b) 
Preliminary utility plan.
Concurrent with the submission of a preliminary plat, replat or minor plat, the developer shall submit a map or plan showing the location and size of water and wastewater mains, which 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.
(1) 
Plan document.
The plan shall be prepared as noted in subsection (a)(1) and any additional standards adopted by the city.
(2) 
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 or replat.
When a subdivision is located in an area served by utility providers other than the city, the developer must provide a letter from the utility provider stating that the facilities existing in the area to provide adequate domestic 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 Ellis 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 shall be constructed over an existing wastewater, lateral, water main or storm drain unless approved in writing by the city engineer and approved by the city council.
(2) 
Ownership and maintenance of water and wastewater mains and service connections shall be regulated as follows:
(A) 
Water or wastewater service lines shall not cross any adjacent lot.
(B) 
The main shall be extended so as not to require the service to extend across another lot.
(C) 
Water and wastewater service lines shall be maintained by the property owner.
(3) 
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 to by those agencies and the city.
(d) 
Water.
(1) 
Design and construction.
(A) 
Installation of water facilities.
The property owner shall install adequate water facilities, including fire hydrants, in accordance with the adopted fire code, the current Rules and Regulations for Public Water Systems of the Texas Commission of Environmental Quality (TCEQ), the firefighting standards of the Texas Board of Insurance and the city’s construction standards. If any such requirements conflict, the most stringent requirement shall apply.
(B) 
Facilities for health and safety emergencies; alternative water sources.
All water facilities shall be capable of providing water for health and emergency purposes, including fire protection and suppression. 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 of Environmental Quality (TCEQ);
(ii) 
Design and construction of a fire protection and suppression system shall be in accordance with the city’s fire department and adopted fire code.
(iii) 
Fire hydrants must meet or exceed Mueller standards and be set five hundred (500) feet or less apart.
(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, including 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.
(C) 
Waiver for requirement.
If new subdivisions will never be constructed beyond a developing subdivision due to physical constraints, the city engineer may approve a minor waiver for this requirement in accordance with section 9.05.001 petition for waivers of this subdivision 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 improvement agreement.
(4) 
Cost of extension.
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 city engineer for future developments, then the city may participate in such oversizing costs as part of a Development Agreement.
(5) 
Individual wells.
(A) 
Within the city and the city’s ETJ.
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 of Texas 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, regulation 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.
(e) 
Wastewater.
(1) 
Adequate wastewater collection system required.
Adequate wastewater collection system, or septic systems, as applicable, shall be required for all new developments within the city’s limits. The city is not in any way obligated to extend city wastewater service outside of the city limits.
(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 city engineer. The location, design and sizing of all wastewater improvements shall be shown on the construction plans and are subject to approval by the city engineer.
(3) 
Cost of installation.
The cost of installing all wastewater improvement to be made by the developer, including off-site improvements, shall be included in the performance guarantees and improvement agreement, if applicable.
(4) 
Extension.
(A) 
Cost.
All necessary wastewater facilities to serve such development shall be provided by and at the expense of the developer.
(B) 
Future extensions.
Pipe stub-outs shall be located in manholes to facilitate the future extension of wastewater lines.
(5) 
On-site wastewater disposal systems.
(A) 
On-site wastewater systems, such as approved septic tanks or similar devices, shall provide adequate sewage disposal for all lots, tracts, parcels and structures in the development that cannot be connect to a public sanitary 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) 
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.
(Ordinance 2020-16 adopted 12/8/20; Ordinance 2024-06 adopted 5/14/2024)
(a) 
Drainage and stormwater management standards.
(1) 
Easements.
Drainage easements shall be dedicated for public drainage features in accordance with requirements of the “public works construction standards,” by the North Central Texas Council of Governments, city’s adopted Construction Standards, and in compliance with all applicable Federal Emergency Management Agency (FEMA) requirements. Drainage easements and features shall be included as a portion of buildable (habitable structure) lot(s) and not as a lot by itself unless specifically authorized by the city engineer. Storm drainage easements shall be located along side property lines shall be split across the property line between two (2) lots or tracts.
(2) 
Stormwater quality.
Designs for a 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 natural creeks. The goal is to maintain after development, to the maximum extent practicable, the predevelopment characteristics in the major creek, which ultimately receives stormwater runoff from the development. The design for all stormwater discharges are subject to approval by the city engineer.
(3) 
Stormwater runoff.
Stormwater runoff shall be calculated anticipating a fully developed watershed. The comprehensive plan, existing land use, and zoning maps shall be used to determine fully developed conditions. The city engineer reserves the right to review the determination of fully developed conditions and may require revisions.
(b) 
Stormwater management plan.
(1) 
A stormwater manage plan (SWMP) shall be prepared for all developments in accordance with this ordinance. The purpose of the SWMP is to identify permanent water quality feature opportunities for the development.
(2) 
The SWMP shall be prepared in coordination with the drainage plan on all projects where both are required. The preliminary SWMP and the drainage plan may be shown on the same sheet. When a drainage plan is not required, the SWMP shall indicate the existing drainage patterns and runoff coefficients and the proposed changes to these items.
(3) 
The SWMP must comply with the standards and criteria outlined in the city’s adopted construction standards. The plan must satisfy the stormwater management portion of the stormwater pollution prevention plan (SWPPP) that is required for construction activities; however, the SWMP is not a substitution for SWPPP. The city’s review of the preliminary SWMP does not constitute acceptance of the final SWMP of final development plans.
(4) 
The developer shall provide a SWMP for the area proposed for development. For amended plats or plats with a previously accepted preliminary SWMP, the accepted SWMP shall be enforced unless a revised preliminary SWMP is required.
(5) 
Three (3) paper copies of the SWMP shall be submitted with the submittal of a preliminary plat, replat, or minor plat for review and acceptance. 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.
(c) 
Drainage plan.
(1) 
This plan shall show the watershed affecting the development and how the runoff from the fully-developed watershed will be conveyed to, through, and from the development. It must comply with the city’s adopted construction standards.
(2) 
For any property involved in the development process, a drainage plan shall be provided, at the developer’s expense, for the area proposed for development. For property with a previously accepted drainage plan, the accepted drainage plan may be submitted and enforced unless a revised drainage plan is required by the city due to lot reconfiguration or other conditions created by the new plat. The city engineer may waive the requirement for a 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 waiver in writing, a copy of any pervious drainage plan shall be provided.
(3) 
Three (3) paper copies of the drainage plan shall be submitted with the submittal of preliminary plat, replat, or minor plat for review and acceptance. The plan shall be stamped by and dated by the engineer.
(d) 
Floodplain development requirements.
All developments proposed adjacent to or within the 100-year floodplain shall be in accordance with the city’s flood hazard prevention ordinance and this subdivision ordinance.
(Ordinance 2020-16 adopted 12/8/20)
(a) 
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 shown on the comprehensive plan.
(2) 
Improvement of existing substandard streets.
(A) 
When a proposed residential or nonresidential development abuts one or both sides of an existing substandard street, the developer shall be required to improve the substandard street and its appurtenances 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 the city’s impact fee ordinance that are in effect at the time of the final plat approval.
(B) 
The developer may request a major waiver or may file a proportionality appeal if the requirements for improving an existing substandard street imposed by this section would result in unnecessary hardship or would be disproportional to the impacts generated by the development on the city’s street system.
(3) 
New streets.
(A) 
All new streets shall, at minimum, be built to a width and design which will adequately serve that development and shall have concrete streets with specifications to the same as specified in the public works construction standards for the class of road being built. When constructing and/or improving roads, a developer or landowner must meet all current standards in place at the time of approval of their plat even though less restrictive standards may have been allowed in the past.
(B) 
All future driveways shall have access to a public road or public alley and shall consist of four (4) inches of concrete and be reinforced with minimum of 3/8 inch rebar or 6x6x6 gauge. Driveways in excess of one hundred (100) feet shall have the approach and first one hundred (100) feet adjoining the roadway paved in concrete with the remainder in a weather-permeable surface consisting of asphalt, chip and seal or six (6) inches of gravel with a border. Concrete or corrugated metal pipe, no less than 18 inches in diameter, except as otherwise approved by the building official, is to be used from the street to the lot with a minimum six-inch-thick retaining wall on each end of the culvert. The minimum length of culvert shall be 16 feet.
(4) 
Development fees.
All fees due on the project shall be paid in accordance with chapter 12, fee schedule, the city’s impact fee ordinance or development agreement.
(b) 
Street design.
(1) 
Conformity to the comprehensive plan.
The general location of streets shall conform to the comprehensive plan. For streets that are not shown on the comprehensive plan, such as the local residential streets, the arrangement of such streets shall:
(A) 
Provide for the continuation or appropriate projection of existing streets or street stubs from or into surrounding areas;
(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;
(C) 
Not conflict with existing or proposed streets or driveway openings, including those on the opposite side of an existing or planned thoroughfare. New streets shall align with opposite streets and driveway opening such that median openings can be shared.
(2) 
Relation to adjoining street system.
The proposed street system shall extend all major streets and such existing secondary and local streets as may be necessary for convenience of traffic circulation and emergency ingress and egress.
(3) 
Street names, street name signs and traffic control signs.
(A) 
Street names.
New streets shall be named so as to provide name 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 city prior to any plat approval, and prior to approval of the construction plans.
(B) 
Cost of signs.
All costs associated with the purchase and installation of street name and traffic control signs shall be the responsibility of 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.”
(4) 
Traffic studies.
The city engineer may require a traffic impact analysis (TIA) when any proposed site plan or subdivision plan:
(A) 
Would expect to generate over one hundred (100) directional trips during the peak hour of traffic generator or the peak hour on the adjacent streets;
(B) 
Over seven hundred fifty (750) trips in an average day; or
(C) 
High traffic volumes on surrounding roads that may affect movement to and from the proposed development.
(5) 
Stub streets.
(A) 
Connections are required to adjacent vacant properties at locations as approved by the city engineer.
(B) 
A note shall be clearly placed on the final plat indicating that the stub street will be extended with the future development.
(C) 
All stub streets shall have a sign prominently posted at the terminus of the street to indicate that the street will be extended in the future. Installation and cost of the sign shall be the responsibility of the developer.
(6) 
Street connectivity.
(A) 
New developments shall provide street connections to adjacent developments, as determined by the city, allowing access between developments of neighborhood traffic and to enhance pedestrian and bicycle connectivity as recommended in the comprehensive plan. Cross-streets shall be provided at intervals of nine hundred (900) feet or less unless special permission is granted by the council.
(B) 
The use of cul-de-sac streets shall be limited within new developments to the greatest extent possible. The fire chief and the city shall have the authority to determine whether or not the use of cul-de-sacs in a development meets the intent of this section during city review and consideration of the preliminary plat.
(C) 
Except in very unusual cases, no dead-end streets will be approved unless such dead-end streets are provided to connect with future streets on adjacent land, but cul-de-sacs may be permitted where the form or contour of the land makes it difficult to plat with connecting streets. Such cul-de-sacs shall provide proper access to all lots, and a suitable turnaround shall be provided at the closed end.
(7) 
Street lighting.
Street lighting shall be provided at all street intersections and furthest extensions of cul-de-sacs.
(8) 
Construction standards.
(A) 
The minimum width of a street within the city and in all subdivisions shall be determined by the class of the street. The minimum gradient shall be four-tenths percent and the maximum gradient shall be ten percent. The property owners on each side of a new or existing road will each be responsible for dedicating fifty percent of the required street width when platting unless the other side of the road is already platted, at which point the applicant must dedicate one hundred percent of the width. The minimum right-of-way and surface widths by classification are as follows:
(i) 
Street width (right-of-way).
a. 
Class A roads: 120 feet.
b. 
Class B roads: 100 feet.
c. 
Class C roads: 70 feet.
d. 
Class D roads: 70 feet.
(ii) 
Surface width (concrete).
a. 
Class A roads: 62.5 feet (two 12.5 ft. lanes in each direction plus a continuous 12.5 ft. center turn lane).
b. 
Class A optional: 50 feet (two 12.5 ft. lanes in each direction plus center traffic islands with turn lanes). Note: This option must be submitted as an alternative plan and the submittal must address plans for landscaping, location of turn lanes, irrigation, street lighting, and other issues common to center traffic islands. The council will consider this option on a case-by-case basis based on the items submitted, uniformity concerns, maintenance costs and any other related issue.
c. 
Class B roads: 37.5 feet (one 12.5 ft. lane in each direction plus a 12.5 ft. continuous center turn lane).
d. 
Class C roads: 33 feet.
e. 
Class D roads: 27 feet.
(B) 
Where a public road abuts the subdivision, the owner (applicant), shall set back the subdivision line to allow the required street width from the centerline of the existing road and the owner shall be responsible for improving the existing road to meet the minimum city standards for new road construction based on its class.
(C) 
Exception for class A roads: If the property is running adjacent to only one side of a class A road, the applicant may submit an alternative plan allowing street width for class A but reducing the applicant’s responsibility for construction of the road down to a 37.5 ft. road surface (12.5 ft. lane in each direction plus a 12.5 ft. continuous turn lane).
(D) 
Intersections of two class A roads, two class B roads, or an intersection of a class A and a class B road must be designed and constructed with both left and right turn lanes.
(Ordinance 2020-16 adopted 12/8/20)
(a) 
Easements.
The type, size and location of easements shall be determined by the city engineer. All existing and proposed easements shall be shown on the preliminary and final plats. All easements shall be labeled on the final plat and dedicated for the specific purpose intended.
(b) 
Zoning compliance.
All lots shall conform to the zoning district requirements, unless located in the ETJ in which they shall comply with the agreements between the city and Ellis County.
(c) 
Residential lots adjacent to drainage areas.
Lots shall be exclusive of any portion of a natural drainage area, maintenance access, and/or erosion hazard setback. Retaining walls may be allowed on lots adjacent to natural drainage areas as approved by the city engineer.
(d) 
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 requirement s shall also apply.
(1) 
Lots shall be generally rectangular in shape. Sharp angles between lot lines shall be avoided. Flag lots are prohibited.
(2) 
Irregularly shaped lots shall have sufficient width at the building line to meet minimum lot width and frontage requirements for the appropriate zoning district 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.
(e) 
Lot lines.
(1) 
Side lot lines.
Side lot lines shall be at ninety-degree (90°) angles or radial to street right-of-way lines to the greatest extent possible.
(2) 
Lot lines and jurisdictional boundaries.
All lot lines shall, to the greatest extent possible, align along county, school district and other jurisdictional boundary lines such that lots are fully within one county, school district or other jurisdiction.
(3) 
Lot buildability.
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 “lot buildabilty” 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’s limits, and building code.
(f) 
Lot frontages.
(1) 
Street frontage.
Each lot shall have adequate access to a street by having frontage on such a street that is not less than sixty feet (60) at the street right-of-way, or 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 have a minimum frontage of forty feet (40) at the street right-of-way line.
(2) 
Double frontage.
(A) 
Single-family.
Double frontage lots are prohibited, except that single-family lots may back or side onto a type C2U thoroughfare or larger with appropriate screening. Where lots back or side onto a type C2U thoroughfare or larger, no driveway access is allowed onto the thoroughfare from the rear or side of the lot.
(B) 
Where lots have frontage on more than one street, a front building line shall be established for each street.
(3) 
Lots facing other lots.
Whenever feasible, each residential lot shall face the front of a similar lot or shall face a park or open space if one exists or is planned across the street. In general, an arrangement placing adjacent lots at right angles to each other should be avoided.
(g) 
Lots in relation to parks/open space.
All lots that are located directly across a street from a park/open space shall face onto the park/open space.
(h) 
Lot and block numbering.
All lots within each phase of a development are to be numbered consecutively within each block. Each block shall have an alpha designation.
(i) 
Building lines.
Building lines shall not be shown on the preliminary and final plats.
(j) 
Subdivision names.
New subdivisions shall be named so as to prevent conflict or “sound-alike” confusion with the names of other subdivisions. The subdivision name shall be approved by the city prior to any plat approval, and prior to approval of the construction plans.
(k) 
Franchise utility policy.
(1) 
General requirements.
The city may require easements for poles, wires, conduits, gas, telephone, cable TV or other utility lines if necessary.
(2) 
Locations.
Utilities shall be located in easements provided adjacent to the street rights-of-way along the front of lots or tracts.
(3) 
Ground-mounted equipment.
Ground-mounted equipment shall not be placed in visibility, access or maintenance easements.
(Ordinance 2020-16 adopted 12/8/20)
(a) 
Requirements.
Where amenities are proposed in conjunction with a development, such amenities shall be reviewed and approved in accordance with the following:
(1) 
Preliminary plans and illustrations, along with a written statement of such concepts, shall be submitted for review and approval with the preliminary plat.
(2) 
Plans for amenities shall then be incorporated into the screening plan and/or landscape plan for submittal as part of the construction plans.
(3) 
Structural elements shall display the seal of a licensed professional engineer and shall be considered for approval by the city.
(4) 
City review and approval of plans for amenities shall be required prior to issuance of a letter of final acceptance for the subdivision improvements.
(b) 
Design of amenities.
The design amenities shall conform to the following:
(1) 
Entry features shall be constructed entirely on private property and shall not extend over a public right-of-way. An entry feature having a water pond, fountain or other water feature shall only be allowed if approved by the city council 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 lot(s). All such features shall be constructed on lots that are platted as "non-buildable" lots.
(3) 
Entry features shall not encroach into visibility easements or otherwise impair pedestrian or vehicular visibility.
(c) 
Maintenance of amenities.
(1) 
The city shall not be responsible for the maintenance of any amenities and landscaping constructed for a subdivision located within the corporate boundaries.
(2) 
Property owner associations or homeowner associations which require mandatory membership and who require mandatory fees, dues, levies, or monetary assessments are allowed.
(Ordinance 2020-16 adopted 12/8/20; Ord. No. 2024-12 adopted 11/12/2024)
(a) 
General requirements.
Parks shall be easy to access and open to the public view so as to benefit area developments, enhance the visual character of the city, protect public safety, and minimize conflict with adjacent land uses. The following guidelines shall be used in designing development around or adjacent to parks and adjacent development:
(1) 
Parks and open spaces.
Parks shall be bounded by a street(s) or by other public uses unless otherwise specified in this subdivision ordinance, the zoning ordinance or a planned development (PD) ordinance.
(2) 
Residential lots.
Single-family residential lots shall be oriented such that they front or side onto parks and open spaces and they do not back to them.
(3) 
Access to parks and open spaces.
A proposed development adjacent to a park or open space shall not be designed to restrict public visibility or reasonable public access to the park or open space from other area developments. Street connections to existing or future adjoining subdivisions shall be required to provide reasonable access to parks and open space areas.
(b) 
Streets abutting a park.
Streets abutting a park or open space area shall be built in accordance with the comprehensive plan, the standards of this subdivision ordinance and all other applicable construction standards and ordinances. The city may, however, require any residential street built adjacent to a park or open space to be constructed to accommodate possible on-street parking for park users and to prevent traffic congestion.
(1) 
Abutting street oversizing.
When park or open space land is acquired by the city, the city shall require at least sixty (60) feet of right-of-way to be dedicated to provide for an abutting street unless otherwise approved by the city.
(c) 
Park reservation and dedication.
Land for neighborhood and linear parks shall be reserved and dedicated in accordance with the city’s adopted master plans and the area for such parks shall be determined in accordance with the city’s park dedication ordinance.
(d) 
Site criteria.
Neighborhood and linear park sites shall be of suitable size, dimension, topography and general character to meet the design criteria specified by the city and as determined in accordance with the city’s park dedication ordinance.
(e) 
Minimum park improvements.
Unless waived by the city council, neighborhood and linear parks shall be improved by the developer prior to a letter of final acceptance being issued by the city. Minimum park improvements, as determined by the city, shall include:
(1) 
Grading and clearance of unwanted vegetation, structures or improvements;
(2) 
Installation of storm drainage and stream erosion controls;
(3) 
Establishment of turf and planting trees;
(4) 
Installation of perimeter streets and street lights;
(5) 
Provision of water and sewer service to location(s) on the park site as determined by the city.
(f) 
Additional voluntary park improvements.
A developer may request permission to construct, at his or her own expense, additional park improvements. The city may accept or reject voluntary dedications of park land and/or additional park improvements. All improvements in the public parks and open spaces shall be consistent with the design criteria for the city, and shall, upon installation, become the property of the city. Prior to constructing such additional park improvements, the developer shall enter into a development agreement with the city that defines, among other things, the work to be performed, construction schedules, improvement costs, performance surety, the amount to be reimbursed by the city (if any), and the time of such reimbursement (if any). The city council shall consider and decide the proposed development agreement for park improvements.
(g) 
Completion of land dedication and improvements.
Park land shall be dedicated to the city concurrently with the filing of an approved final plat or replat. All improvements specified in the improvement agreement, if applicable, shall be completed prior to approval of the final plat or replat, except where future performance is provided for in the improvement agreement.
(h) 
Hike-and-bike trail requirements.
(1) 
Requirements.
Hike-and-bike trails shall be in accordance with the city’s adopted master plans.
(2) 
Future trails and access for new developments.
When a development is adjacent to an undeveloped property, a pedestrian access stub-out in conjunction with a street connection to the edge of the development shall be required to allow for future access between developments.
(Ordinance 2020-16 adopted 12/8/20)