39-100
This part of the Subdivision Ordinance is primarily intended
for the use of the Subdivider’s Engineer to enable him to design
required community facilities which will be acceptable to the City.
There may be special circumstances which would dictate requirements
in excess of those outlined; however, in most cases, these special
circumstances will be apparent to the Subdivider’s Engineer
while preparing the plans for the subdivision.
39-101
The City Council may grant a waiver in accordance with Article 7 of this Ordinance where specific topographic or other conditions made a waiver from these standards necessary in order to achieve the best overall design.
39-102
There
is hereby adopted by reference and made a part of these regulations
design standards and specifications which shall be controlling in
the design, construction and installation of street paving, curbs
and gutters, sidewalks, utilities and other public improvements required
herein. All references to City Design Standards and Specifications
shall mean and include those standards and specifications, together
with all exhibits, charts, drawings and diagrams appertaining thereto,
which have been approved by the officials having jurisdiction and
placed on file in the offices of said officials.
39-103
Adequate Public Facilities.
1.
Land proposed
to be subdivided must be served adequately by essential public facilities
and services, including water and wastewater facilities, roadway and
pedestrian facilities, drainage facilities and park facilities. An
application for a plat or development may be denied unless adequate
public facilities necessary to support and serve the development exist
or provision has been made for the facilities, whether the facilities
are to be located within the property being platted or off-site.
2.
It is necessary
and desirable to provide for dedication of rights-of-way and easements
for public works improvements to support new development at the earliest
stage of the development process.
3.
The City
desires to assure both that impacts of new development are mitigated
through contributions of rights-of-way, easements and construction
of capital improvements, and that a new development be required to
contribute not more than its proportionate share of such costs.
4.
Proposed
public works improvements serving new development shall conform to
and be properly related to the public facilities elements of the City’s
adopted Master Plan, other adopted master plans for public facilities
and services, and applicable capital improvements plans, and shall
meet the service levels specified in such plans.
39-104
Minimum Standards.
1.
The standards
established in this Ordinance for dedication and construction of public
works improvements and infrastructure are based upon engineering studies
and historical usages and demands by different categories of development.
These regulations identify certain minimum requirements and sizes
for utilities, roadways, parks and other facilities that the City
Council has determined to be necessary in order to provide the minimum
level of service necessary to protect or promote the public health,
safety, and welfare and to assure the quality of life currently enjoyed
by the citizens of River Oaks. It is the intent of these regulations
that no development occur until and unless these minimum levels of
service are met. Therefore, each subdivision in the City shall be
required to dedicate, construct and/or upgrade required facilities
and infrastructure to a capacity that meets these minimum levels.
2.
For each
category of public infrastructure, a minimum standard of infrastructure,
and in some cases, service level, has been developed based upon historic
studies and construction projects of the City and other cities. These
minimum standards take into consideration the soil conditions and
topographic configuration of the City, the use and impact analyses
of the North Central Texas Council of Governments in developing standard
specifications for public works installation, and other historical
use and performance experiences of the City that reflect the minimum
level of facilities and services that must be built to meet the health,
safety and welfare of the citizens of River Oaks.
3.
In order
to maintain prescribed levels of public facilities and services for
the health, safety and general welfare of its citizens, the City may
require the dedication of easements and rights-of-way for or construction
of on-site or off-site public works improvements for water, wastewater,
road, drainage or park facilities to serve a proposed subdivision,
or require the payment of fees in lieu thereof. If adequate levels
of public facilities and services cannot be provided concurrent with
the schedule of development proposed, the City may deny the subdivision
until the public facilities and services can be provided, or require
that the development be phased so that the availability and delivery
of facilities and services coincides with the demands for the facilities
created by the development.
4.
Whenever
the City Council determines that levels of service in excess of these
minimum standards are necessary in order to promote the orderly development
of the City, the owner shall qualify for reimbursement for any costs
in excess of the minimum levels of service through City participation,
to the extent funds are available by a pro rata reimbursement policy
or other means adopted by the City.
39-105
Adequacy of Specific Facilities.
1.
All lots
to be platted shall be connected to a public water system which has
capacity to provide water for domestic use and emergency purposes,
including adequate fire protection.
2.
All lots
to be platted shall be served by an approved means of wastewater collection
and treatment. The City Engineer shall be responsible for determining
the approved means of wastewater collection and treatment. The City
may require the phasing of development and/or improvements in order
to maintain adequate wastewater capacity.
3.
Proposed
roads shall provide a safe, convenient and functional system for vehicular,
bicycle and pedestrian circulation and shall be properly related to
the applicable Thoroughfare Plan and any amendments thereto, and shall
be appropriate for the particular traffic characteristics of each
proposed subdivision or development. New subdivisions shall be supported
by a thoroughfare network having adequate capacity, and safe and efficient
traffic circulation. Each development shall have adequate access to
the City’s roadway system.
4.
Stormwater
management and drainage facility improvements serving new development
shall be designed to prevent overloading the capacity of the downstream
drainage system and to protect downstream facilities and properties
from flood risk or environmental quality degradation and to maximize
the preservation of natural floodplain features. The City may require
the phasing of development, the use of control methods such as retention,
detention, the construction of off-site drainage improvements, stormwater
best management practices or drainage impact fees in order to mitigate
the impacts of the proposed subdivision.
39-106
Improvement of Adjacent and Abutting Existing Streets and Utilities. In the case of existing adjacent or abutting roads, the City may
require that right-of-way be dedicated and/or improved to the City’s
design standards, based upon factors including the impact of the proposed
subdivision on the road, safety to the traveling public, geometric
conflicts, capacity interruptions, condition, structural capability,
effects on life expectancy and maintenance requirements of the road,
the impact of the proposed subdivision on other roads, the timing
of this development in relation to need for improving the road, the
impact of the traffic on the road and City’s roadway system
as a whole.
39-107
Timing of Dedication and Construction.
1.
The City
shall require an initial demonstration that a proposed subdivision
shall be adequately served by public facilities and services at the
time for approval of the first development application that portrays
a specific plan of development, including but not limited to a petition
for establishing a planned development zoning district, or other overlay
zoning district; or a community facilities agreement; or an application
for approval of a plat.
2.
The obligation
to dedicate rights-of-way for or to construct one (1) or more public
works improvements to serve a new subdivision may be deferred until
approval of a subsequent phase of the subdivision, at the sole discretion
of the City Engineer, upon written request of the property owner,
or at the City’s own initiative. As a condition of deferring
the obligation, the City may require that the subdivider include provisions
in the facilities agreement, specifying the time for dedication of
rights-of-way for or construction of public works improvements serving
the subdivision.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 51, adopted 8/13/19)
40-100
General Requirements.
1.
The arrangements,
character, extent, width, grade and location of all proposed streets
shall conform to the Thoroughfare Plan and their relationship shall
be considered to that of the existing and planned streets, to topographical
conditions, to public convenience and safety, and in their appropriate
relation to the proposed uses of the land to be served by such streets.
2.
All streets
should be designed to be in line with existing streets in adjoining
subdivisions.
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When conditions permit, centerline offsets should be at least
two hundred feet (200'). Greater centerline offsets as may be required
by the City Engineer shall be planned where necessary for traffic
safety.
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3.
Streets
shall be named to provide continuity with existing streets.
4.
Streets
designated to be dead-ended permanently shall be platted and constructed
with a paved cul-de-sac. Any dead-end street of a temporary nature,
if longer than two hundred (200) feet, shall have a surfaced turning
area eighty (80) feet in diameter for a cul-de-sac and barricades
as per the Federal Highway Dept. “Manual on Uniform Traffic-Control
Devices (MUTCD).” Temporary dead-end streets shall have provisions
for future extension of the street and utilities and, if the temporary
cul-de-sac is utilized, a reversionary right to the land abutting
the turn-around for excess right-of-way shall be provided.
5.
A street
ending permanently in a cul-de-sac should not be longer than six hundred
(600) feet and shall be provided at the closed end with a turn-around
having an outside roadway diameter of at least eighty (80) feet, and
a street property line diameter of at least eighty (80) feet. On extra
wide lots, cul-de-sacs may be longer.
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Exceptions: Hammerhead dead-end streets shall be a minimum of
60 feet allowing room for a fire truck to pull up and back to be able
to go back[.]
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6.
Streets
should be platted to allow two tiers of lots between streets when
possible.
7.
The reservation
in private ownership of strips of land at the end of proposed or existing
streets and intended solely or primarily for the purpose of controlling
access to property not included in the subdivision shall be prohibited.
8.
Local streets
shall be laid out so that their use by through traffic will be discouraged.
40-101
Street Class Requirements.
1.
Street
layout shall provide for continuation of collector streets in areas
between arterials.
2.
Those local
streets designated by the City Council shall be extended to the tract
boundary to provide future connection with adjoining unplatted lands.
In general, these extensions should be at such intervals as necessary
to facilitate internal vehicular circulation with adjoining unplatted
lands.
3.
Where single-family
or duplex uses abut an existing or proposed collector or arterial
street, the plat or dedication instrument will provide:
a.
Lots
to side onto the collector or arterial with a nonaccess restriction
on the collector or arterial side; or
b.
Reverse
frontage with screening and containing a nonaccess restriction along
the rear property line; or
c.
Lots
with screened rear alleys; or
d.
Other
treatment as may be necessary or required for adequate protection
of adjoining properties, and as approved by the City Council after
taking into consideration the proposed method of off-street parking
and maneuvering which will prevent the necessity of backing into the
arterial street.
40-102
Street Classifications.
1.
Definitions
|
Street Classification
|
Functions - Uses
|
|---|---|
|
Local Street
|
A street which distributes traffic to and from residences. It
is short in length and noncontinuous to discourage through traffic.
It serves low-density residential/single-family uses.
|
|
Minor Collector
|
A street which carries traffic from local streets to other collector
streets. Also, it may serve local facilities such as schools and churches,
low and medium density residential, limited commercial facilities,
elementary schools, some small offices and as direct access within
industrial parks.
|
|
Major Collector
|
A street which carries traffic from collector streets to arterials.
Also, it may serve local facilities such as schools, churches, fast
food restaurants and mini-malls, medium and high density residential,
limited commercial facilities, elementary schools, offices and as
direct access within industrial parks.
|
|
Minor Arterial
|
A street which receives traffic from collectors and distributes
traffic to major arterials and activity centers. Also, it may feed
through-traffic to freeways. Further it serves uses such as high schools,
universities, other major educational/vocational facilities, and concentrations
of high-density residential, commercial facilities.
|
|
Major Arterial
|
A street which receives traffic from collectors and distributes
it to major activity centers. Also, it feeds through-traffic to freeways.
Further it serves uses such as universities, other major educational
facilities, concentrations of high-density commercial, regional commercial
facilities, other concentrated commercial facilities, industrial complexes,
and major public facilities such as airports.
|
|
Freeways/Controlled Access Highways
|
Freeways carry all types of traffic. They receive traffic from
collectors and arterials and distribute traffic to major activity
centers. Traffic on freeways does not stop, and all intersections
are grade-separated.
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40-103
Street Design.
1.
General
Provisions
a.
All dedicated
streets shall conform to the following:
|
GENERAL DESIGN CRITERIA
| |||
|---|---|---|---|
|
Street Classification
|
Minimum Right-of-Way
|
Minimum Roadway Width
(Face to Face)
|
Parkway Width
|
|
Local Street
|
50'
|
30'
|
10'
|
|
Minor Collector
|
60'
|
36'
|
12'
|
|
Major Collector
|
80'
|
53'
|
12'
|
|
Minor Arterial
|
100'
|
Two @ 28' each plus center turn facilities when required
|
12'
|
|
Major Arterial
|
120'
|
Two @ 40' plus center turn facilities
|
12'
|
|
Freeway
|
|
TxDOT Standards
|
|
b.
All dedicated
streets shall conform to the following Technical Design Criteria:
|
TABLE 1
| ||||
|---|---|---|---|---|
|
Street Classification
|
Minimum Design Speed
(MPH)
|
Maximum Percent Grade
|
Minimum Percent Grade
|
Area free from stormwater, using a five-year frequency storm
|
|
Local Street
|
30
|
10
|
0.6
|
N.A.
|
|
Minor Collector
|
30
|
6
|
0.6
|
N.A.
|
|
Major Collector
|
40
|
6
|
0.6
|
One lane (normally the center 12')
|
|
Arterials
|
50
|
6
|
0.6
|
One lane each direction
|
c.
Horizontal
Curves:
Where streets classified as Local are platted
with curves, the degree of curvature should, as much as is practical,
be consistent with the criteria for horizontal curves and minimum
stopping sight distance for the design speed, in accordance with good
engineering practice.
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When streets classified as Collector or Arterial are platted
with curves, the degree of curvature shall be such so that the street
when constructed will meet the requirements for horizontal curves
and minimum stopping sight distance, etc., for the design speed, in
accordance with good engineering practice.
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d.
No street
intersecting an arterial street should vary from a 90° angle of
intersection by more than 5°. Intersections of Collector streets,
and Local streets should not vary from 90° by more than 5°.
e.
Where
in his judgment the appropriate use of the neighboring property will
not be substantially injured, the City Manager, may in specific cases,
and subject to appropriate conditions and safeguards, authorize special
exceptions to the Technical Design Criteria items in order to permit
reasonable development and improvement of property where literal enforcement
of these values would result in an unnecessary hardship.
f.
Pavement
Types and Thicknesses shall be in accordance with the Public Works
Construction Standards[.]
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 51, adopted 8/13/19)
41-100
General Provisions.
1.
As a general
rule of design, the City disfavors the use of alleys for normal development
conditions.
2.
Alleys
will not be allowed in residential subdivisions.
3.
Alleys
will be permitted in commercial or industrial developments to meet
specific access and delivery requirements.
4.
Any alley
existing on the effective date of this Ordinance shall remain as a
public alley easement.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
42-100
General.
The developer shall be responsible for the acquisition of the
following easements and widths:
1.
Minimum
Utility (Sanitary Sewer and Water) Easement Widths:
a.
For both
sanitary sewer pipe and water pipe less than 15" DIA, at a maximum
depth of ten feet (10'), the width of the required easement is fifteen
feet (15').
b.
For larger
pipe sizes, where the maximum depth is ten feet (10'), the following
table shall apply:
|
Pipe Size (in. DIA)
|
Width of Easement
|
|---|---|
|
Sanitary Sewer Pipe 15" thru 21
|
"20 ft.
|
|
Sanitary Sewer Pipe 24" thru 30"
|
25 ft.
|
|
Sanitary Sewer Pipe 36" and above
|
30 ft.
|
|
Water Pipe 15" thru 21"
|
20 ft.
|
|
Water Pipe 24" thru 42"
|
25 ft.
|
|
Water Pipe 48" and above
|
30 ft.
|
c.
For all
mains with depths greater than ten feet (10'), the minimum easement
width shall be: depth of pipe times 2.0, plus the width of pipe, plus
two feet (2'), rounded up to the nearest five foot (5') interval.
Easement shall not exceed 50 feet unless required by special circumstances.
2.
Easements
of at least seven and one half feet (7.5') in width shall be provided
on each side of all rear lot lines and along side lot lines, where
necessary, for utilities such as cable television, electric, telephone,
street lights and gas. Easements having greater width dimensions may
also be required along or across lots where engineering design or
special conditions make it necessary for the installation of utilities
outside public rights-of-way. For lots facing on curvilinear streets,
the rear easement should consist of straight lines with a minimum
of points of deflection.
3.
Any public
utility, including the City, shall at all times have the right of
ingress and egress to and from and upon easements for the purpose
of constructing, reconstructing, inspecting, patrolling, maintaining
and adding to or removing all or part of its respective systems without
the necessity at any time of procuring the permission of the property
owner.
42-101
The
following full statement of restrictions shall be placed in the easement
dedication instrument.
1.
Utility
Easements.
Any public utility, including the City of
River Oaks, shall have the right to move and keep moved all or part
of any buildings, fences, trees, shrubs, other growths or improvements
which in any way endanger or interfere with the construction, maintenance,
or efficiency of its respective systems on any of the easements shown
on the plat; and any public utility, including the City of River Oaks,
shall have the right at all times of ingress and egress to and from
and upon said easements for the purpose of construction, reconstruction,
inspection, patrolling, maintaining and adding to or removing all
or part of its respective systems without the necessity at any time
of procuring the permission of anyone.
2.
Emergency
Access and Fire Lane Easements.
Shall be provided in
locations required by the Chief of the River Oaks Fire Department.
These easements shall meet the requirements of the River Oaks Fire
Department Specifications for Fire Lanes:
a.
Fire
lanes shall be designated by the Fire Department only.
b.
The color
of the striping shall be bright red paint six inches (6") in width.
Required wording shall be in white letters, four inches (4") in height
with the width of the stroke at least one-half inch (1/2").
c.
The words
“NO PARKING–FIRE LANE” shall be painted every fifteen
feet (15') centered within the red striping.
d.
The designated
width of a fire lane shall be twenty-four feet (24') of unobstructed
width between the red striping, measured from the inside of the stripe.
e.
Fire
lanes shall have an unobstructed vertical clearance of fourteen feet
(14').
f.
Fire
lanes shall have an all-weather surface designed to support the imposed
loads of the fire apparatus.
g.
Fire
lanes shall be installed before the construction of a building, and
along with the installation of fire hydrants, be ready for use by
the Fire Department during the construction of the building project.
h.
All dead-end
fire lanes in excess of one hundred fifty feet (150') shall be provided
with a turn-around approved by the Fire Department with an additional
distance of ten feet (10') on all sides clear of permanent structures.
i.
A turning
radius shall be provided with a minimum of ninety foot (90') outside
and forty-five foot (45') inside radii.
j.
Variations
to this list and the fire code requirement shall be requested in writing
to the Fire Chief.
k.
All fire
lanes are subject to field verification.
3.
A 20-foot
visibility triangular public “open space” easement is
required on corner lots at the intersection of two streets. A 20'
x 20' triangular public “open space” easement is required
on corner lots at the intersection of an alley and a street. The following
full statement of restrictions shall be placed in the dedication instrument
or on the face of the plat:
a.
Public
Open Space Restriction:
i.
Reference:
No fence, hedge or shrubs shall be placed in the front yard which
effectively limits the vision of pedestrians or vehicle operations.
Fences installed on lots zoned for commercial uses with legal conforming
residential uses shall adhere to the fence requirements for the “R-5”
zoning designation.
ii.
Public
Open Space Restrictions may be altered to permit, on commercially
zoned lots, the placement within the easement area of:
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One single pole sign with said pole not to exceed twelve (12)
inches in diameter and with every portion of said sign allowing a
minimum height clearance between it and the ground of eleven (11)
feet.
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42-102
Drainage Easements. Easements for storm drainage facilities
shall be provided at locations containing proposed or existing drainageways.
1.
Storm drainage
easements of twenty feet (20') minimum width shall be provided for
existing and proposed enclosed drainage systems. Easements shall be
centered on the systems, unless otherwise approved by the City Engineer.
Larger easements, where necessary, shall be provided as follows:
|
Pipe Size
|
Width of Easement
|
|---|---|
|
30" thru 42"
|
25 ft.
|
|
48" thru 60"
|
30 ft.
|
2.
Storm drainage
easements along proposed or existing open channels shall provide sufficient
width for the required channel designed for “fully developed
conditions” and such additional width, fifteen feet (15') minimum,
as may be required to provide ingress and egress for maintenance equipment;
to provide clearance from fences and space for utility poles; to allow
maintenance of the channel bank; and to provide adequate slopes necessary
along the bank. Adequate slopes for natural channels is defined as
4:1 (run:rise); natural slopes steeper than this will only be permitted
when approved by the appropriate public works maintenance division.
3.
Storm drainage
easements shall be provided for emergency overflow drainageways of
sufficient width to contain within the easement stormwater resulting
from a 100-year frequency rain event based on “fully developed
conditions.”
4.
The storm
drainage facilities indicated in Paragraphs 1 and 3 of Section 42-102
above shall be designed with one foot (1') of “free-board”;
however, if this one foot (1') of “free-board” increases
the capacity of the storm drainage facility by a factor greater than
“1.25 x the capacity required for the discharge from a fully
developed 100-year rain event,” then the storm drainage facility
shall be designed to have “free-board” up to the “1.25
x the capacity required for the discharge from a fully developed 100-year
rain event” elevation.
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The width of the easements described in Paragraphs 1 through
4 above shall be substantiated by a drainage study and drainage calculations
or other criteria submitted to and approved by the City Engineer.
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42-103
“FIRM” Identified Flood Hazard Areas. Drainage
Easements shall be provided along the top of bank of natural drainageways,
lakes or reservoirs. Such Drainage Easements shall encompass all areas
within the natural drainageways, lakes or reservoirs, plus such additional
width, fifteen feet (15') minimum, extended above and beyond the top
of bank or as may be required to provide ingress and egress to allow
maintenance of the banks and for the protection of adjacent property,
as determined and required by the City Engineer.
The following full statement of restrictions shall be placed
in the dedication instrument of the subdivision plat:
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Floodway Restriction Statement
|
|
No construction, without the written approval of the City of
River Oaks shall be allowed within an identified “FIRM”
floodway area, and then only after detailed floodplain development
permit including engineering plans and studies show that no rise in
the Base Flood Elevation (BFE) will result, that no flooding will
result, that no obstruction to the natural flow of water will result;
and subject to all owners of the property affected by such construction
becoming a party to the request. Where construction is permitted,
all finished floor elevations shall be a minimum of two feet (2')
above the 100-year flood elevation.
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The existing creeks, lakes, reservoirs, or drainage
channel traversing along or across portions of this addition, will
remain open at all times and will be maintained by the individual
owners of the lot or lots that are traversed by or adjacent to the
drainage courses along or across said lots. The City of River Oaks
will not be responsible for the maintenance and operation of said
drainageways or for the control of erosion. Each property owner shall
keep the natural drainage channels traversing or adjacent to his property
clean and free of debris, silt, or any substance which would result
in unsanitary conditions and the City shall have the right of ingress
and egress for the purpose of inspection and supervision of maintenance
work by the property owner to alleviate any undesirable conditions
which may occur. The natural drainage channel, as in the case of all
natural drainage channels, are subject to stormwater overflow and
natural bank erosion to an extent that cannot be definitely defined.
The City of River Oaks shall not be liable for damages of any nature
resulting from the occurrence of these natural phenomena, nor resulting
from a failure of any structure(s) within the natural drainage channels.
The natural drainage channel crossing each lot is shown by the floodway
easement line as shown on the plat.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
43-101
In
general, intersecting streets should be provided at such intervals
as to serve traffic adequately and to meet existing streets or customary
subdivision practices. Where no existing subdivision controls, the
block lengths should not exceed one thousand three hundred twenty
(1,320) feet. Where no existing subdivision controls, the blocks should
not be less than five hundred (500) feet in length; however, in cases
where physical barriers, property ownership, or individual usage creates
conditions where it is appropriate that these standards be varied,
the length may be increased or decreased to meet existing conditions,
having due regard for connecting streets, circulation of traffic and
public safety.
43-102
Where
long blocks in the vicinity of a school, park or shopping center are
platted, the City Council may require a public walkway near the middle
of long blocks or opposite a street that terminates between the streets
at the ends of the block. If required, the walkway shall not be less
than four (4) feet, constructed of concrete, and shall have a concrete
walk of a minimum width of four (4) feet through the block from sidewalk
to sidewalk, or curb to curb, or if no street, to the property line
adjacent to school, park or shopping center.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
44-100
The lot arrangement and design shall be such that all lots will
provide satisfactory and desirable building sites, properly related
to topography and the character of surrounding development.
44-101
All side lines of lots shall be at approximately right angles
to straight street lines and radial to curved street lines except
where a variation to this rule will provide a better street and lot
layout.
44-102
No lot shall have less area of width at the building line than
is required by the zoning regulations that apply to the area in which
it is located.
44-103
Lots shall be consistent with zoning regulations. Proposed uses
shall be shown on the preliminary plat.
44-104
Residential Building Lines. Building lines shall be shown on
all lots in the subdivision but not less restrictive than the zoning
ordinance.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
45-100
Any land which, in its natural state, is subject to a 100-year
flood or which cannot be properly drained shall not be subdivided,
re-subdivided or developed until receipt of evidence that the construction
of specific improvements proposed by the Subdivider can be expected
to yield a usable building site. Thereafter the Planning and Zoning
Commission and City Council may approve plats; however, construction
upon such land shall be prohibited until the specific improvements
have been planned and construction guaranteed.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
46-100
Providing adequate sites for recreation, parks, open space,
school sites, and other community facilities is a public necessity
in an urban area. The acquisition and improvement of these sites in
step with private development of the area served by them is of mutual
benefit to the subdivider and to the public. Therefore when advised
during the preapplication conference that the Parks and Recreation
Open Space Master Plan and/or Comprehensive Land Use Plan shows a
need for said facilities either partially or totally within the proposed
development area, the subdivider shall include in his preliminary
plat design sites for such purposes.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
47-100
All proposed unified residential developments, also referred
to as planned unit developments, shall comply with the provisions
relating thereto and contained within the Comprehensive Zoning Ordinance.
All streets not dedicated to the public shall be paved to Public Works
Construction Standards (latest edition) of the City Code and shall
be maintained by means of a Home Owners’ Association, or other
means as approved by the City Council.
Any request to dedicate a private street as a public street
shall be approved only if arrangements are made to bring the street
into conformity with all City standards and regulations in effect
at the time of dedication at the cost of affected property owners.
All private streets that intersect with public streets shall
be constructed with standard drive type approaches. In such cases
where an unusual condition exists, the City Engineer may approve standard
intersection approaches if the approval is requested prior to the
preparation of the plans. Private streets will be named and shown
on the plat. Private streets shall be indicated as such on the plat.
Street signs for said private streets shall be erected and maintained
by the Homeowners’ Association.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
48-100
One- and Two-Family Residential Driveways. The
location and size of ingress and egress driveways for one- and two-family
residences shall be subject to the approval of the City Engineer.
Residential driveways to serve single car garages, carports,
and/or storage areas shall be not less than eleven (11) feet nor more
than fifteen (15) feet in width, measured at the property line. Residential
driveways to serve two car garages, carports, and/or storage areas
shall be not less than eleven (11) feet nor more than twenty-four
(24) feet in width, measured at the property line. When residential
driveways are required to serve three or more car garages, carports,
and/or storage areas, the size and location of the driveway(s) shall
be subject to the approval of the City Engineer, after an adequate
engineering analysis of the parking, maneuvering and access requirements.
A driveway should not begin less than fifteen feet (15') from the
point of tangency of the corner radius of an intersection.
The radius of all driveway returns shall be a minimum of five
feet (5'); however, if in the professional opinion of the City Engineer,
a situation justifies, driveways may be built at an angle other than
perpendicular to the roadway and/or with driveway return radii of
as much as twenty feet (20'). Residential driveways shall not be constructed
closer than ten feet (10') apart.
Joint driveway approaches may be approved provided a letter
of agreement signed by all adjoining property owners is delivered
to and approved by the City Engineer.
48-101
Multifamily Residential, Commercial and Industrial Driveways. The location of ingress and egress and the size of all multifamily
residential, commercial, and industrial driveways shall be subject
to the approval of the City Engineer. Driveways should not exceed
sixty-five percent (65%) of the property frontage. Multifamily residential,
commercial and industrial driveways shall be a minimum of fifteen
feet (15') and a maximum of thirty-six feet (36') in width measured
at the property line. When the property frontage is seventy-five feet
(75') or greater, the driveway measured at the property line shall
not begin less than ten feet (5') [sic] from the property corner.
When the property frontage is less than seventy-five feet (75'), the
driveway measured at the property line may begin a minimum of fifteen
feet (15') from the property corner, provided there is not an existing
driveway within fifteen (15) feet of the property corner on the adjacent
property. A minimum of twenty (20) feet, measured at the property
line, should be maintained between driveways.
The radius of all driveway returns shall be a minimum of fifteen
feet (15'); however, if in the professional opinion of the City Engineer
a situation justifies, driveways may be built at an angle other than
perpendicular to the roadway and/or with driveway return radii of
as much as twenty-five feet (25'). The larger radius driveway returns
may only be approved if a minimum of ten (10) feet of tangent curb
can be constructed between the driveway returns.
Joint driveway approaches may be approved provided a letter
of agreement signed by all adjoining property owners is delivered
to and approved by the City Engineer.
48-102
Parking, Off-street parking shall be provided as required in
all the applicable zoning provisions of the Zoning Ordinance, and
shall be paved.
Off-street parking areas shall be maintained by the Owner.
No new “head-in” parking is permitted, except for
one- and two-family residential and commercial. Off-street parking
layouts shall afford the driver the ability to accomplish all maneuvers
to enter or exit the parking spaces on private property.
The area between the property line and curb line and/or edge
of pavement (Street Parkway) shall not be used for off-street parking.
48-103
General. Nothing in this article shall require
the changing of existing driveways and/or parking except under one
or more of the following conditions:
1.
During
widening and/or reconstruction of streets, the driveways will be brought
into conformity with the present standards.
2.
During
new building construction or major additions and remodeling of existing
buildings all driveways and parking requirements will be brought into
conformity with the present standards.
3.
When the
City Engineer determines that prevailing traffic conditions require
the elimination of existing head-in parking that makes use of public
rights-of-way in order to correct a serious traffic hazard, the City
may order head-in parking to cease.
4.
When in
his professional judgment the literal enforcement of any part of Article
48 would result in poor engineering design or in an unnecessary hardship,
the City Manager may authorize special exceptions, subject to appropriate
conditions and safeguards, in order to permit reasonable development
and improvement of property.
48-104
Street Names and Signs.
1.
Street
names.
Names of new streets shall not duplicate or cause
confusion with the names of existing streets, unless the new streets
are a continuation of or in alignment with existing streets, in which
case names of existing streets shall be used.
2.
Street
signs.
Street Name Signs and Traffic-Control Devices,
including school zone flashing lights, additional traffic signal apparatus,
etc. shall be paid for by the Subdivider or Developer for all intersections
within or abutting the subdivision. Payment shall be made prior to
infrastructure construction in the subdivision. Such signs shall be
of a type approved by the City Engineer.
(Ordinance 1209-2018 adopted 11/27/18; Ordinance 1239-2019, sec. 52, adopted 8/13/19)
49-100
General. Drainage facilities shall be provided
and constructed by the subdivider or developer in accordance with
current design criteria adopted by the City and the River Oaks Standard
Specifications for Street and Drainage Construction and the following
basic requirements:
1.
When conditions
upstream from a proposed channel or storm drain outside the limits
of the ownership of the subdivider or developer do not permit maximum
design flow, the drainage facilities shall be designed based on potential
and fully developed conditions.
2.
When conditions
downstream from a proposed channel or storm drain outside the limits
of the ownership of the subdivider or developer do not permit maximum
design flow, water surface elevations for a 100-year design frequency
shall be indicated considering the downstream condition in order to
define the potential flood hazards. Solutions to protect the property
shall be developed.
3.
All drainage
improvements shall be designed to an acceptable outfall.
4.
Where there
is a question as to the justification or size of drainage facilities,
doubt will be resolved in favor of additional drainage capacity.
5.
The combined
capacity of storm drain pipe, street and surface drainage shall contain
the 100-year design flow at the R.O.W. lines. The finish floor elevation
shall be at least two feet (2') above the 100-year flood Base Flood
Elevation (BFE).
6.
The developer
shall install an underground storm drain beginning at the point where
the calculated stormwater runoff is of such a quantity that it will
overflow the street at curb height. The storm drain shall be constructed
from this point to an approved outlet where the stormwater can be
discharged safely without damage or flooding of adjacent property.
7.
The developer
may install a concrete lined channel in lieu of installing pipe larger
than sixty inches (60"). When the pipe required to meet these subdivision
regulations is less than sixty inches (60"), the flow from this rain
event must be carried in such a pipe. When an open channel is necessary,
it shall be at the rear of residential lots and meet the requirements
of Sections 42-102 and 42-103. In the event it is necessary to locate
the drainage facility adjacent to and parallel to a street it shall
be a closed conduit even though pipe sizes larger than sixty inches
(60") are required.
8.
In all
subdivision approved and constructed after the effective date of this
Ordinance, a permanent six foot (6') chain link fence or other fence
meeting the requirements of the City shall be constructed to enclose
the channel area where it is adjacent to residential lots and also
in other cases where it is deemed necessary to restrict access to
the channel.
9.
All drainage
facilities shall be constructed on public right-of-way or easements
dedicated for the purpose. Drainage easements shall be of a sufficient
size to permit access for maintenance of the drainage facility.
10.
When
a drainage ditch or storm drain pipe, culvert or bridge is proposed,
calculations shall be submitted showing basis for design.
11.
When
a drainage channel, storm drain pipe, culvert or bridge is proposed,
completed plans, profiles and specifications shall be submitted, showing
complete construction details and detailed cost estimate.
12.
The subdivider
or developer shall indicate present DA’s I25', I100', Q25', and
Q100'.
13.
The subdivider
or developer shall indicate proposed DA’s I25', I100', Q25', and
Q100'.
14.
The subdivider
or developer shall indicate both present and proposed contours and
direction of drainage.
15.
Any present
adverse drainage problems shall not be made worse.
16.
Proposed
drainage shall flow to drainage easements, storm drain facilities
and/or publicly dedicated streets only.
17.
Existing
capacities of drainage easements, storm drain facilities and/or publicly
dedicated streets shall be indicated.
18.
Existing
capacities of drainage easements, storm drain facilities and/or publicly
dedicated streets shall not be exceeded.
19.
Directing
drainage onto private property will not be allowed.
49-101
Design Criteria. Drainage requirements shall be based on the
Rational Method of Design (Q = CIA).
|
Q
|
=
|
Discharge or surface runoff in cubic feet per second.
|
|
C
|
=
|
Coefficient of runoff -
|
|
0.35 for parks and undeveloped areas
| ||
|
0.50 for single-family or duplex residential areas
| ||
|
0.80 for multifamily residential areas
| ||
|
1.00 for paved, commercial, and industrial areas
| ||
|
I
|
=
|
Intensity of runoff in inches per hour.
|
|
A
|
=
|
Drainage areas in acres.
|
A minimum time of concentration of ten minutes shall
be used, with detailed computation made to determine the exact time
of concentration to each inlet facility.
49-102
Design Storm Frequency.
|
*Type of Facility
|
Description of Area to be Drained
|
Maximum Allowable Time of Concentration
(Minutes)
|
Recommended Design Frequency
(Years)
|
|---|---|---|---|
|
Storm Sewers
|
Residential, Commercial and Manufacturing
|
20
|
25
|
|
Culverts, Bridges, Channels and Creeks
|
Any type of area less than 100 acres
|
30
|
100
|
|
Culverts, Bridges, Channels and Creeks
|
Any type of area greater than 100 acres but less than 1,000
acres
|
45
|
100
|
|
Culverts, Bridges, Channels and Creeks
|
Any type of area greater than 1,000 acres
|
60
|
100
|
|
*In all cases, the discharge from a 100-year rain event for
“fully developed conditions” shall be completely carried
within a drainage easement and/or R.O.W.
|
(Ordinance 1209-2018 adopted 11/27/18)
50-100
General. All subdivisions developed subsequent
to this ordinance shall be provided with an approved water system.
In the absence of specific standards contained in this ordinance,
all water supply, distribution, pumping, and storage improvements
shall be designed in accordance with the most current standards of
the American Water Works Association and the most current edition
of “Rules and Regulations for Public Water Systems” of
the Texas Commission on Environmental Quality (TCEQ). Materials and
construction shall meet the requirements of the NCTCOG Public Works
Construction Standards Manual.
50-101
Basic Requirements.
1.
All water
mains in residential areas shall be a minimum of eight inches (8")
in size and looped. Water mains in industrial and commercial areas
shall be a minimum eight inches (8") in size.
2.
The City
may participate in the cost of any oversize lines required to serve
land areas and improvements beyond the subdivision. The City’s
participation will be the difference in the actual construction cost
of the oversized line and the estimated construction cost, as determined
by the City’s Engineer, of the line properly sized to serve
only the land area of the development.
3.
The cost
of mains larger than six inches (6") must be borne by the subdivider
or developer if such larger main is required to adequately serve the
subdivision.
4.
Standard
fire hydrants shall be installed as a part of the water distribution
system. Fire hydrants in a mercantile and industrial area shall be
on street intersections and so located that there will be a fire hydrant
every three hundred (300) feet. Fire hydrants in a residential area
shall be located on all street intersections and not over five hundred
feet (500') apart. Fire hydrants shall be considered as the actual
fire hydrant, six inch (6") valve, “tee,” and the necessary
piping.
5.
Valves
of approved design shall be installed at the intersections of all
water mains so as to provide for proper maintenance and operation
of the system and to provide a means of shutting off the supply to
portions of the systems for repairs. Sufficient valves shall be installed
to cause no more than fifteen (15) lots to be out of service in the
event of a water main break.
6.
The depth
of cover shall be a minimum of thirty-six inches (36") below finished
grade.
7.
Pipeline
Markers will be used to locate road crossings and cross country lines
in rural areas.
8.
Valve markers
shall be provided in rural areas.
9.
Corporation
stops and meter boxes shall be provided at all services.
10.
Adequate
Air Relief, draining, and flushing valves must be provided for flushing,
disinfection, daily operation requirements, and repairs.
11.
All water
mains installed within a subdivision must extend to the borders of
the subdivision as required for future extensions of the water distribution
system regardless of whether or not such extensions are required for
service within the subdivision. At the end of such water main, a fire
hydrant assembly shall be installed plus an additional valve for any
future extensions.
(Ordinance 1209-2018 adopted 11/27/18)
51-100
General. All subdivisions developed subsequent
to this Ordinance shall be provided with an approved sewerage disposal
system conforming to the current criteria adopted by the City and
the requirements of the Texas Commission of Environmental Quality.
Materials and construction shall meet the requirements of the NCTCOG
Public Works Construction Standards Manual.
51-101
Basic Requirements.
1.
Generally,
sanitary sewer mains shall be eight inches (8") in nominal diameter
or greater. Sanitary sewer mains of eight inches (8") diameter can
only be installed when all four (4) of the following criteria are
met:
2.
All sanitary
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 City’s Engineer because of the projected
rate of development or the financial feasibility of the proposed extension.
3.
Manholes
shall be located at all intersections of other sanitary sewers and
at intermediate spacings along the line. Generally the maximum spacing
should not exceed five hundred feet (500'). Manholes should be located
at all changes in grade and at the ends of all sanitary sewers that
will not be extended, i.e., clean-outs or sewer access devices will
be allowed[.]
4.
Sanitary
sewers should be designed with straight alignment whenever possible.
When horizontal curvatures must be used, the smallest radius should
be determined by the pipe manufacturers data, but in no case less
than a one hundred (100) foot radius shall be used.
5.
All sanitary
sewers shall be designed with hydraulic slopes sufficient to give
mean velocities, when flowing full or half full, of not less than
two (2') feet per second on Kutter’s or Manning’s formulas
using an “n” value of 0.013.
6.
No connection
shall be made to any sanitary sewerage system within the City which
will permit the entrance of surface water and waste of other than
domestic sewage characteristics.
7.
All materials
and workmanship incorporated in the sanitary sewage system extensions
shall be in accordance with the currently adopted NCTCOG Public Works
Construction Standards Manual.
8.
All lateral
and sanitary 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.
All service
laterals below proposed areas to be paved shall be installed and properly
backfilled prior to compaction of the subgrade and placement of the
paving.
10.
Any service
lateral used for the discharge of industrial waste into the City’s
sanitary sewers shall have a control manhole constructed and maintained
by the discharger of the industrial waste. The control manhole shall
be constructed downstream from any storage tanks or pretreatment works
and shall be used by the City for sampling and monitoring the industrial
waste.
(Ordinance 1209-2018 adopted 11/27/18)
