17-100
The subdivider shall cause to be prepared a preliminary plat
by a Professional Engineer, Registered Public Surveyor and/or Land
Planner, in accordance with this Ordinance.
17-101 Until
a preliminary plat of a subdivision shall have been approved in accordance
with this Ordinance, no person shall subdivide or shall submit a final
plat thereof, or shall file a record of survey, or a map or plat for
record, or proceed with any grading, construction or other work on
the same, save and except as permitted by Section 8-101.
(Ordinance 1246-2019, sec. 1, adopted 9/10/19)
18-100
Application for preliminary plat approval shall be made on an
application form provided by the City and shall include all preliminary
planning information required herein.
The Subdivider shall submit 1 full size mylar, seven (7) full
size blue line prints, one 11 x 17 reduction, and one 1"-200' scale
copy of the preliminary plat to the Director of Public Works together
with other required data, showing all preliminary information as hereinafter
required. Also, one full size mylar and four (4) full size prints
of the preliminary water and sanitary sewer plan along with a preliminary
drainage study shall be submitted to the City Engineer at the same
time. Prior to the date set for Planning and Zoning Commission consideration,
the Director of Public Works shall submit one (1) copy of the preliminary
planning information to the City Engineer to obtain his recommendations
for the Planning and Zoning Commission. The preliminary information
will be furnished to the Planning and Zoning Commission by the Director
of Public Works.
(Ordinance 1246-2019, sec. 1, adopted 9/10/19)
19-100
Such preliminary planning information shall be accompanied by
a filing fee as specified by City Fee Schedule as adopted and as amended.
No application will be accepted or processed unless the filing fee
has been paid. This fee shall not be refunded should the preliminary
plat be disapproved.
(Ordinance 1246-2019, sec. 1, adopted 9/10/19)
20-100
No application for approval of a plat shall be accepted for processing unless the Director of Public Works has issued a determination of completeness in accordance with Article 13 [Article
12] hereof.
20-101 If
the Director of Public Works has not mailed a notice of completeness
to the applicant on or before the tenth (10th) business day after
the submission of the application for approval of a plat, the application
shall be deemed complete and will be processed by the City.
(Ordinance 1246-2019, sec. 1, adopted 9/10/19)
21-100
The plans shall be drawn on sheets 36 inches wide and 22 or
24 inches high with a binding margin of not less than one and one-half
(l-1/2) inches on the left side of the sheet; and margins not less
than one-half (1/2) inch on the other three sides.
21-101
The plans will be drawn to a scale of not more than one hundred
(100) feet to one (1) inch. Whenever the size of the subdivision is
such that the full area cannot be covered on a single sheet with space
for titles and other required identification, the plans may be drawn
on a number of separate sheets with matching lines to facilitate joining
them together as a continuous composite plat. When more than one sheet
is necessary to accommodate the entire tract proposed for subdivision,
an index map showing the entire subdivision shall be furnished and
each portion of the subdivision shall be indicated on the index map.
Where more than one sheet is so used, they shall also be accompanied
by photographic reductions of the various sheets reduced in scale
and joined together to form a single overall composite of the plat
on a sheet not more than 36 inches wide and 22 or 24 inches high.
Where the proposed subdivision constitutes a unit of a larger
tract owned by the subdivider, which is intended to be subsequently
subdivided as additional units of the same subdivision, the preliminary
plats shall be accompanied by a layout of the entire area showing
the tentative proposed layout of streets, blocks, drainage, water,
sewerage, and other improvements for such areas.
21-102
Preliminary Planning Information shall consist of at least the
following separate sheets:
21-103
Sheet No. 1 - Preliminary Plat.
1. Name and
address of the Subdivider, record owner, and of the engineer, planner,
or surveyor.
2. Proposed
name under which the subdivision is to be recorded, which shall not
have the same spelling as or be pronounced similar to the name of
any other subdivision located within the City or its extraterritorial
jurisdiction.
3. Name of
contiguous subdivisions, location of contiguous lots and the name
of owners of contiguous parcels of unsubdivided land and an indication
of whether or not contiguous properties are platted and filed of record.
4. The location
of existing blocks, lots, building lines, water courses, ravines,
bridges, culverts, present structures and any pertinent natural features
in the area affected, with principal dimensions and all significant
information in regard to property, immediately adjacent on all sides.
5. The tract
designation and other description according to the real estate records
of the City or County Assessor and Recorder; also designation of the
proposed uses of land within the subdivision.
6. Primary
control points or descriptions, and ties to such control points to
which all dimensions, angles, bearings, block numbers and similar
data shall be referred.
7. A vicinity
map showing location of tract by reference to existing streets or
highways.
8. Subdivision
boundary lines accurate in scale and indicated by heavy lines, of
the total area proposed for subdivision and the computed acreage of
the total area. Bearing and length of each boundary line shall be
shown and description by metes and bounds of the subdivision perimeter
shall be supplied separately on 8-1/2 x 11 or 8-1/2 by 14 inch paper.
9. The location,
dimensions, and name (if applicable) of all existing or recorded streets,
alleys, reservations, easements or other public rights-of-way within
the proposed subdivision, intersecting or contiguous with its boundaries
or forming such boundaries. All existing or recorded residential lots,
parks, public areas, permanent structures within or contiguous with
the proposed subdivision shall be shown.
10. Other
conditions adjacent to the tract affecting design of the subdivision
including such information as may be available from field observation,
aerial photographs and available maps.
11. The location,
dimensions and name, if applicable, of all proposed streets, alleys,
drainage structure, parks, public areas, reservations, easements or
other rights-of-way, blocks, lots, commercial areas and other sites
within the proposed subdivision. When curved streets are proposed,
the radius of the curve shall be shown. For lots facing on curved
streets the chord width of the lot at the front building set back
line shall be shown. A number or letter shall be used to identify
each lot or site and block.
12. The location
of lots and blocks proposed for inclusion in the first section of
development.
13. Front
building setback lines on all lots and sites. Side yard building setback
lines at street intersections and crosswalk ways.
14. 20' x
20' public open space easement on corner lots at the intersection
of an alley and a street.
15. 35' x
35' public open space easement on corner lots at the intersection
of two streets. Also, place easement statement on plat.
16. 24-foot
Fire lane easement statement as applicable.
17. Flood
plain and floodway lines, flood map number and date, and floodway
restriction statement. A statement confirming that subdivisions that
impact one acre or more will require a SWMP3 will be required.
18. Utility
easement statement.
19. Location
of city limits line, the outer border of the City’s extraterritorial
jurisdiction, and zoning district boundaries, if they traverse the
subdivision, form part of the boundary of the subdivision, or are
contiguous to such boundary.
20. The date
of preparation, the scale of the drawing, and a north arrow.
21. All proposed
planning shall conform to the current City Zoning Ordinance and map.
22. Each
proposed street, within the subdivision area, shall be named and shall
conform with names of any existing streets of which they may be or
become extensions. The names shall not be duplicate, or be similar
to, the recognized name of any other street located elsewhere in the
area subject to these rules and regulations.
23. Designation
of all tracts, intended to be for multifamily dwellings, shopping
centers, churches, industry or other higher intensity uses.
24. Data
specifying the gross area of the subdivision, the proposed number
of residential lots and area therefor, and the approximate area in
parks and in other nonresidential uses.
25. All parcels
of land intended to be dedicated for public use or reserved in the
deeds for the use of all property owners in the proposed subdivision,
together with the purpose of conditions or limitations of such reservations,
if any.
26. The following
notice shall be placed on the face of each preliminary plat by the
subdivider:
“Preliminary Plat for Review Purpose Only”
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27. The following
certificates shall be placed on the Preliminary Plat by the subdivider:
SAMPLE CERTIFICATE FOR PLANNING & ZONING COMMISSION
APPROVAL
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THE PLANNING AND ZONING COMMISSION OF RIVER OAKS, ON (date _____,
20 _____) VOTED AFFIRMATIVELY TO RECOMMEND CONDITIONAL APPROVAL OF
THIS PRELIMINARY PLAT, SUBJECT TO CONDITIONS ENUMERATED IN MINUTES
OF THIS DATE.
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BY: _____________________________
CHAIRMAN
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ATTEST: ________________________
SECRETARY
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SAMPLE CERTIFICATE FOR CITY COUNCIL APPROVAL
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THE CITY COUNCIL OF RIVER OAKS ON (date _____, 20 _____) VOTED
AFFIRMATIVELY TO CONDITIONALLY APPROVE PREPARATION OF FINAL PLAT SUBJECT
TO CONDITIONS ENUMERATED IN MINUTES OF THIS DATE.
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BY: _____________________________
MAYOR
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ATTEST: ________________________
CITY SECRETARY
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21-104 Sheet No. 2 - Topography, Street, and Drainage Plan. This
sheet may be prepared on a reproducible copy of Sheet No. 1 so that
the same information will be repeated together with the following:
1. Topographical
information including contour lines on a basis of two (2') foot intervals.
All elevation shall be on U.S. Coast and Geodetic Survey datum or
referenced to a City bench mark on the same datum. The datum used
shall be specified on the drawing.
2. Any proposed
changes in topography shown by contour lines on a basis of five feet
vertical interval in terrain.
3. Areas contributing
drainage to the proposed subdivision shall be shown on small scale
supplemental drawings. The information to be submitted shall include
the area, slope and type of development and quantity of drainage in
the contributing area.
4. At points
where drainage enters or leaves the proposed subdivision the following
information shall be provided:
a. location
of entrance and discharge points
d. Q100
All drainage must be planned in the best interests of the immediate
and adjacent properties. Any present adverse “drainage situations”
shall not be made any worse than existing. Drainage and stormwater
management shall be designed to recognize the legal standards established
by Texas Water Code section 11.086.
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5. Drainage
arrows shall be shown for all streets and drainage easements. When
the maximum permissible capacity of streets to carry stormwater is
exceeded the location of storm sewers, curb inlets, open channels
and other drainage facilities shall be shown.
6. Supplemental
information showing the preliminary design calculations for drainage
shall be furnished and attached to the Topography and Drainage Plan.
Calculations shall conform to the current design criteria adopted
by the City. Areas subject to flooding shall be shown, delineating
the 100-year flood limits if applicable.
7. The exact
location, dimension, description, and flow line of existing drainage
structures and the location, flow line and flood plain and floodway
of existing water courses within the subdivision or contiguous tracts.
8. The width
of surfacing measured from back-to-back of curbs shall be shown for
all streets. The width of drainage and other easements shall be shown.
9. The responsible
entity for the operation and maintenance of any building, park, equipment,
pools, plantings, lawns or other legal interests if it is proposed
that they are to be shared by owners of the real property within the
subdivision.
21-105 Sheet No. 3 - Water and Sewerage Plan.
1. May be
prepared from Sheet No. 1, but should also include topographical contours
at the intervals specified for Sheet No. 2.
2. Existing
sewers, water mains, gas mains, electric and telephone lines, culverts,
or other underground structures or utilities within the tract and
immediately adjacent thereto with pipe sizes, grades, locations, and
elevations indicated.
In the event water mains and sewers are not on or adjacent to
the tract, indicate the direction and distance to, and size of the
nearest ones, showing invert and flowline elevations of sewers; and
depths of water lines and valve locations for water lines.
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3. The size
and location of all proposed water distribution mains including valves
and fire hydrants.
4. The size
and location of all proposed sanitary sewer mains including manholes.
Preliminary grades for each main between manholes and the depth at
each manhole and the material used for each manhole shall be shown.
5. The size
of water and sewer mains shall conform to the current design criteria
adopted by the City.
(Ordinance 1246-2019, sec. 1, adopted 9/10/19)
22-100
The City Secretary or his/her designated representative shall
collect the prescribed fees for the City; and after issuance of a
determination of completeness for the application by the Director
of Public Works, the Director shall check the information and documents
submitted for conformity with the master plan, Thoroughfare Plan,
Land Use Plan, Zoning Ordinance and other requirements of this Ordinance
and other applicable ordinances.
22-101 One
(1) full size mylar and four (4) full size prints of all preliminary
engineering data shall be submitted to the City Engineer at the same
time application is made for platting. The City Engineer shall check
the same for conformity with the standards and specifications contained
or referred to herein. A copy of any proposed plat instrument shall
be transmitted to the school district for their review.
22-102 The
City Engineer shall return his findings on the application to the
Director of Public Works with his suggestions as to modifications,
additions or alterations of the proposed preliminary plat for streets,
drainage, water and sewer plans. Upon receipt, the Director shall
determine that the application conforms to this Ordinance, except
for any variances requested by the applicant, and the date of such
determination shall constitute the official filing date for purposes
of acting on the preliminary plat within the time required by law.
The Director of Public Works shall send written notification to the
applicant when it is determined that the application conforms to this
Ordinance.
22-103 Within
thirty (30) days after the official filing date of the application,
the Planning and Zoning Commission shall make its recommendation for
approval, approval with conditions or disapproval of the preliminary
plat. Failure of the Planning and Zoning Commission to act within
thirty (30) days shall be deemed a recommendation of approval of the
preliminary plat.
22-104 The
recommendations of the Planning and Zoning Commission shall be considered
for final action at the next available regularly scheduled meeting
of the City Council. The City Council shall approve, approve with
conditions or disapprove any such preliminary plat within thirty (30)
days of the Planning and Zoning Commission’s recommendation.
If the City Council conditionally approves or disapproves the preliminary
plat, the Director shall provide the applicant a written statement
of the conditions for the conditional approval or reasons for disapproval
that clearly articulates each specific condition for the conditional
approval or reason for disapproval, including a citation to the law
that is the basis for the conditional approval or disapproval, if
applicable.
22-105 If
the City Council conditionally approves or disapproves a preliminary
plat, the applicant may submit to the Director a written response
that satisfies each condition for the conditional approval or remedies
each reason for disapproval provided to the applicant. There is no
deadline for when the applicant may submit the response. If the applicant
submits a response under this section, the response shall be reviewed
by the Director and forwarded to the City Council for action within
fifteen (15) days of the date the response is submitted. The City
Council shall take action to approve or disapprove of the applicant’s
previously conditionally approved or disapproved preliminary plat.
The City Council shall approve the preliminary plat if the applicant’s
response adequately addresses each condition of the conditional approval
or each reason for disapproval. The City Council shall disapprove
the preliminary plat if the applicant’s response fails to adequately
address each condition of the conditional approval or each reason
for the disapproval. The City Council may only disapprove the preliminary
plat for a specific condition or reason previously provided to the
applicant. If the City Council disapproves the preliminary plat, the
Director shall provide the applicant a written statement of the reasons
for disapproval that clearly articulates each specific reason for
disapproval, including a citation to the law that is the basis for
the disapproval, if applicable. If the preliminary plat is disapproved
after the applicant files a response under this section, the disapproval
is final.
22-106 Approval
of a preliminary plat by the City Council shall be deemed an expression
of approval of the layout submitted on the preliminary drawings as
a guide to the installation of streets, water, sewer and other required
improvements and utilities and to the preparation of the final plat.
Approval of a preliminary plat shall not constitute approval of the
final plat.
22-107 Approval
of a preliminary plat by the City Council shall also be deemed an
approval of all preliminary planning information submitted along with
the preliminary plat.
22-108 The
approval of the preliminary plat by the City Council shall be effective
for a period of one hundred eighty (180) days after the approval date,
unless reviewed by the City Council in the light of new or significant
information, which would necessitate the revision of the preliminary
plat, such revision being subject to the same procedures as the original
preliminary plat. If a final plat for the subdivision, or a portion
thereof, has not been submitted, or if a change in requirements has
not occurred which would affect the preliminary plat, at the end of
the 180 days after approval, the preliminary plat shall become null
and void, unless the subdivider has requested and received an extension
of time from the City Council.
22-109 No
construction other than the rough cutting of streets as authorized
by Section 8-101 shall be commenced on the subdivision prior to approval
of the final plat.
22-110 The City Council through the procedure specified in Article
7 may waive any of the above requirements with respect to a small subdivision of no more than five lots, and one not involving opening of additional streets or alleys or where otherwise the cost of compliance appears disproportionate to any legitimate municipal interest.
(Ordinance 1246-2019, sec. 1, adopted 9/10/19)