No final plat shall be approved by the city council, and no completed improvements shall be accepted by the city or its representatives, unless and until such plat and improvements conform to all applicable regulations and standards as prescribed by the city. All improvements, including, but not limited to streets, alleys, sidewalks, parking lots, drainage ways, water and sewer lines and improvements shall be designed, placed and constructed according to the procedures and policies herein and with the criteria and details in appendix B, Design Criteria and Construction Standards.
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(1) 
Pre-application meeting.
The conceptual phase of the development process includes informal review of any development proposal with staff and/or with the development review committee (DRC) during a pre-application meeting. Required forms, if applicable, are available from the planning and zoning department, and appointments should be made with building and development services. The plan or plat required for this phase is not an official plat and does not constitute and shall not be construed as the submission of or filing of a plat within the meaning of this chapter or within the meaning of the laws of the State of Texas or of the United States, including, without limitation, Texas Local Government Code chapter 212, as amended.
(2) 
Entitlements.
The review and approval process by the city varies by the type of subdivision or land development proposal and may also include zoning actions.
(A) 
Plats.
The applicable administrative officers and/or approving authority reviews the plat and plans for compliance with city regulations and approves, approves with conditions, or disapproves the plat and plans. Refer to section 10.03.003 (Specific plats and procedures).
(B) 
Engineered construction plans and engineering studies.
Engineered studies and construction documents bearing the seal and signature of a professional engineer licensed in the State of Texas, and cost estimates with the applicable development agreement are typically submitted to the planning and zoning department for distribution to the DRC with an approved preliminary plat and prior to application for a final plat or replat. All plans shall be in accordance with the regulations herein and with appendix B, Design Criteria and Construction Standards.
(C) 
Guarantee of public improvements.
All required public improvements and facilities will be constructed prior to the legal filing of the plat or shall be guaranteed with an approved agreement and the provision of surety in accordance with these subdivision regulations, and with appendix B, Design Criteria and Construction Standards.
(3) 
Physical development.
The technical review process varies by the type of subdivision or land development proposal. Applicable approvals including, but not limited to, zoning and plat are required prior to proceeding to the physical development. The applicable administrative officers review the construction documents and engineering studies for compliance with city regulations.
(A) 
Building permit.
An original complete application is required to be submitted to the planning and zoning department. The following approvals are required prior to permit approval:
(i) 
Preliminary plat;
(ii) 
Final plat;
(iii) 
Engineered construction plans;
(iv) 
Engineering studies; and
(v) 
Off-site easements and dedications.
(B) 
Certificate of occupancy.
Upon final inspection and completion of the project constructed in conformity with approved plans, the city manager and/or designee may issue a certificate of occupancy.
(4) 
Legal filings.
(A) 
Plat certification.
The certification on the face of the approved plat or plan shall be executed by the applicable approving authorities prior to filing with the city secretary or the Tarrant County clerk in accordance with the regulations herein and all applicable state law requirements.
(B) 
Filing of approved plat.
Submit the required number of blackline copies, fees, tax certificate and other copies, as may be required by city staff and the Tarrant County clerk.
(Ordinance 1170, sec. 10.301, adopted 11/12/19)
(a) 
Intent of required procedures and required improvements.
The requirements of these subdivision and development regulations are designed and intended to assure that:
(1) 
All purchasers of property within the subdivision shall have a usable, buildable parcel of land;
(2) 
The impacts of new development are mitigated through contributions of rights-of-way, easements and construction of capital improvements;
(3) 
The city can provide for the orderly and economical extension of public facilities and services which are:
(A) 
Provided at the earliest stage of the development process;
(B) 
Constructed and installed properly;
(C) 
Required only according to the proportionate share of the costs; and
(D) 
The new development and the required public facilities and services conform to the adopted comprehensive plan, other adopted city plans, and applicable capital improvements plans.
(b) 
Role of development review committee (DRC).
The development review committee (DRC) is responsible for reviewing all development proposals for compliance with these regulations and to:
(1) 
Fairly and efficiently enforce the provisions of these regulations, including information not evidenced on the plat or plan, and
(2) 
Facilitate cooperation between the city and the applicant so that the application is complete and in proper form.
(c) 
Pre-application meeting.
(1) 
The development review committee (DRC) will review sketches, plans, and/or plats with the applicant to determine what may be required for the proposed development. No formal application is required, but sketches and plans should be submitted to the planning and zoning department in advance of the meeting.
(2) 
Prior to submitting a formal application all DRC review comments from the pre-application meeting must be addressed.
(d) 
Plat determination.
(1) 
Based on the information provided at the pre-application conference and/or DRC meeting, determination will be made regarding the type of plat or plan which is best suited for the type of development proposed.
(2) 
The name of the proposed subdivision and the street names shall be unique and not duplicate the name of an existing plat or subdivision. The city will review and prohibits duplication of an existing plat or subdivision. In such case, another name will be required. Refer to article 10.04, Minimum Design Standards [Site Development Procedures - Public Improvements].
(e) 
Formal plat application.
City staff is authorized to create and require the use of subdivision and platting application forms, which are available on the city website or may be received in hard copy form from the planning and zoning department. The application forms specify all the elements required for submittal.
(f) 
Complete application required.
(1) 
A complete application must be submitted to the city to be considered.
(2) 
No required application shall be accepted by the city for processing unless it is accompanied by all documents required by and prepared in accordance with the requirements of these subdivision regulations, all applicable city regulations, and the application form.
(3) 
A determination of completeness shall not constitute a determination of compliance with the substantive requirements of this these subdivision regulations and any applicable city regulations.
(4) 
Within ten (10) business days after the submittal of the formal application, the applicant will be notified of the application status, which may be one of the following:
(A) 
Incomplete application.
(i) 
An application which is lacking required information and/or fee and will not be reviewed by the appropriate administrative officers, departments and/or agencies. The determination shall specify the documents or other information needed to complete the application and shall state the date the application will expire if the documents or other information is not provided.
(ii) 
If the planning administrator issues two (2) incomplete determinations, the applicant shall pay a resubmittal fee before any additional application is approved by the city council. The fee shall be in the amount of the professional fees, including engineering; and legal fees, if required, for the review of the application and supporting documents and issuance of comments plus an administrative fee of 20 percent of the total professional fees.
(iii) 
The applicant shall be deemed to have been notified if the city has sent the applicant and/or the designated representative a written explanation sent by USPS mail and/or e-mail as specified on the application.
(B) 
Complete application.
(i) 
An application that includes all the required information, documents, and fees will be deemed complete, and distributed for review by the appropriate administrative officers, departments, and/or agencies.
(ii) 
The applicant will be provided a fee receipt by the city.
(g) 
Application expiration.
(1) 
An application shall expire on the forty-fifth (45th) day after submittal if:
(A) 
The applicant fails to provide documents or other information necessary to comply with the city’s requirements relating to the required application;
(B) 
The city has provided to the applicant, not later than the tenth (10th) business day after the date the application is submitted, unless otherwise specified, written notice that specifies the necessary documents or other information, and the date the application will expire if the documents or other information is not provided; and
(C) 
The applicant fails to provide the specified documents or other information within the time provided in the notification. If the required application is not completed by the forty-fifth (45th) day after the application is submitted to the appropriate administrative officers, the required application will be deemed to have expired and it will be returned to the applicant together with any accompanying information.
(2) 
No vested rights accrue solely from the filing of an application that has expired pursuant to this section, or from the filing of a complete application that is subsequently denied.
(h) 
Filing date.
(1) 
For the purpose of these subdivision regulations, the filing date of an application for approval of a plat or plan shall be the date that the appropriate administrative officers determine that the application satisfies all requirements of these subdivision regulations and all other applicable ordinances, except for requested variances, and all applicable fees have been paid.
(2) 
The statutory period requiring formal approval or disapproval of the plat or plan shall commence on the filing date.
(3) 
Action shall be taken by the planning and zoning commission within 30 days of the filing date unless a waiver is requested by the applicant.
(4) 
A plat or plan shall be submitted to the city council within 30 days after the date the plat is approved or disapproved by the planning and zoning commission unless a waiver is requested by the applicant.
(i) 
Certification required.
(1) 
In accordance with the regulations herein and Texas Local Government Code section 212.009, as amended, when approved, all plans and plats shall include a certificate of approval of endorsed (signature and date) by the chair of the planning and zoning commission and the mayor or mayor pro-tem and attested by the city secretary.
(2) 
The certificate shall be on the face of the plan or plat document (refer to appendix A, Plat and Plan Requirements).
(j) 
Documentation of approved plat.
(1) 
City clerk.
As specified herein by plat type, submit one (1) hard copy and one (1) electronic version of the approved plat.
(2) 
Tarrant County clerk.
Submit the required number of blackline copies, electronic version, fees, tax certificate and other copies, as may be required for by city staff and the Tarrant County clerk for official filing of the approved subdivision.
(k) 
Miscellaneous review procedures.
(1) 
Phased development.
(A) 
If the subdivider intends to develop the subdivision in phases or sections, the plat shall include only those sections or phases of the subdivision that the subdivider intends for immediate development.
(B) 
The subdivider shall provide an illustration (hard copy and/or electronic version) showing all phases of the development [which] shall be provided to city staff to review for substantial conformity.
(2) 
Simultaneous submission of plats.
An applicant may simultaneously submit both preliminary and final plat applications for review and approval.
(Ordinance 1170, sec. 10.302, adopted 11/12/19)
(a) 
Preliminary plat.
(1) 
Purpose and authority.
(A) 
The preliminary plat serves as a guide in the preparation of a final plat, and in the engineering plans to serve the final plat. The plat is not to be recorded and is only a proposed division of land for review and study by the city.
(B) 
The preliminary plat is not contemplated by the Texas Local Government Code but is regulated herein.
(2) 
Process and applicability.
The preliminary plat will be reviewed by the planning and zoning commission and considered by the city council.
(3) 
Complete application submittal required.
An applicant must submit the completed application form, fee, additional documents, if required, and plat prepared in accordance with appendix A, Plat and Plan Requirements.
(A) 
Additional copies of the preliminary plat may be required if revisions or corrections are necessary.
(B) 
Waivers may be requested in accordance with section 10.03.002 (General plat review procedures).
(C) 
Engineering studies may be required by the city engineer in accordance with these subdivision regulations and the design criteria and construction standards.
(4) 
Notice.
Written notification is not required. Notice of scheduled public meetings will be made as required by state law, as amended.
(5) 
Criteria for approval.
No preliminary plat shall be reviewed by the planning and zoning commission and considered by the city council, unless the following standards have been met:
(A) 
Acceptance of preliminary engineering studies and analysis by the city engineer as provided by the applicant to:
(i) 
Confirm the adequacy of the existing utility and/or roadway system to serve the proposed development; and
(ii) 
Show the comprehensive drainage area and plan.
(B) 
The plat conforms to the comprehensive plan, including, but not limited to, all adopted water, sewer, future land uses, and thoroughfare plans.
(C) 
The plat conforms to applicable zoning and other regulations.
(D) 
The plat meets all other requirements of these subdivision regulations.
(6) 
Determination.
(A) 
Recommendation of commission.
The planning and zoning commission shall review the preliminary plat and recommend approval, approval with conditions, or disapproval of the plat within 30 days of the filing date of the preliminary plat application.
(B) 
City council action.
(i) 
Following the recommendation of the commission, the city council shall make a decision to approve, approve with conditions or disapprove the preliminary plat application within 30 days of the recommendation by the commission.
(ii) 
If the city council conditionally approves or disapproves the preliminary plat application, the administrative officers 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.
(C) 
Applicant response.
(i) 
If the city council conditionally approves or disapproves a preliminary plat, the applicant may submit to the administrative officers a written response that satisfies each condition for the conditional approval or remedies each reason for disapproval provided to the applicant.
(ii) 
There is no deadline for when the applicant may submit the response.
(iii) 
If the applicant submits a response under this section, the response shall be reviewed by the administrative officers and forwarded to the city council for action within 15 days of the date the response is submitted.
(iv) 
The city council shall take action to approve or disapprove of the applicant’s previously conditionally approved or disapproved preliminary plat.
(v) 
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.
(vi) 
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.
(vii) 
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 administrative officers 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.
(D) 
Approval.
Approval of the preliminary plat application by the city council shall also constitute approval of plans and any other documents or information submitted with the preliminary plat application.
(7) 
Certification.
Refer to section 10.03.002 (General plat review procedures).
(8) 
[Reserved.]
(9) 
Documentation of approved plat.
An approved and certified preliminary plat will be filed with the city secretary.
(10) 
Exception.
For subdivisions less than five (5) acres which contain four (4) lots or less, the requirement for a preliminary plat may be waived in writing by the city manager or the designated administrative official if no public improvements are being proposed and if the development has access to a public street.
(11) 
Commencement of development.
No construction activities or development activity shall commence, nor shall any building permit, utility connection permit, electrical connection permit or similar permit be issued, for any development or land division subject to this section, until a final plat has been approved by the applicable approval authority.
(12) 
Extension and reinstatement procedure.
An approved preliminary plat shall be valid for 12 months after the date of city council approval. If no action is taken within 12 months, the subdivider will be required to file a new pre-application meeting for DRC review and pay all applicable fees. Actions include submission of the following:
(A) 
Submittal of engineered construction documents and/or engineering studies or a complete application for final plat approval.
(B) 
Extension request.
A one-time, six (6) month extension may be granted by the DRC, provided that a written request for an extension is signed and submitted to the planning and zoning department 60 days prior to the expiration date.
(C) 
Reinstatement request.
An approved preliminary plat may be reinstated by the DRC, provided that a written request is signed and submitted to the planning and zoning department 60 days prior to the expiration date.
(D) 
Determination.
The decision of the DRC shall be in writing and may grant a six-month extension or reinstate the plat or deny the request. If the request is denied, the applicant or property owner must submit a new application for approval and pay all applicable fees. In determining whether to grant a request for extension or reinstatement, the DRC shall take into account the following:
(i) 
Reasons for lapse;
(ii) 
The ability of the property owner to comply with any conditions attached to the original approval; and
(iii) 
The extent to which newly adopted subdivision regulations shall apply to the plat or study.
(b) 
Final plat.
(1) 
Complete application submittal required.
An applicant must submit the completed application form, fee, additional documents, if required, and plat prepared in accordance with appendix A, Plat and Plan Requirements.
(A) 
An application for final plat shall not be accepted by the city if a preliminary plat has expired and become void.
(B) 
A certificate from the county clerk shall be submitted with the application which shows the payment [of] all taxes with no delinquent taxes against the subject property.
(2) 
Notice.
Written notification is not required. Notice of scheduled public meetings will be made as required by state law, as amended.
(3) 
Criteria for approval.
No final plat shall be approved unless the following standards have been met:
(A) 
The final plat shall conform with the preliminary plat, as approved, incorporating all conditions, changes, directions and additions.
(B) 
Approval of the preliminary plat is required prior to submittal and review of the final plat, unless waived in accordance to section 10.03.003(b)(10) [10.03.003(a)(10)], Exception.
(C) 
An executed public improvements agreement, as applicable, and provision of security is provided to the administrative officers for consideration by the city council.
(4) 
Determination.
(A) 
Recommendation of commission.
The planning and zoning commission shall review the preliminary plat and recommend approval, approval with conditions, or disapproval of the plat within 30 days of the filing date of the preliminary plat application.
(B) 
City council action.
(i) 
Following the recommendation of the commission, the city council shall make a decision to approve, approve with conditions or disapprove the preliminary plat application within 30 days of the recommendation by the commission.
(ii) 
If the city council conditionally approves or disapproves the preliminary plat application, the administrative officers 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.
(C) 
Applicant response.
(i) 
If the city council conditionally approves or disapproves a preliminary plat, the applicant may submit to the administrative officers a written response that satisfies each condition for the conditional approval or remedies each reason for disapproval provided to the applicant.
(ii) 
There is no deadline for when the applicant may submit the response.
(iii) 
If the applicant submits a response under this section, the response shall be reviewed by the administrative officers and forwarded to the city council for action within 15 days of the date the response is submitted.
(iv) 
The city council shall take action to approve or disapprove of the applicant’s previously conditionally approved or disapproved preliminary plat.
(v) 
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.
(vi) 
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.
(vii) 
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 administrative officers 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.
(D) 
Approval.
Approval of the preliminary plat application by the city council shall also constitute approval of plans and any other documents or information submitted with the preliminary plat application.
(5) 
Certification.
Refer to section 10.03.002 (General plat review procedures).
(6) 
Documentation of approved plat.
An approved and certified final plat will be filed with the Tarrant County clerk.
(c) 
Minor plat.
(1) 
Complete application submittal required.
An applicant must submit the completed application form, fee, additional documents, if required, and plat prepared in accordance with appendix A, Plat and Plan Requirements.
(A) 
Applicability.
An application for approval of a minor plat may be filed only when all of the following circumstances apply:
(i) 
The proposed division results in four (4) or fewer lots;
(ii) 
All lots in the proposed subdivision front onto an existing public street and the construction or extension of a street or alley is not required; and
(iii) 
The plat does not require the extension of any municipal facilities or public improvements to serve any lot within the subdivision.
(B) 
A certificate from the county clerk shall be submitted with the application which shows the payment all taxes with no delinquent taxes against the subject property.
(2) 
Notice.
Written notification is not required.
(3) 
Criteria for decision.
The city manager or designee shall approve a minor plat application when it meets the following criteria:
(A) 
The minor plat application is consistent with all zoning requirements for the property and all other requirements of this chapter;
(B) 
All lots to be created by the plat are already adequately served by all required utilities and services; and
(C) 
The plat does not require the extension of any municipal facilities or public improvements to serve any lot within the subdivision; and
(D) 
The applicant has submitted a completed application form, associated documents, fee, and the minor plat containing the required information specified in appendix A, Plat and Plan Requirements.
(E) 
The administrative officers may, for any reason, elect to present a minor plat for approval to the planning and zoning commission and then to the city council.
(i) 
The administrative officers shall not disapprove a minor plat and shall refer any minor plat which the administrative officers refuses to approve to the planning and zoning commission and then to the city council within the time periods specified in section 212.009, Texas Local Government Code.
(ii) 
If a minor plat is referred to the planning and zoning commission and then to the city council, the approval process shall comply with the processes provided for a final plat, as applicable.
(4) 
Certification.
Refer to section 10.03.002 (General plat review procedures).
(5) 
Documentation of approved plat.
An approved and certified minor plat will be filed with the Tarrant County clerk.
(d) 
Amending plat.
(1) 
Complete application/submittal required.
An applicant is required to submit the completed application form; associated documents; fee, as applicable; and the plat containing the required information specified in appendix A, Plat and Plan Requirements.
(2) 
Notice.
Written notification is not required. Notice of scheduled public meetings will be made as required by state law, as amended.
(3) 
Criteria for approval.
The city manager or designee may approve an amending plat, which may be recorded and is controlling over the preceding plat without vacation of the preceding plat, if the amending plat is signed by the applicants only and is solely for one or more of the following purposes:
(A) 
To correct an error in a course or distance shown on the preceding plat;
(B) 
To add a course or distance that was omitted on the preceding plat;
(C) 
To correct an error in a real property description shown on the preceding plat;
(D) 
To indicate monuments set after the death, disability, or retirement from practice of the engineer or surveyor responsible for setting monuments;
(E) 
To show the location or character of a monument that has been changed in location or character or that is shown incorrectly as to location or character on the preceding plat;
(F) 
To correct any other type of scrivener or clerical error or omission previously approved, including lot numbers, acreage, street names, and identification of adjacent recorded plats;
(G) 
To correct an error in courses and distances of lot lines between two adjacent lots if:
(i) 
Both lot owners join in the application for amending the plat;
(ii) 
Neither lot is abolished;
(iii) 
The amendment does not attempt to remove recorded covenants or restrictions; and
(iv) 
The amendment does not have a material adverse effect on the property rights of the other owners in the plat;
(H) 
To relocate a lot line to eliminate an inadvertent encroachment of a building or other improvement on a lot line or easement;
(I) 
To relocate one (1) or more lot lines between one (1) or more adjacent lots if:
(i) 
The owners of all those lots join in the application for amending the plat;
(ii) 
The amendment does not attempt to remove recorded covenants or restrictions; and
(iii) 
The amendment does not increase the number of lots;
(J) 
To make necessary changes to the preceding plat to create six (6) or fewer lots in the subdivision or a part of the subdivision covered by the preceding plat if:
(i) 
The changes do not affect applicable zoning and other regulations of the city;
(ii) 
The changes do not attempt to amend or remove any covenants or restrictions; and
(iii) 
The area covered by the changes is located in an area that the planning and zoning commission and city council has approved, after a public hearing, as a residential improvement area; or
(K) 
To replat one (1) or more lots fronting on an existing street if:
(i) 
The owners of all those lots join in the application for amending the plat;
(ii) 
The amendment does not attempt to remove recorded covenants or restrictions;
(iii) 
The amendment does not increase the number of lots; and
(iv) 
The amendment does not create or require the creation of a new street or make necessary the extension of municipal facilities.
(4) 
Determination.
The city manager and/or designee may approve an amending plat that complies with these regulations and does not require a waiver; provided, however, the city manager may, for any reason, elect to present an amending plat for approval to the planning and zoning commission and then to the city council.
(A) 
The city manager shall not disapprove an amending plat and shall refer any amending plat which the city manager refuses to approve to the planning and zoning commission and then to the city council within the time periods specified in section 212.009, Texas Local Government Code.
(B) 
If an amending plat is referred to the planning and zoning commission and then to the city council, the approval process shall comply with the processes provided for a final plat, as applicable.
(5) 
Certification.
Refer to section 10.03.002 (General plat review procedures).
(6) 
Documentation of approved plat.
An approved amending plat will be filed with the Tarrant County clerk.
(e) 
Replat.
(1) 
Complete application submittal required.
An applicant must submit the completed application form, fee, additional documents, if required, and plat prepared in accordance with appendix A, Plat and Plan Requirements.
(A) 
Requirements.
A replat of a subdivision is controlling over the preceding plat without vacation of the plat if the plat:
(i) 
Is signed and acknowledged by only the owners of the property being replatted;
(ii) 
Is approved by the city council;
(iii) 
Does not attempt to amend or remove any covenants or restrictions; and
(iv) 
When applicable, in compliance with subsection (e)(2) below.
(B) 
A certificate from the county clerk shall be submitted with the application which shows the payment all taxes with no delinquent taxes against the subject property.
(2) 
Notice.
(A) 
Written notification is not required, unless the following applies.
(B) 
Replat for residential lots.
Notice shall be provided if the replat meets the following:
(i) 
If any of the proposed property to be replatted, within the immediate preceding five (5) years, was limited by any interim or permanent zoning classification to residential use for not more than two (2) residential units per lot; or
(ii) 
If any lot in the approved subdivision was limited by deed restriction to residential use for not more than two (2) residential units per lot.
(iii) 
Notice of the public hearing shall be given by publication in an official newspaper or a newspaper of general circulation and by written notice forwarded to the owners of lots that are in the original subdivision and that are within 200 feet of the lots to be replatted, as indicated on the most recently approved county tax roll of the property upon which the replat is requested.
(3) 
Process.
The application process, approval process, criteria for approval, and recordation of a replat shall comply with the processes as provided for a final plat, as applicable.
(4) 
Certification.
(A) 
Refer to section 10.03.002 (General plat review procedures).
(B) 
Note on plat.
A replat shall contain a note describing the purpose of the change or modification framed in a bold line so as to be distinctly visible on the face of the plat.
(5) 
Documentation of approved plat.
An approved replat will be filed with the Tarrant County clerk.
(f) 
Residential replat.
(1) 
Complete application submittal required.
An applicant must submit the completed application form, fee, additional documents, if required, and plat prepared in accordance with appendix A, Plat and Plan Requirements.
(2) 
Applicability.
(A) 
A replat without vacation of the preceding plat must conform to the requirements of this section if:
(i) 
During the preceding five (5) years, any of the area to be replatted was limited by an interim or permanent zoning classification to residential use for not more than two residential units per lot; or
(ii) 
Any lot in the preceding plat was limited by deed restrictions to residential use for not more than two (2) residential units per lot.
(B) 
If a proposed replat described above requires a variance or exception, a public hearing must be held by the city council.
(3) 
Notice.
Notice of the public hearing required by section (g)(2) [(f)(2)] shall:
(A) 
Be given no less than 15 days prior to the date of the public hearing in an official newspaper; and
(B) 
By written notice, with a copy of any special conditions, sent to the owners, as indicated on the most recently approved ad valorem tax roll of the city, of lots that are in the original subdivision within 200 feet of the lots to be replatted. The written notice may be delivered by depositing the notice, properly addressed with postage prepaid, in a post office or postal depository within the boundaries of the city.
(4) 
Determination.
(A) 
Variance.
If the proposed replat requires a variance and is protested in accordance with this subsection:
(i) 
The proposed replat must receive, in order to be approved, the affirmative vote of at least three-fourths (3/4) of the members present of the planning and zoning commission and city council.
(ii) 
For a legal protest, written instruments signed by the owners of at least 20 percent of the area of the lots or land immediately adjoining the area covered by the proposed replat and extending 200 feet from that area, but within the original subdivision, must be filed with the planning and zoning commission and city council prior to the close of the public hearing.
(B) 
If a proposed replat described by section (g)(1) [(f)(1)] does not require a variance or exception:
(i) 
The city shall, not later than the 15th day after the date the replat is approved, provide written notice by mail of the approval of the replat to each owner of a lot in the original subdivision that is within 200 feet of the lots to be replatted according to the most recent city or county tax roll.
(ii) 
This section does not apply to a proposed replat if the planning and zoning commission or the city council holds a public hearing and gives notice of the hearing in the manner provided by section (g)(4)(A) [(f)(4)(A)].
(5) 
Process.
Except for public hearing, notice, and protest procedures as described above, the application process, approval process, criteria for approval, and recordation of a replat described by this section shall comply with the processes as provided for a final plat, as applicable.
(6) 
Certification.
Refer to section 10.03.002 (General plat review procedures).
(7) 
Documentation of approved plat.
An approved replat will be filed with the Tarrant County clerk.
(g) 
Vacating plat.
(1) 
Complete application/submittal required.
Submit the completed application form, associated documents, and the vacating plat containing the required information specified in appendix A, Plat and Plan Requirements.
(2) 
Process and applicability.
(A) 
The vacating plat will be considered by city council with a recommendation from the planning and zoning commission.
(B) 
By property owner.
The property owner of the tract covered by a plat may vacate, upon review by the planning and zoning commission and approval by the city council, the plat at any time before any lot in the plat is sold. The plat is vacated when a signed, acknowledged instrument declaring the plat vacated is approved and recorded in the manner prescribed for the original plat (instrument language is available from the city, upon request).
(C) 
By all lot owners.
If some or all of the lots covered by the plat have been sold, the plat, or any part of the plat, may be vacated on the application of all the owners of lots in the plat with approval obtained in the manner prescribed for the original plat.
(3) 
Criteria for approval.
(A) 
The planning and zoning commission shall review, and the city council may approve, the petition for vacation on such terms and conditions as are in accordance with Texas Local Government Code section 212.013, as amended, and as are reasonable to protect the public health, safety and welfare.
(B) 
As a condition of vacation of the plat, the city council may direct the petitioners to prepare and seek approval of a revised final plat in accordance with this chapter such that the property does not become “unplatted.”
(4) 
Determination.
The planning and zoning commission shall recommend approval, and the city council shall approve, the plat vacation only if the criteria and conditions cited above are satisfied.
(5) 
Certification.
Refer to section 10.03.002 (General plat review procedures).
(6) 
Documentation of approved plat.
(A) 
If the city council approves vacating a plat, the city secretary shall record a copy of the plat vacation instrument in the office of the county clerk of Tarrant County along with an exhibit showing a drawing of the area or plat vacated.
(B) 
The county clerk shall write legibly on the vacated plat the word “vacated” and shall enter on the plat a reference to the volume and page at which the vacating instrument is recorded.
(C) 
If the city council vacates only a portion of a plat, it shall cause a revised final plat drawing to also be recorded that shows that portion of the original plat that has been vacated and that portion that has not been vacated.
(D) 
On the execution and recording of the vacating instrument the vacated plat (or the vacated portion of the plat) has no effect.
(Ordinance 1170, sec. 10.303, adopted 11/12/19)
(a) 
Waivers.
(1) 
Purpose and authority.
(A) 
The city council may approve waivers to these subdivision regulations so that substantial justice may be done, and the public interest secured when it finds that unreasonable hardships or difficulties may result from strict compliance with these regulations, and/or the purposes of these regulations may be served to a greater extent by an alternative proposal. Any waiver granted shall not have the effect of nullifying the intent and purpose of these regulations.
(B) 
Waivers are regulated herein and in accordance with section 10.01.001 (Authority).
(2) 
Process and applicability.
(A) 
Waivers may be granted only when in harmony with the general purpose and intent of the adopted comprehensive land use plan and these regulations so that the public health, safety and welfare may be secured, and substantial justice done.
(B) 
Alternative standards.
Waivers to the regulations herein and contained in appendix B, Design Criteria and Construction Standards may only be granted based on evidence provided by the design engineer and acknowledged by the city manager and/or designee, that the alternative standards provide the same degree of protection that the original standards would provide.
(C) 
Waivers should be submitted with the application for preliminary plat. If a waiver is submitted after approval of the preliminary plat, a separate application and fee and review process will be required.
(3) 
Criteria for approval.
In granting a waiver, the city council shall prescribe only conditions that it deems necessary or desirable to protect the public interest. In making the findings hereinbelow required, the city council shall consider:
(A) 
The nature of the proposed land use(s);
(B) 
Existing adjacent land uses of land;
(C) 
The number of persons who will reside or work in the proposed subdivision; and
(D) 
The probable effect of such waiver upon traffic conditions and upon the public health, safety, convenience, and welfare in the vicinity.
(E) 
Pecuniary hardship standing alone shall not be deemed to constitute undue hardship.
(4) 
Determination.
No waiver shall be granted unless the city council finds:
(A) 
That there are special circumstances or conditions affecting the land involved such that the strict application of the provisions of these regulations would deprive the applicant of the reasonable use of the land;
(B) 
That the waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant;
(C) 
That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and
(D) 
That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the adopted comprehensive land use plan and the provisions of these regulations; or
(E) 
That the waiver is necessary as a result of the determination regarding the rough proportionality of an exaction requirement.
(5) 
Official record.
Such findings, together with the specific facts, shall be incorporated into the official minutes of the city council meeting at which such waiver is granted.
(b) 
Traffic study.
(1) 
A traffic impact analysis (TIA) is required for developments which include and/or generate:
(A) 
50 or more dwelling units; or
(B) 
500 or more one-way trips per day; or
(C) 
Collector or arterial streets not included in the master thoroughfare plan (MTP). At any time during the pre-application proposal or plat application process, the city manager or designee (city engineer) may require a sight-distance study and/or a traffic impact analysis for any portion of the tract to be subdivided.
(2) 
The plat or any related development application which requires a traffic impact analysis or study shall be held as “incomplete” by the city and not scheduled for consideration until the results of the completed study or traffic impact analysis have been reviewed by the city engineer and any affected public agency (such as the State of Texas, if required).
(3) 
Based on the study or analysis, the city manager and/or designee may impose stricter standards on the proposed plat in order to accommodate increased traffic because of the proposed development.
(c) 
Development agreement.
(1) 
Agreement required.
As a condition to plat approval, the subdivider shall execute a contract with the city providing for the installation of public improvements required by the development regulations of the city.
(A) 
This agreement shall be considered by the city council at a regularly scheduled meeting.
(B) 
This agreement, entitled “Development Agreement,” shall constitute a covenant which will run with the land and will be binding upon any assignee or owner in the chain of title. The development agreement shall be in the form provided in appendix B, Design Criteria and Construction Standards.
(2) 
Revisions.
After execution of the development agreement by the subdivider and the city, any changes in the contract or the plans or specifications that alter the scope of the project must be recommended by the city engineer, approved by the city attorney, and considered by the city council at a regularly scheduled meeting. Upon approval, an addendum to the development agreement shall be executed by the subdivider and the city.
(d) 
Adequacy of specific facilities.
(1) 
Purpose and authority.
(A) 
All lots to be platted shall be connected to the city public facility systems, as follows:
(i) 
A public water system which has capacity to provide water for domestic use and emergency purposes, including adequate fire protection.
(ii) 
An approved means of wastewater collection and treatment. The city manager and/or designee shall be responsible for determining the approved means of wastewater collection and treatment.
(iii) 
Proposed roads shall provide a safe, convenient and functional system for vehicular, bicycle and pedestrian circulation and shall be properly related to the approved master thoroughfare plan. 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 thoroughfare network.
(iv) 
Drainage improvements serving new development shall be designed to prevent overloading the capacity of the downstream drainage system. The city may require the use of control methods such as retention or detention, the construction of off-site drainage improvements, or drainage impact fees in order to mitigate the impacts of the proposed subdivision.
(2) 
Process and applicability.
(A) 
Minimum design standards.
Article 10.04 of these regulations provides for the minimum requirements for development plans within the city. Additional technical standards are provided in appendix B, Design Guidelines and Construction Standards.
(B) 
Adequacy.
The city manager and/or designee shall review the development for adequacy of the proposed and existing public improvements necessary to support the subdivision or development.
(e) 
Rough proportionality.
(1) 
Authority.
Rough proportionality is adopted pursuant to Texas Local Government Code, section 212.904, as amended.
(2) 
Process and applicability.
(A) 
Plat application.
The city manager and/or designee shall review the plat application and prepare a written statement affirming that each exaction requirement to be imposed as a condition of approval is roughly proportionate to the demand created by the subdivision or development on the applicable city public facility systems, taking into consideration the following:
(i) 
Current categorical findings and recommendations made by the North Central Texas Council of Governments (NCTCOG) in developing standard specifications for public infrastructure improvements and stormwater management;
(ii) 
Proposed and potential use of the land;
(iii) 
Timing and sequence of development in relation to availability of adequate levels of public facilities systems;
(iv) 
Engineering studies specific to the development including, but not limited to, impact fee studies, traffic impact studies, drainage studies, fire protection consumption and irrigation water needs, and solid or liquid waste collection or disposal;
(v) 
Level of service and functionality of both on-site and off-site public infrastructure improvements in serving the proposed subdivision or development;
(vi) 
Degree to which public infrastructure improvements necessary to serve the proposed subdivision are supplied by other developments;
(vii) 
Anticipated participation by the city in the costs of necessary public infrastructure improvements;
(viii) 
Degree to which acceptable private infrastructure improvements to be constructed and maintained by the applicant will offset the need for public infrastructure improvements;
(ix) 
Any reimbursements for the costs of public infrastructure improvements for which the proposed subdivision is eligible; and/or
(x) 
Any other information relating to the impacts created by the proposed subdivision or development on the city public facility systems.
(B) 
The city manager and/or designee may require that the applicant, at its expense, submit any information or studies that may assist in making the proportionality determination.
(C) 
Rough proportionality will be considered in conjunction with the development application by city council with a recommendation from the planning and zoning commission.
(3) 
Determination.
(A) 
The planning and zoning commission and city council shall consider the report concerning the proportionality of the exaction requirements in making a decision on a plat application and may grant a waiver to the requirements herein or make a decision to participate in the costs of improvements.
(B) 
The administrative official responsible for issuing a permit for which an exaction requirement is imposed as a condition of approval shall consider the report concerning the proportionality of the exaction requirements in making its decision as to whether to grant the permit or to modify or waive an exaction requirement.
(4) 
Rough proportionality appeal.
(A) 
An applicant may file an appeal to contest any exaction requirement, other than impact fees, imposed as a condition of approval or in which the failure to comply is grounds for denying the application pursuant to the regulations herein.
(B) 
The purpose of a proportionality appeal is to assure that an exaction requirement imposed as a condition of approval does not result in a disproportionate cost burden on the applicant, taking into consideration the nature and extent of the demands created by the proposed subdivision or development on the city public facility systems.
(5) 
Appeals procedure.
(A) 
An applicant shall file a written appeal with the city secretary within 10 days of the date the planning and zoning commission or the city administrative officer responsible for issuing the permit takes action applying the exaction requirement. This may include denial of the permit or plat. The applicant shall submit 15 copies of the appeal.
(B) 
A separate appeal form shall be submitted for each exaction requirement for which relief is sought. The city secretary shall forward the appeal to the city council for consideration.
(C) 
The applicant may request postponement of consideration of the plat application by the city council pending preparation of the study and/or appeal, in which case the applicant shall also waive any the statutory period for acting upon the application for the time necessary for the city council to decide the appeal.
(D) 
No development agreement may be executed by the city:
(i) 
Until the time for appeal has expired unless the applicant agrees in writing that the rough proportionality determination of the [city] is reasonable and accurate and that no appeal will be filed; or
(ii) 
If an appeal is filed, until the city council has made a determination with respect to the appeal.
(E) 
The appeal shall state the reasons that application of the exaction requirement is not roughly proportional to the nature and extent of the impact created by the proposed subdivision or development on the city public facility systems and does not reasonably benefit the proposed subdivision or development.
(F) 
The appellant shall submit 15 copies of a study in support of the appeal that includes, with respect to each specific exaction requirement appealed, the following information within 30 days of the date of appeal, unless a longer time is requested:
(i) 
Total capacity of the city water, wastewater, roadway, drainage, or park system, as applicable, to be utilized by the proposed subdivision or development, employing standard measures of capacity and equivalency tables relating the type of development proposed to the quantity of system capacity to be consumed by the subdivision. If the proposed subdivision is to be developed in phases, such information also shall be provided for the entire development, including any phases already developed.
(ii) 
Total capacity to be supplied to the city’s public facilities systems for water, wastewater, roadway, drainage or parks, as applicable, by the exaction requirement. This information shall include any capacity supplied by prior exaction requirements imposed on the development.
(iii) 
Comparison of the capacity of the applicable city public facility systems to be consumed by the proposed subdivision or development with the capacity to be supplied to such systems by the proposed exaction requirement. In making this comparison, the impacts on the city’s public facilities systems from the entire subdivision or development shall be considered.
(iv) 
The amount of any city participation in the costs of oversizing the public infrastructure improvements to be constructed by the applicant in accordance with city requirements.
(v) 
Comparison of the minimum size and capacity required by city standards for the applicable public facility systems to be utilized by the proposed subdivision or development with the size and capacity to be supplied by the proposed exaction requirement.
(vi) 
Any other information that shows the alleged disproportionality between the impacts created by the proposed development and the exaction requirement imposed by the city.
(G) 
The city manager and/or designee shall evaluate the appeal and supporting study and shall make a recommendation to the city council based upon analysis of the information contained in the study and utilizing the same factors considered by the engineer in making the original proportionality determination.
(6) 
City council decision of appeal.
(A) 
The city council shall decide the appeal within 30 days of the date of final submission of any evidence by the applicant.
(B) 
Upon receipt of the final submission of evidence from the applicant, the city secretary shall schedule a time and date for the city council to consider the appeal and shall cause the applicant to be notified at the address specified in the appeal form of the time, date and location at which the city council shall consider the appeal.
(C) 
The applicant shall be allotted time, not to exceed 30 minutes, to present testimony at the city council meeting.
(D) 
The council shall base its decision on the criteria listed herein and may:
(i) 
Deny the appeal and impose the exaction requirement in accordance with the report and recommendation of the city manager and/or designee or the decision of the planning and zoning commission; or
(ii) 
Grant the appeal, and waive in whole or in part an exaction requirement to the extent necessary to achieve proportionality; or
(iii) 
Grant the appeal, and direct that the city participate in the costs of acquiring land for or constructing the public infrastructure improvement.
(E) 
In deciding an appeal, the city council shall determine whether application of the exaction requirement is roughly proportional to the nature and extent of the impact created by the proposed subdivision on the city public facility systems for water, wastewater, roadway, drainage, or park facilities, as applicable, and reasonably benefits the subdivision. In making such determination, the council shall consider:
(i) 
The evidence submitted by the applicant;
(ii) 
The city manager and/or designee report and recommendation; and
(iii) 
If the property is adjacent to a state or county road, any recommendations from the county or state.
(F) 
The city council may require the applicant or the city administrative officers to submit additional information that it deems relevant in making its decision.
(G) 
The applicant shall not be deemed to have prevailed in the event that the city council modifies the exaction requirement.
(7) 
Action following decision of city council.
(A) 
If the city council finds in favor of the applicant and waives the exaction requirement as a condition of plat approval, or modifies the exaction requirement to the extent necessary to achieve rough proportionality, the applicant shall resubmit the plat application to the planning and zoning commission or city administrative officer responsible for issuing the permit within 30 days of the date the city council takes action, with any modifications necessary to conform with the city council decision. Failure to do so will result in the expiration of any relief granted by the city council.
(B) 
If the city council finds in favor of an applicant for any other permit and waives the exaction requirement as a condition of permit approval, or modifies the exaction requirement to the extent necessary to achieve rough proportionality, the applicant shall resubmit the permit application to the responsible official within 30 days of the date the city council takes action, with any modifications necessary to conform the application with the city council decision. Failure to do so will result in the expiration of any relief granted by the city council.
(C) 
If the city council denies the appeal and the applicant has executed a waiver of the statutory period for acting upon a plat, the city shall place the plat application on the agenda of the planning and zoning commission within 30 days of the city council decision.
(D) 
If the plat application is modified to increase the number of residential dwelling units or the intensity of nonresidential uses, the city manager and/or designee may require a new study to validate the relief granted by the city council.
(E) 
If the plat application for which relief was granted is denied on other grounds, a new appeal shall be required on any subsequent application.
(8) 
Appeal of city council decision.
(A) 
An applicant may appeal the decision of the city council to the county or district court of the county in which the development is located within 30 days of the date that the council issues its final decision.
(B) 
In the event that the applicant prevails in such action, the applicant will be entitled to attorneys’ fees and costs, including expert witness fees.
(Ordinance 1170, sec. 10.304, adopted 11/12/19)