a. Documents.
Design and construction of public works improvements must conform
to the standards, criteria, and requirements of the following, as
they may from time to time be amended by those responsible for their
promulgation:
2. The Thoroughfare
Standards of the City of Sansom Park;
3. The Texas
Uniform Traffic Control Device Manual;
4. The North
Texas Council of Governments Standard Specifications for Construction
of Public Works;
5. The City
of Sansom Park Public Works Manual;
6. The American
Association of State Highway Transportation Officials Design Manual;
8. The Master
Drainage Plan, as applicable;
9. The Floodplain
Ordinance;
10. All
other codes and ordinances of the City.
b. Design
Expiration.
If the construction of public works improvements
is not completed within two (2) years from the preliminary plat approval
date, then the infrastructure must be redesigned using the most current
Design Standards.
(Ordinance 490-15 adopted 2/19/15)
An area retained in private ownership but intended for the benefit of the owners of lots in the plat must be shown as a common area and a separate lot on the plat. A homeowners’ or property owners’ association which meets the requirements of Section
10.05 must be approved for the area before the final plat is recorded.
(Ordinance 490-15 adopted 2/19/15)
a. Generally.
The layout design of a plat must take into consideration the
provision of adequate fire and police access.
b. Water supply.
Provisions must be made for the extension of water lines and
the appropriate placement of fire hydrants as required by the fire
department before approval of the final plat.
(Ordinance 490-15 adopted 2/19/15)
a. Deeds in
Escrow.
As a condition of preliminary plat approval,
the City Council may require the property owner to deposit deeds in
escrow describing by metes and bounds street rights-of-way, park land,
and easements required by these regulations, conveying such rights-of-way,
park land and easements to the City, pending acceptance of improvements
by the City and recordation of the final plat. In the event the property
owner fails to complete the public works improvements, and the improvements
are deemed necessary for the preservation of the public health and
safety, the City may compel the delivery and recording of the deeds
in order to complete the improvements as required.
b. Installation
after Final Plat Approval.
The City Council on request
of the applicant may defer the obligation to install one or more public
improvements to serve the development until after final plat approval.
The request shall be submitted with an application for preliminary
approval. If the subdivider elects not to file for preliminary approval,
public works improvements shall be installed after approval of the
final plat. In either case, deferral of the obligation to install
public improvements shall be conditioned on execution of a development
agreement and sufficient surety to secure the obligations defined
in the agreement.
(Ordinance 490-15 adopted 2/19/15)
Each nonresidential development that has a refuse facility or
location for solid waste collection containers shall provide for safe
and convenient access.
(Ordinance 490-15 adopted 2/19/15)
a. Material.
All retaining walls shall be constructed of inorganic material
such as masonry, brick or stone. Timbers, railroad ties, or wood materials
are prohibited.
b. Plans required.
Plans for a retaining wall must be reviewed and approved by
the City Engineer. The review shall verify the following:
1. That the
retaining wall does not encroach on an adjoining property without
the consent of the adjoining owner;
2. That the
wall is constructed of a permitted material; and
3. The wall
in not constructed within a utility easement or without a written
waiver or consent from the utility company holding rights to the easement.
c. Inspection
Required.
A certificate of occupancy will not be issued
until the retaining wall is constructed, been inspected by the City
and the requirements of this Ordinance have been satisfied.
(Ordinance 490-15 adopted 2/19/15)
a. Performance
Bonds; Escrow Agreement.
If the developer requests that
building permits be issued for construction on lots within the development
prior to completion and acceptance of all public works improvements,
and the Administrative Official determines that permits should be
issued, the following requirements shall apply:
1. A performance
bond meeting the requirements of Chapter 2253, Texas Government Code,
will be submitted in an amount of not less than the value of the public
works improvements, as determined by the City Engineer, to insure
completion of all improvements; or
2. If the
cost of completing the public works improvements at the time the building
permits are requested is one hundred thousand ($100,000.00) dollars
or less, as determined by the City Engineer, cash money in the amount
of the cost of completing the improvements, as determined by the City
Engineer, may be deposited with a bank as escrow agent pursuant to
an escrow agreement, the form and provisions thereof to be approved
by the City Attorney, to insure completion of the improvement.
b. Model Home.
The Administrative Official may authorize construction of a
model home in a subdivision without completion of the public works
improvements.
c. Payment
Bond; Assurance of Payment.
Prior to acceptance by the
City of any improvements, the developer shall provide one of the following
assurances:
1. A payment
bond meeting the requirements of Chapter 2253, Texas Government Code,
in an amount of not less than one hundred (100%) percent of the approximate
total cost of the contract, guaranteeing the full and proper protection
of all claimants supplying labor and material for the construction
of the improvements, in the form approved by the City and by a surety
authorized to do business in Texas; or
2. If the
total contract amount of all public works improvements is fifty thousand
($50,000) dollars or less, as determined by the City Engineer, or
the improvements, regardless of the contract amount, are for a one-lot
development, the owner and contractor may, in lieu of furnishing a
payment bond, agree to pay and satisfy all claims, liens, charges
and encumbrances arising from construction of the public works improvements
and furnish a written affidavit signed by the developer, in a form
provided by the City Attorney, stating the following:
a. All
charges, accounts and claims for labor performed and material furnished
in connection with the improvements have been paid in full; and
b. There
are no unreleased recorded liens filed against the improvements or
land to which they are affixed that are to be dedicated to the public.
d. Amount
and Acceptability.
The security shall be issued in the
amount of 125% of the cost estimate approved by the City Engineer
for all public improvements associated with the subdivision. The bonds
must be issued by a Best-rated surety company that is duly authorized
to transact business in the State of Texas; however, the City retains
the right to reject any surety company regardless of such company’s
qualifications or authorization to do business in Texas if the company
does not have a resident agent and/or surety does not meet the requirements
of Art. 7.19-1 of the Texas Insurance Code. The security shall be
subject to the approval of the City Attorney.
(Ordinance 490-15 adopted 2/19/15)
a. Maintenance
During Construction.
The property owner shall maintain
all required public works improvements during construction of the
development.
b. Warranty
after Construction.
The developer shall covenant to warranty
the required public works improvements for a period of two (2) years
following issuance of a letter of acceptance by the City of all required
public improvements and shall provide a maintenance bond in the amount
of the cost to construct the improvements guaranteeing the maintenance
and good condition of the improvements insuring the repair and replacement
of all defective work due to faulty materials and workmanship that
appear within a period of two (2) years from the date of acceptance
of the improvements by the City. The bonds must be issued by a Best-rated
surety company that meets the requirements of Section 6.08.d. [6.07.d.]
(Ordinance 490-15 adopted 2/19/15)
a. Inspections.
Construction inspection shall be supervised by the City Engineer.
Construction shall be in accordance with the approved construction
plans. Any significant change in design required during construction
shall be made by the subdivider’s engineer, and shall be subject
to approval by the City Engineer. If the City Engineer finds upon
inspection that any of the required public works improvements have
not been constructed properly and in accordance with the approved
construction plans, the property owner shall be responsible for completing
and/or correcting the public improvements.
b. Fees.
The developer shall reimburse the City for all inspection costs,
plan review costs, plus 4% of the costs of the public works improvements
to reimburse the City its administrative costs.
c. Submission
of As-Built Plans or Record Drawings.
The City shall
not accept dedication of required public improvements until the applicant’s
engineer has certified to the City Engineer, through submission of
a detailed “as-built” record drawing or survey plat of
the property and any off-site easements, the location, dimensions,
materials, and other information establishing that the public improvements
have been built in accordance with the approved construction plans.
Each as-built sheet shall show all changes made in the plans during
construction and on each sheet there shall be an as-built stamp bearing
the signature of the engineer and date. Required formats include:
1. One (1)
full-size mylar set (22" x 34" sheet size); and
2. Electronic
drawing in autocad or .pdf format of the final plat and water, wastewater
and storm drainage layouts.
d. Acceptance
of Improvements.
When the developer has certified to
the City that the public works improvements have been completed in
accordance with the plans and applicable ordinances, the City Engineer
shall determine whether the public improvements have been installed
in accordance with the approved construction plans and Design Standards
and applicable ordinances. If so, the City Engineer shall accept such
improvements on behalf of the City. Acceptance of the improvements
shall mean that the property owner has transferred all rights to all
the public works improvements to the City for use and maintenance.
The City Engineer may accept dedication of a portion of the required
public works improvements, provided adequate surety has been given
for the completion of all of other improvements. Upon acceptance of
the required public improvements, the City Engineer shall issue a
certificate to the property owner stating that all required public
improvements have been accepted.
e. Disclaimer.
Approval of a preliminary or final plat by the City Council
shall not constitute acceptance of any of the public improvements
required to serve the subdivision. No public improvements shall be
accepted for dedication by the City except in accordance with this
Section.
(Ordinance 490-15 adopted 2/19/15)
Regulations regarding the protection of existing
trees on properties being developed or redeveloped. Refer
to the Zoning Ordinance, Tree Preservation. The design and construction
of public works improvements must be done with due regard for the
protection of existing trees in accordance with the City’s Tree
Preservation Ordinance.
(Ordinance 490-15 adopted 2/19/15)