a. 
Policy.
It is the policy of the City that all water and sewer improvements within, adjacent to, servicing, or being impacted by any proposed subdivision or development be regulated by the City. City sewer and water services are only provided to properties within the area of the City’s certificate of convenience and necessity and within the City.
b. 
Controlling Ordinance.
All requirements related to water and sewer improvements which are within, adjacent to, servicing or otherwise being impacted by any proposed development are described in the Public Works Design Manual.
c. 
Minimum Size.
The minimum pipe size of all water and sewer mains shall be eight (8") inches in diameter and shall conform to the Public Works Design Manual. Water mains eight inches or larger in diameter shall be looped.
d. 
Adequate Water for Domestic Use and Fire Protection.
1. 
It shall be the policy of the City to ensure that all future developments within the City shall be provided with the water in sufficient volume and pressure for domestic use and fire protection. Where the land to be platted lies within the extraterritorial jurisdiction of the City and the City is not the water supplier, the Council may grant a waiver to the requirement for adequate fire protection if it finds that (1) the proposed development will meet the land development rules and regulations of the county in which the property is located; (2) the development is to be served solely by on-site sewage disposal systems; and (3) water lines and other water facilities serving the site are designed and sized to carry future fire flows under the City’s criteria and meets all City design and construction standards.
2. 
Fire Hydrants with valves shall be installed at each street intersection and at a minimum of five hundred (500) feet spacing in any residential zoning and three hundred (300) feet spacing in all other zones. Additional fire hydrants shall be placed as necessary such that all ground portions of all buildings in the subdivision can be reached with a normal 300-foot lay of fire hose. In most instances, commercial buildings will be required to have fire suppression systems and fire spigots in addition to the normal fire hydrants.
3. 
The approval of a plat by the City does not constitute any representation, assurance or guarantee by the City of the adequacy and availability of water for domestic use and fire protection to the property within the boundaries of the subdivision.
(Ordinance 490-15 adopted 2/19/15)
a. 
Required Extensions.
All new subdivisions and developments shall be required to extend across the full width of the subdivision or lot in such an alignment that it can be extended to the next property.
b. 
Impact.
Properties which are served by water and sanitary sewer at the time of application for plat approval shall not be required to install additional facilities unless the current lines are not of adequate capacity to serve the proposed development; in which case the developer will be required to install adequate facilities.
c. 
Adequate Water System.
1. 
No application shall be approved unless the developer demonstrates that there will be a sufficient volume and pressure for domestic use and fire protection to serve the subdivision concurrent with development. The water system serving the subdivision must be deemed adequate under the rules and regulations and the fire flow regulations contained in the Design Standards.
2. 
The developer shall demonstrate that the water system serving the development, other than approach mains to connect the development to the water distribution system will be adequate to serve the development at the time of preliminary plat approval. The approach main shall be extended to serve the entire subdivision subject to a subdivision prior to the time of final plat approval for the second phase of the plat unless the extension is part of a funded capital improvement project that the City has initiated consistent with its adopted capital improvements plan for water facilities.
3. 
The owner of each lot shown on a plat within the City shall be required to connect to the City’s water system if there is a connection to a main less than two hundred (200) feet from the property line.
d. 
Adequate Wastewater System.
1. 
No application shall be approved unless the developer demonstrates that there will be an adequate wastewater system to serve the subdivision concurrent with development. The wastewater system serving the subdivision shall be deemed adequate under the rules and regulations of the Texas Commission on Environmental Quality, the Texas Department of Health, and City Ordinances, as the same may be amended from time to time or the City of Sansom Park, as may be applicable.
2. 
The owner of each lot shown on a plat within the City shall be required to connect to the City’s wastewater system if there is a connection to a main less than 200 feet from the property line.
3. 
Where the City is not collecting the sewage, the developer shall provide assurances that wastewater mains shall be extended to serve the subdivision prior to the time of final plat approval for the second phase of a subdivision.
4. 
The developer shall demonstrate that the wastewater system serving the development, other than approach mains to connect the development to the sanitary sewer collection system, will be adequate at the time of preliminary plat approval. On-site sewage systems shall conform to the rules of the TCEQ, Texas Department of Health, County of Tarrant, and applicable City Ordinances, as the same may be amended from time to time.
e. 
Adequacy Where Utility Connection Not Required.
Where the installation of sanitary sewer facilities is not proposed or required, the size of the subdivided lots shall meet the minimum lot size standards of the zoning district in which the land is located, and the City’s minimum lot size requirements for individual disposal facilities for land inside City limits, and the minimum lot size requirements for individual disposal facilities for Tarrant County. The lot shall be of sufficient size for individual disposal facilities, including the necessary lateral lines, and the developer shall install individual disposal devices for each lot at the same time improvements are erected thereon. Any such individual sewage disposal system shall be constructed in accordance with the state health department specifications and subject to the approval of the City.
(Ordinance 490-15 adopted 2/19/15)
In order to provide appropriate capacity for reasonably anticipated development in a drainage basin or service area, the City Engineer, with the approval of the City Council, may require a developer to install a utility line or system improvement larger than necessary to support the development. The size of the facilities required to serve the development shall be determined by the City Engineer. The City may compensate the developer for the difference in cost mandated by oversizing through the process of allowing the developer credits of up to 50 percent of all development fees charged against any portion or phase of the development, by pro rata agreement or City participation. Upon written request of the developer, credit for development fees may be transferred from the current development project to subsequent development projects, subdivisions or phases undertaken by the developer.
(Ordinance 490-15 adopted 2/19/15)
a. 
Generally.
An adequate storm sewer system consisting of inlets, pipes, channel improvements or grading, driveway adjustments, or other underground structures with approved outlets shall be constructed where runoff of stormwater and the prevention of erosion cannot be accomplished satisfactorily by surface drainage facilities. Areas subject to flood conditions or inadvertent stormwater retention, such as standing or pooling water, as established by the City Engineer, will not be considered for development until adequate drainage has been provided. Drainage systems, including all conveyances, inlets, conduits, structures, basins, or outlets used to drain stormwater, must be designed and constructed to promote the health, safety, and welfare of the property owner and the public. Adequate provision must be made for the acceptance, collection, conveyance, detention, and discharge of stormwater runoff drainage onto, through, and originating within the subdivision. Stormwater must be discharged in an acceptable form and at a controlled rate so as not to endanger human life or public or private property. No final plat approval may be issued until proper provision has been made for drainage.
b. 
Design Criteria.
The criteria for use in designing storm sewers, culverts, bridges, drainage channels, and drainage facilities shall conform to the Design Standards. In no case shall drainage areas be diverted artificially to adjacent properties or across roadways. All storm drainage facilities must be designed and constructed to safely drain a 100-year return frequency flood as outlined in the Design Standards. Paved streets and alleys, ditches, and swales may be used for emergency overflow capacity in parallel with enclosed systems provided the requirements of the Design Standards. [sic]
c. 
Lot to Lot Drainage.
Stormwater drainage from one lot onto another shall not be allowed unless such does not pose any harm or inconvenience to the downstream property owner(s), unless specifically approved by the City Engineer, and unless the necessary off-site drainage easement is procured on the affected properties, or if applicable, letters of permission from the property owner have been obtained and approved by the City.
d. 
Developer Responsibilities.
The developer shall ensure that all drainage improvements within public easements or rights-of-way are functioning properly prior to the expiration of the maintenance bond. The developer shall be responsible for removing any significant build-up of sediment or debris from drainage improvements, with the exception of back-lot and side-lot drainage swales, at the eleventh month of the second year for the required two-year maintenance bond for the applicable facilities. The City shall inspect the improvements to determine any maintenance or correction of deficiencies at the conclusion of this period.
e. 
Layout Requirements.
To reduce stormwater runoff, and resulting erosion, sedimentation and conveyance of nonpoint source pollutants, the layout of the street network, lots and building sites shall, to the greatest extent possible, be sited and aligned along natural contour lines, and shall minimize the amount of cut and fill on slopes in order to minimize the amount of land area that is disturbed during construction. All erosion and sedimentation controls shall conform to the Design Standards.
f. 
Runoff.
No proposed development shall be constructed which impedes or constricts runoff from an upstream watershed.
g. 
Floodplain.
Land subject to flooding, as designated in a FEMA 100-year floodplain, shall not be platted for residential occupancy, nor shall it be platted for such other uses as may increase danger to health, life or property or aggravate the flood hazard.
h. 
Detention and Retention Ponds.
The City Engineer may require the installation of a detention or retention pond if the post-construction 100-year design flow leaving the subdivision or site at any concentrated point is increased more than 10 cfs from the predesigned condition. The pond shall meet the following requirements:
1. 
Outlet structures shall be staged to prevent more than 10 cfs difference at the 5-, 10-, 25-, 50- and 100-year flow levels. Outflow structures should be well maintained and unobstructed. Provisions for maintenance shall be included with plat or deed covenants.
2. 
Unless approved by the Council, the pond shall remain the property of the developer or homeowners’ association, and shall not be the direct responsibility of the City.
3. 
The pond shall be landscaped, designed and constructed to meet the requirements of the Design Standards. The pond shall be sealed and aerated.
i. 
Channels.
Open ditches may be used to carry surface runoff in areas in which enough width is available to accommodate the required section. Capacity of ditches shall be calculated by Manning’s formula, or other method approved by the City Engineer. Ditches shall be constructed of sufficient size to carry the intended runoff. The side slopes of all ditches shall be no steeper than three feet (3') horizontal run to one foot (1') vertical height, or a three to one (3:1) slope.
j. 
Finished Floors (Pad Sites).
The site grading plan and all construction shall be such that building pads for structures shall drain away at a minimum of 2% grade in all directions from the structure for at least fifty feet (50') from the edge of structure, unless proper walls, ditches, or underground drainage systems are used to capture and convey 100-year runoff away from the building. In any area in which localized building flooding appears to be a concern, the applicant shall set a minimum finish floor elevation and show such on the grading plans.
k. 
Design Methods.
The determination of design discharge of storm drainage water shall be accomplished in accordance with the following criteria:
1. 
The Rational Method (Q = CIA) shall be used on small watersheds of one thousand acres (1,000) acres or less.
2. 
Unit hydrographic techniques shall be used for areas greater than one thousand (1,000) acres.
The City Engineer prior to the completion of calculations shall approve the technique and data to be used for the determination of the design discharge. A complete set of all detailed calculations must be submitted to the City Engineer for approval prior to the completion of the plans for the drainage system.
l. 
Funding.
The owner or developer shall fund and construct all storm drainage outfalls necessary to safely and adequately drain the development.
m. 
City Participation.
The City may provide new public drainage outfalls and public drainage system upgrades to serve existing and future developments through specific items in the capital improvement bond programs.
n. 
Creeks and Drainage Areas.
All creeks and drainage areas shall be preserved and protected in their natural condition wherever possible, unless significant storm drainage improvements are required by the City in these areas. All development adjacent to creeks and drainage areas shall be in accordance with the City’s Design Standards, and with any other City policies or ordinances related to public access or recreational use of waterways. Sheet flow into drainage channels or creeks shall be limited to nonerosive velocities as determined in the Design Standards.
o. 
Bridges.
Bridges or culverts shall be constructed at all street locations where flow patterns cross the street and are not intercepted by an underground storm sewer system or appropriate concrete valley gutter. (Note: Valley gutters on public streets shall not be used to convey more than 10 cfs based on a 100-year event.) Bridges and culverts must accommodate the 100-year design flows based on fully developed upstream conditions and be designed to accommodate the needed driving lanes for cross traffic along with any safety end treatment, protective offsets, guardrail, signs and/or lighting.
(Ordinance 490-15 adopted 2/19/15)
a. 
Purpose.
The purpose of this section is to establish responsibilities for the extension of water and sewer mains and other public utility improvements into the various drainage basins located within the limits of the City to provide a procedure for acquiring necessary easements and rights-of-way, and to establish responsibilities for paying for the cost of constructing the water and sewer improvements, preparing the engineering and survey work necessary to design and install the water and sewer improvements and the cost of inspecting any and all construction undertaken pursuant to this section.
b. 
Developer’s Responsibilities.
1. 
In the event that a development proposal is submitted which will require the use of a public water and/or sewer system, and no such public system has yet been extended into the area where the proposed development is located, it will be the responsibility of the developer to comply with the terms and conditions of this section in order to ensure the immediate availability of service.
2. 
It is, and shall remain, the responsibility of each developer to tie his or her development project into the water or sewer main serving that specific drainage basin or service area. Should a lift station and/or force main be required in order to utilize a proposed off-site service location, such lift station and/or force main shall be installed at the developer’s cost. In order to promote economic development, the City may participate in construction of water and sewer mains and infrastructure, provided that the City may share in pro rata reimbursement.
c. 
Determination of System Availability.
1. 
When a developer plans to undertake a specific development project within the City and the development will require service through a public water and/or sewer system, it will be the responsibility of the developer to contact the City Engineer to determine system availability. The developer will advise the City Engineer in writing of the specific location of his development, the total size of the development in acreage, living units and/or square feet of commercial or industrial space, the type of development and land use to occur within the subdivision, estimated amount of flows, if available; and the approximate time when public utilities will be required. The information may be incorporated into a preliminary plat or development plan application submitted to the Administrative Official.
2. 
The City Engineer shall review the City’s current water and sanitary sewer system and determine whether service is currently available to the development. If service is available through an existing main, the City Engineer shall identify the point on that main where the development will be permitted to tie into the system and will advise the developer in writing of the location where a tie-in will be permitted. The City Engineer shall support such written notice with such map exhibits as are necessary to clearly delineate the point of tie-in.
3. 
In the event that a connection to an existing utility main is possible, the City Engineer will determine if the utility main has been installed by the City or whether it was installed by a prior developer under the approach main extension policies of this section. In the event that the utility main was installed by the City and the City is not entitled to pro rata reimbursement under the terms of this Section, the developer will be advised that there will be no pro rata reimbursement charge to tie into the utility main. The developer will be responsible for the entire cost of the service line connecting his development to the utility main. In the event that the City is due pro rata, the developer shall pay the pro rata charge into the pro rata escrow account of the City, prior to making a tie-in to the system.
4. 
If the utility main or a portion of the utility system serving the development was installed by a prior developer under the approach main extension policy outlined in this section, the City Engineer will advise the developer of his pro rata share of costs for connection to this line. The developer shall pay the pro rata charge into the pro rata escrow account of the City prior to making a tie-in to the system.
d. 
Construction of Approach Mains.
If the City Engineer should determine that utility service to a proposed development is not available he shall notify the developer in writing. In this situation, the developer must select among the following alternatives:
1. 
Discontinue his proposed development until such time as a utility system has been installed within the drainage basin or service area;
2. 
Petition the City Council to expedite the construction of a utility system capable of serving the proposed development; or
3. 
Install the necessary utilities to the point necessary to serve the development. The developer will be responsible for all costs associated with the installation of necessary utilities, including but not limited to engineering, attorney’s fees, surveying, testing, easement preparation, easement acquisition, construction and inspection. The public utilities must be designed and constructed to City standards and specifications as the City Engineer determines to be applicable. The developer may install the public utilities or may contract with the City to secure construction of the utilities by the City. All financial arrangements, including any necessary bonding, shall be completed prior to the execution of a developer agreement. In the event that a developer elects to pursue this alternative, he will be eligible to receive a pro rata reimbursement, for a period of ten (10) years from the execution of the pro rata agreement, from developers who tie into these specific utilities.
e. 
Pro Rata Cost Allocation Where Public Utilities are Financed by Initial Developer.
1. 
If a public utility system is installed within a service area by a developer, each subsequent development within the drainage basin or service area which ties into the public utility system shall pay a pro rata share of the cost of the utility system installed by the initial developer. If the City installs a public utility system, the City Council may require each subsequent development within the drainage basin or service area which ties into the public utility system to pay a pro rata share of the cost of the utility system. The pro rata fee shall be paid prior to connection to the utility system, or before approval of the final plat, whichever occurs first. The pro rata fee for each subsequent development seeking service shall be determined on a cost per acre basis by calculating the proportional area of the new development to the total area within the drainage basin or service area served by the public utility system, multiplied by the total cost of the public utility system installed by the initial developer. The total cost of the utilities shall include construction, engineering, attorney’s fees, surveying, testing, easement preparation, easement acquisition, and inspection costs.
2. 
Provided the City collects the funds, the initial developer shall be entitled to a rebate of the pro rata charge against subsequent developers for a period of ten years following completion and acceptance of the utilities. At the expiration of the tenth year, the developer will no longer be entitled to receive any reimbursement.
f. 
Management of Escrow Account.
1. 
The City shall establish an escrow account in the water/sewer fund for the deposit of all pro rata payments. A separate escrow account shall be established for each public utility system constructed by an initial developer. All pro rata fees received from subsequent developments or subdivisions in that drainage basin or service area shall be deposited in that specific escrow account.
2. 
At least once each year, on or about January 30, the Administrative Official, shall inventory each escrow account to determine what percentage of those monies is allocable to reimbursable oversizing costs owed by the City. This allocation shall be determined in the same proportion that the cost of the oversized line bears to the cost of the line size that is necessary to serve the development. For other utility system improvements, the allocation shall be determined in the same proportion that the cost of the oversized improvements bear to the cost of the minimum improvements required by City ordinances to serve the development, as determined by the City Engineer. Upon completion of such inventory, the Administrative Official shall transmit all escrow funds due and owing to the initial developer. Upon payment of these funds, the City will receive a credit for the amount of money allocable toward its reimbursable oversizing requirements.
3. 
The developer shall be responsible for providing to the City, and maintaining with the City, an accurate current address. When escrowed funds are available for disbursement, the City shall notify the developer at the address on file with the City. If the developer fails to withdraw the funds within six months, the funds shall be forfeited to the City’s water and sewer fund.
4. 
At no time shall the developer be entitled to receive reimbursement for a sum greater than the initial cost of the public utilities less the pro rata share of capacity of that utility system that would have been attributable to the initial development for its proportionate share of capacity in the system.
(Ordinance 490-15 adopted 2/19/15)
a. 
Generally.
Fire hydrants with valves shall be installed at each street intersection and at a minimum of five hundred (500) feet spacing in any residential subdivision and three hundred (300) feet spacing in all other zones. Additional fire hydrants shall be placed as necessary such that all ground portions of all buildings in the subdivision can be reached with a normal 300-foot lay of fire hose. In most instances, commercial buildings will be required to have fire suppression systems and fire spigots in addition to the normal fire hydrants.
b. 
Specifications.
1. 
Fire hydrants shall be Mueller, Waterous or other equal model approved by the City Engineer. All fire hydrants shall include a line valve between the fire hydrant and the water main.
2. 
Where possible, fire hydrants shall be located not further than 15 feet from a street or fire lane.
3. 
Fire lanes shall not be narrower than 20 feet.
4. 
Blue pavement reflectors, meeting the criteria of the fire department, shall be installed at the center of the street(s) adjacent to each fire hydrant location.
c. 
Blocking.
Fire hydrants, valves and pipe ends shall be blocked with unreinforced concrete (at least 2,500 psi) as shown in the City’s standard water details. If blocking for a particular situation is not given in the City details, then the NCTCOG details shall be met. In no instance shall rocks be in contact with the pipe or fittings.
(Ordinance 490-15 adopted 2/19/15)