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.
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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)