401.01 -
Responsibilities of Subdivider.
In
general, the subdivider shall be required to construct, at his expense,
all streets, alleys, sidewalks, crosswalks, sanitary sewers, sewage
lift stations, septic tanks or other sewage facilities, water mains,
and water systems, drainage culverts, storm sewers, bridges, streetlights
and other appurtenances as may be required in the development of the
subdivision and in compliance with this Ordinance in strict accordance
with the Construction Standards of the City of Jourdanton, necessary
and required to adequately serve the subdivision or addition to be
developed.
401.02 -
Acceptance by Council.
All streets,
utilities and other appurtenances constructed by the subdivider shall
become the property of the City of Jourdanton upon completion by the
subdivider and acceptance by the City Engineer and the Council. Prior
to acceptance of the improvements, the subdivider shall file with
the council an instrument of dedication for all improvements constructed
and for any easement not dedicated on the plat of record, as well
as the final “as built” plans for all utilities installed.
No building permit shall be issued until a final inspection has been
made and the required improvements are accepted by the Council.
401.03 -
Participation by City.
Upon the passage
of this Ordinance, it will be the policy of the City of Jourdanton
to participate with the subdivider in the cost of construction of
such facilities where sizes and capacities of facilities are required
to service urban development of a larger area than that being subdivided
or areas extending beyond the limits of the proposed subdivision to
the extent hereinafter set forth; but the City reserves the right
to consider each facility on its own merits.
(Ordinance 756 adopted 11/13/18)
402.01 -
Conformity with Comprehensive Plan.
The proposed subdivision shall conform to the comprehensive plan
of the City of Jourdanton and the parts, amendments, and supplements
thereof.
402.02 -
Provision for Future Subdivisions.
If a tract is subdivided into parcels larger than ordinary building
lots, such parcels shall be arranged to allow for the opening of future
streets.
402.03 -
Reserve Strips Prohibited.
There
shall be no reserve strips controlling access to land dedicated or
intended to be dedicated to public use.
(Ordinance 756 adopted 11/13/18)
Block lengths shall not exceed 1,200 feet, except along major
thoroughfares. Maximum block lengths along a major street shall be
one thousand feet (1,000'). Minimum block length shall not be shorter
than three hundred feet (300'). The lengths, widths and shapes of
blocks shall be determined with due regard to:
a.
Provision
of adequate building sites and suitable to the special needs of the
type of use contemplated;
b.
Needs
for convenient access, circulation, control and safety of street traffic;
and
c.
Limitations
and opportunities of topography.
(Ordinance 756 adopted 11/13/18)
404.01 -
General Layout.
The size, width,
depth, shape and orientation of lots shall be appropriate for the
neighborhood in which the subdivision is located, and for the type
of development and use contemplated, to assure provision of proper
open spaces and prevent overcrowding.
404.02 -
Orientation.
Residential lots shall
be oriented to take advantage of topography, climatic conditions and
the best relationship to the overall design of the neighborhood and
to minimize the effects of any surrounding incompatible land uses.
404.03 -
Minimum Lot Size.
For those subdivisions
or portions of subdivisions which are located within the corporate
limits of the City, those zoning standards which apply to lots shall
take precedence. For those subdivisions or portions of subdivisions
located outside of the corporate limits of the City but within the
ETJ of the City and not connected to an adequate sewerage system as
described in Section 411.06 of this Ordinance, lots shall contain
a minimum of 30,000 square feet with a minimum width of sixty feet
(60') or as otherwise required by Section 411.06 of this Ordinance.
Until such time as zoning regulations are adopted, subdivisions inside the corporate limits and those subdivisions or portions of subdivisions located outside of the corporate limits of the City but within the ETJ of the city and connected to an adequate sewerage system as described in Section 411 of this Ordinance, individual lots shall have a minimum area of 8,000 square feet.
In addition, the following standards shall be met:
a.
All
lots shall have a width of at least fifty feet (50') of street frontage.
b.
All
lots shall have a depth of at least one hundred feet (100'). Each
lot shall front upon a public street.
c.
[Reserved]
d.
Whenever
possible, lots shall not front an arterial street or highway and shall
not provide direct access to an arterial or highway.
e.
Lots
facing an arterial street or highway shall be at least one hundred
twenty feet (120') deep.
f.
“Flag”
or “panhandle” lots are prohibited.
404.04 -
Access and Parking.
Every lot shall
be provided with adequate access to a public street by direct frontage
on such street. Rear and/or side driveway access to arterial streets
shall be prohibited.
a.
All
entrance and exit driveways to public streets shall be located with
due consideration for traffic flow and so as to afford maximum safety
to traffic on the public streets.
b.
In
designing and locating entrance and exit driveways, the following
regulations shall be observed:
(1)
Entrance and exit driveways to all state highway routes
within the City Limits of Jourdanton, Texas shall be not less than
standards outlined by Texas Department of Transportation. A 30 feet
in width [i.e. one entrance and exit lane at 15 feet] each nor in
excess of 45 feet [one entrance and two exit lanes at 12 feet each
and a maximum nine-foot wide landscaped median or island] in width
for lots used for nonresidential purposes. For residential driveway,
widths shall not be less than 12 feet or more than 24 feet. Shared
driveways are permitted for nonresidential development, i.e., one
common driveway serving two contiguous lots to all state highway routes
within the city limits and located at/about the common property corner,
not exceeding 45 feet in width, including any proposed median up to
nine feet wide. For all driveways other than to all state highway
routes within the city limits of Jourdanton, Texas, entrance and exit
driveways shall not exceed 24 feet and maximum 30 feet (for emergency
vehicles). All access driveways to nonresidential lots shall be at
90 degrees, or within a limit of plus or minus ten degree off 90 degree,
to the intersecting public street. Landscaped islands or medians beyond
the property line are prohibited in the right-of-way without prior
written approval of the Texas Department of Transportation;
(2)
Access to all other public streets shall be by no more
than two points of access for each 400 feet of lot frontage, or fraction
thereof. Lots less than 100 feet in width shall have no more than
one point of access to any one public street. In all cases, owners
and developer shall provide adequate access to each proposed lot for
subdivisions, so that internal traffic management is provided;
(3)
To the greatest extent possible, proposed access to
all state highway routes within the city limits of Jourdanton should
align with existing driveways or public streets on the opposite side
of the road. If this is not possible, then there shall be a minimum
12-foot offset, as measured from driveway edge to edge between the
driveways. For all other roads or streets, the minimum distance between
any two driveway entrances, whether on the same or different lots,
shall be 35 feet, measured along the curbline, except for driveways
on a cul-de-sac;
(4)
Driveway entrances shall be set back at least 35 feet
from the point of tangency of the curb at any intersecting street;
(5)
Adequate culverts shall be provided under driveway
entrances to prevent obstruction of drainageways. The minimum size
shall be 18 inches or equivalent approved by the City Engineer;
(6)
All driveways shall be designed so as to provide safe
vehicular entrance and exit without the necessity of backing out into
a public street;
(7)
All direct ingress and egress shall be designed so
as to minimize increases in traffic flow on other streets within the
city. Mutual access agreements on parking lots, driveways and adjoining
properties shall be encouraged. The specific number, width and location
of ingress and egress points shall be established by a professional
traffic engineer, subject to City Council approval[.]
c.
Access
roadways for fire apparatus shall be designed and adhere to the following
regulations:
(1)
Means of access for Fire Department apparatus shall
consist of fire lanes, private or public streets, commercial driveways,
alleys, parking lot lanes or a combination thereof;
(2)
Means of access for Fire Department apparatus shall
be constructed of a hard, all-weather surface, concrete or asphalt,
adequately designed to support the heaviest piece of fire apparatus
likely to be operated on the roadway;
(3)
Every cul-de-sac more than 150 feet in length from
the property line to the centerline of the cul-de-sac shall be provided
at the closed end with a turnaround, having a curb radius of not less
than 40 feet;
(4)
Turns or bends in streets shall maintain the minimum
surface width for the designated category of street;
(5)
Turns in publicly owned arterial or collector streets
shall be constructed with a minimum turn radius of 100 feet to the
centerline. Turns in other public or privately owned minor streets
shall be constructed with a minimum radius of 25 feet at the inside
curbline and a radius of 50 feet at the outside curbline;
(6)
Street surfaces shall not be less than 18 feet wide,
provided no parking is allowed; not less than 26 feet wide if parallel
parking is allowed on one side; and not less than 30 feet wide if
parallel parking is allowed on both sides;
(7)
Fire lanes in commercial or governmental development
shall not be less than 20 feet wide, with 18 feet surface minimum;
(8)
Commercial and governmental driveways and alleys shall
not be less than 15 feet in surface width. Residential driveways shall
not be less than 12 feet in surface width, except in areas of 25%
grade where 10 feet surface width may be used;
(9)
Finished grades of all driveways shall not be greater
than 35%. City Council approval is required to exceed finished grades
of 5% for commercial and 20% for residential driveways;
(10)
Fire lanes, driveways and alleys connecting to public
or private streets shall be provided with flare curb cuts extending
at least two feet beyond each edge of street surface;
(11)
At least 13 feet six inches of nominal height clearance
must be provided over the full width of public streets, private streets,
fire lanes, commercial and governmental driveways;
(12)
Bridges, when used for access, shall be the same surface
width as for fire lanes, public or private streets, driveways, alleys
or parking lot lanes, and shall be maintained in accordance with the
applicable sections of the Building Code, using design loading sufficient
to carry the imposed loads of the fire apparatus;
(13)
Barriers defined as chains, gates and the like may
be provided at the entrance to residential driveways, provided they
are installed according to the requirements of the City Fire Code;
and
(14)
The method of security for residential development
is to be as agreed upon by the contractor and the city and shall be
commensurate with the item or area needing security.
All off-street parking and driveways shall be paved to currently accepted standards for parking lots and driveways appropriate to the specific use or uses of each lot in the subdivision. The cost of paving parking areas and driveways shall be included in the estimated construction costs and shall be covered by performance guarantees which may be separate guarantees as with sidewalks per Section 305 of this Ordinance.
404.05 -
Building Setback Lines.
Minimum front, side, and rear building setback
lines for all lots shall be shown on all plats and shall conform to
the restrictions, if any, imposed on the subdivision by the subdivider,
or the zoning ordinance, where applicable. For subdivisions within
the corporate limits until zoning regulations have been adopted and
for all subdivision outside the corporate limits of the City but within
the city’s ETJ, the following setbacks shall be the minimum
requirements:
404.06 -
Special Considerations for Lots Sized for Residential
Use.
Where a lot sized for residential use is adjacent
to a railroad right-of-way, high pressure gas line, industrial area,
or any other land use which may have an adverse environmental effect
on residential property, and where no marginal access street or other
street is provided along the affected side or sides for such lot,
additional depth shall be required but shall not exceed a total of
one hundred fifty feet (150'). A planting, no-access easement of at
least ten feet (10') shall be provided the side or sides of lots abutting
an arterial street, highway, or other incompatible land use. Provisions
may be made for emergency access where appropriate.
(Ordinance 756 adopted 11/13/18)
405.01 -
Street Layout and General Provisions.
a.
Adequate
streets shall be provided by the subdivider and the arrangement, character,
extent, width, grade, and location of each shall conform to the comprehensive
plan of the City and shall be considered in their relation to existing
and planned streets, to topographical conditions, to public safety
and convenience, and in their appropriate relationship to the proposed
uses of land to be served by such streets. The street layout shall
be devised for the most advantageous development of the entire neighborhood.
Local streets shall be laid out so as to discourage their use by through
traffic.
b.
All
streets and alleys shall be dedicated to the public in accordance
with this Ordinance.
c.
No
private streets shall be permitted.
d.
Thoroughfares
shown in the comprehensive plan to pass through or adjacent to the
proposed subdivision shall be incorporated into the design of the
subdivision. The alignment of all thoroughfares shall conform to the
comprehensive plan and the design specifications set forth in this
Section.
e.
Secondary
access shall be provided to the proposed subdivision as necessary
for compliance with the Fire Code.
405.02 -
Relation to Adjoining Street System.
a.
Where
necessary to the neighborhood pattern, existing streets in adjoining
areas shall be at least as wide as such existing streets and in alignment
therewith.
b.
Where
adjoining areas are not subdivided, the arrangement of streets in
the subdivision shall make provision for the proper projection of
streets into such unsubdivided area.
c.
In
the case of local streets, no new half-streets shall be platted.
d.
Where
the proposed subdivision abuts upon an existing street or half-street
that does not conform to the minimum width requirements of this Section,
the subdivider shall dedicate right-of-way and shall construct additional
street width sufficient to make the right-of-way width and street
width conform to those standards for half of the street from the centerline
of the existing street to the proposed subdivision.
405.03 -
Street Intersections.
a.
Street
intersections shall be as nearly at right angles as practicable, giving
due regard to terrain and topography. All streets, unless otherwise
approved by the Commission, shall intersect at or near ninety degree
(90°) angles.
b.
All
intersections shall have a minimum of twenty-five foot (25') radius
at each corner.
c.
Streets
intersecting with or extending to meet an existing street shall be
tied to the existing street on centerline with distances and angles
to show relationship.
d.
Street
jogs with centerline offsets of less than one hundred twenty-five
feet (125') are prohibited.
405.04 -
Dead-End Streets.
Dead-end streets
shall be prohibited except as short stubs to permit future expansion.
Temporary turnarounds shall be provided at the terminal point of dead-end
streets until such time as they are extended.
405.05 -
Cul-de-Sacs.
In general, cul-de-sacs
shall not be greater than five hundred feet (500') in length and shall
have a turnaround of not less than one hundred feet (100') in diameter
in residential areas, and not less than two hundred feet (200') in
diameter in commercial and industrial areas.
405.06 -
Marginal Access Streets.
Where a
subdivision has frontage on an arterial street, the Commission may
require marginal access streets be provided on both sides or on the
subdivision side of the arterial street, if the arterial street borders
the subdivision, unless the adjacent lots back up to the arterial
street, or unless the Commission determines such marginal access streets
are not desirable under the facts of a particular case for adequate
protection of the lots and separation of through and local traffic.
405.07 -
Streets on Comprehensive Plan.
Where
a subdivision embraces a street as shown on the comprehensive plan
of the City, such street shall be platted in the location and be of
the width indicated by the comprehensive plan.
405.08 -
Construction Standards.
All streets
and alleys shall be constructed with reference to base, surfacing,
curbs, grades, horizontal curves, and intersection curve radii in
accordance with the standard specifications of the city and the standards
prescribed in this Section. Curbs shall be required on all streets
and the design shall be subject to the approval of the City Engineer.
405.09 -
Construction Plans.
a.
Copies
of street and alley construction plans shall be delivered to the City
at the time the final plat is submitted and shall provide, as a minimum,
the following data:
(1)
Typical section showing the proposed pavement width,
type, thickness and crown; the proposed curb or curb and gutter type;
the proposed sidewalk location and dimensions in relation to curbs
and property lines; the proposed street grading slopes, for each of
the different types of streets and alleys in the subdivision;
(2)
Alignment of each street, alley, sidewalk and crosswalk
way showing a beginning and ending station, each deflection angle
of the centerline and the station of the point of intersection; the
station of the point of curvature and the point of tangency of each
curve; the station and angle of intersection of each intersection
with another street, alley or drainage easement; the station and radius
of each curb return and the location of contiguous right-of-way lines;
and
(3)
Location, description and elevation of benchmarks:
the top of curb elevation and each curb end at fifty-foot (50') station
and each end of each curb return; the centerline elevation at each
fifty-foot (50') station of alleys; the gradient of each tangent grade
and the location and length of each vertical curve; the direction
of storm drainage flow at each intersection; the profiles of streets,
alleys and drainage ditches shall show the natural ground at adjacent
property lines and for the proposed top of curb.
b.
All
plans shall show scale, north arrow and date. Plan and profile shall
be drawn to scale of one inch equals twenty feet (1" = 20') horizontally
and one inch equals five feet (1" = 5') vertically.
c.
All
street and alley plans and profiles shall bear the seal of a Registered
Professional Engineer.
405.10 -
Street and Alley Pavement and Right-of-Way Width.
All streets and alleys shall be constructed in accordance with
the following minimum widths:
|
Street Type
|
Minimum R-O-W Width
(feet)
|
Minimum Pavement Width*
(feet)
|
|---|---|---|
|
Major Arterial
|
120
|
60
|
|
Minor Arterial
|
100
|
48
|
|
Major Collector
|
100
|
36
|
|
Minor Collector
|
80
|
36
|
|
Local
|
60
|
30
|
|
Cul-de-sac
|
50
|
30
|
|
Marginal Access
|
50
|
24
|
|
Alleys
|
20
|
20
|
|
*Curb face to curb face
|
405.11 -
Curbs and Gutters.
Curbs and gutters
shall be installed by the subdivider on both sides of all interior
streets, and on the subdivision side of all streets forming part of
the boundary of the subdivision in accordance with City of Jourdanton
construction standards and approval by the City Engineer.
405.12 -
Street Names.
Names of new streets
shall not duplicate or cause confusion with the names of existing
streets, unless the new streets are a continuation of or in alignment
with existing streets, in which case names of existing streets shall
be used.
405.13 -
Streetlights.
Streetlights shall
be installed by the subdivider at all street intersections with other
public streets, at the end of cul-de-sacs longer than two hundred
(200) feet, crosswalks, at safety lane intersections with public streets,
midblock areas placed such that streetlights are a minimum of three
hundred (300) feet apart for residential streets with houses fronting
within the subdivision in accordance with construction standards of
the City of Jourdanton and approval of the City Engineer.
In subdivisions in residential zoning districts, which do not
exceed one (1) dwelling unit per acre, the City may waive the requirement
for streetlights for public street intersections or mid-block areas
where they find that the area does not require such lighting for safe
pedestrian or vehicular traffic.
405.14 -
Standards.
a.
At
each street intersection, the curb shall be rounded with a curve of
radius “R,” varying with the interior angle as specified
in Table IV-1.
b.
At
each intersection, the property lines at each block corner shall be
rounded with a curve of radius “R,” varying with the interior
angle as specified in Table IV-1.
c.
Street
and alley grades shall, in general, conform to the terrain, and shall
not exceed the grades specified in Table IV-2. No street or alley
grade shall be less than thirty-hundredths (0.30) of one percent (1%)
unless otherwise specified by the City Engineer.
d.
Horizontal
curve radii shall be calculated by a registered professional engineer
and based on the latest design policies as recommended by the American
Association of State Highway and Transportation Officials (AASHTO).
e.
Soils investigation. The subdivider shall, at his or her
own expense, cause to be made a soils investigation by a qualified
and independent geotechnical engineer licensed to practice in the
State of Texas. The field investigation shall include test boring
within the rights-of-way of all proposed streets. The number of locations
of the boring shall be subject to the approval of the City Engineer.
Atterberg limits and moisture contents shall be determined for all
significant boring samples. The method used for these determinations
shall be the same as those used by the Texas Department of Transportation
(TxDOT) using their latest Manual of Testing Procedures, 100 Series
test methods. The results of the soil investigation shall be presented
to the subdivider and to the City Engineer in written report form.
Included as a part of the report shall be a graphical or tabular presentation
of the boring data giving Atterberg limits and moisture contents,
a soil description of the layers of different soils encountered in
the profile of the hole, their limits in relation to a fixed surface
datum, and other information as needed to complete the soils investigation
for pavement design purposes. Minimum depth of soil profile boring
shall extend 36 below the proposed final elevation. Minimum thickness
of flexible base included in the pavement design shall be eight inches,
for residential streets, ten inches for collector streets and 12 inches
for major thoroughfare unless otherwise determined by the testing
laboratory engineer. Minimum thicknesses of hot-mix, hot-lay asphaltic
concrete included in the pavement design shall be one and one-half
inches for residential streets, two inches for collector streets,
and two and one-half inches for major thoroughfare classifications.
Street and alley pavements in commercial and industrial areas shall
utilize the design criteria set forth herein for collector streets.
f.
Street
construction shall equal or exceed the pavement recommendations outlined
in the Soils Investigation. All base material shall be approved by
the City Engineer and shall be subject to a compaction test.
g.
All
utility lines that pass under a street or alley shall be installed
before the street or alley is paved. When it is necessary that utility
lines pass under the pavement, they shall be installed to a point
at least two feet (2') beyond the edge of the pavement. Prior to construction
of any streets or utilities by the subdivider, he shall contact the
city and all other utility providers in order to coordinate any scheduled
work by said providers to be carried out in conjunction with development
of the subdivision, whenever practicable.
|
TABLE IV-1. CURB AND BLOCK CORNER RETURNS
| ||||||
|---|---|---|---|---|---|---|
|
Interior Angle of Degrees
|
Intersection of Local & Collector Streets
|
Intersection of Local & Collector with Arterial Street
|
Intersection of Arterial Streets
| |||
|
Curb
|
Corner
|
Curb
|
Corner
|
Curb
|
Corner
| |
|
150-145
|
15
|
12
|
25
|
15
|
25
|
15
|
|
145-140
|
15
|
12
|
25
|
15
|
28
|
18
|
|
140-135
|
15
|
12
|
25
|
15
|
30
|
20
|
|
135-85
|
15
|
12
|
25
|
20
|
35
|
25
|
|
85-75
|
20
|
20
|
30
|
25
|
50
|
40
|
|
75-65
|
25
|
30
|
35
|
40
|
80
|
70
|
|
65-55
|
30
|
40
|
40
|
50
|
90
|
80
|
|
55-45
|
35
|
50
|
45
|
70
|
110
|
100
|
|
45-0
|
35
|
75
|
45
|
90
|
150
|
140
|
|
TABLE IV-2. STREET GRADES
| ||
|---|---|---|
|
Street Classification
|
Minimum Grade
|
Maximum Percent
|
|
Major Arterial
|
0.3%
|
6%
|
|
Minor Arterial
|
0.3%
|
7%
|
|
Collector Street
|
0.3%
|
10%
|
|
Local Street
|
0.3%
|
10%
|
|
Frontage Street
|
0.3%
|
10%
|
|
Alley
|
0.3%
|
10%
|
|
*Crushed limestone or an equivalent thickness of asphalt treated
base, cement stabilized base, or other equivalent base material blocks,
then an easement shall be provided for the placing of guy wires on
lot division lines in order to support poles set on curving or deviating
rights-of-way of alleys.
|
405.15 -
Alleys
405.15 - 01 -
Installation Requirements.
Alleys shall be installed by the subdivider in all business and industrial
areas. Alleys are optional in residential areas. All alleys shall
be paved in accordance with City of Jourdanton construction standards
and approval of the City Engineer. Alleys shall be approximately parallel
to the frontage of the street.
405.15 - 02 -
Intersecting alleys of utility easements.
Where two alleys or utility easements intersect or turn at a
right angle, a cutoff of not less than ten feet (10') from the normal
intersection of the property or easement line shall be provided along
each property or easement line.
405.15 - 03 -
Dead-end alleys.
Dead-end
alleys are not permitted.
405.15 - 04 -
Alleys which do not connect on a straight
course.
If alleys are not themselves straight within
each block, or if the same do not connect on a straight course with
the alleys of adjoining blocks, then an easement shall be provided
for the placing of guy wires on lot division lines in order to support
poles set on curving or deviating rights-of-way of alleys.
405.16 -
Gated Subdivision Streets.
When a gate will be installed on a private street,
the following provisions shall be met:
a.
Master
Key Security System - An access security system shall be provided
on all gates. The security system shall include the following for
the specified type of gate:
b.
Queuing-At
gated entrances where traffic can queue into public streets, the gate
and entrance design must provide for sufficient storage capacity so
that no vehicles will queue into the public street. Queuing at a gated
entrance shall be designed as follows:
(1)
The minimum entryway vehicle storage length shall be
forty (40) feet measured from the call box to the public right-of-way.
(2)
The subdivider/developer shall provide for vehicle
turnaround capability based on the single unit design (SU-30) vehicle
as provided in the 2011 AASHTO Green Book or latest revision thereof
or be able to make a three-point turning movement to prevent a motorist
from backing onto the public street.
405.17 -
Subdivision Entry Signs.
405.17 - 01 -
Permanent Subdivision Signs.
Entry signs are allowed at any entrance into a subdivision, subject
to the following standards:
a.
Subdivision entry signs must be a monument sign, or
a sign on a screening or decorative wall, and may contain a maximum
of 50 square feet per sign face with a maximum height of six feet;
b.
Subdivision entry signs must be constructed of masonry,
stone, brick, wood or other material(s) aesthetically compatible with
surrounding development.
c.
Subdivision entry signs must be setback a minimum of
five feet from the property line outside or as necessary to allow
for adequate intersection sight distance and located outside of any
drainage easement and not in public or private right-of-way.
d.
Subdivision entry signs shall be owned and maintained
by property owner(s).
405.17 - 02 -
Temporary subdivision signs.
Signs announcing the subdivision of land may be erected on the land
being developed and shall be removed when eighty (80) percent of the
development lots are conveyed or a term not to exceed twenty-four
(24) months whichever comes first, unless the twenty-four (24) month
term is extended by the city council. These signs should not exceed
thirty-two square feet of sign area. These signs shall not exceed
six (6) feet in height.
(Ordinance 756 adopted 11/13/18)
406.01 -
Sidewalks
406.01 - 01 -
Design and Location.
Sidewalks,
of minimum 4 foot (4') width, in accordance with construction standards
of the City of Jourdanton and with approval of the City Engineer,
shall be installed by the subdivider as follows:
a.
On the subdivision side or sides, of all arterial streets.
b.
On the subdivision side, or sides, of all collector
streets.
c.
On the residence side, or sides, of all marginal service
streets where such service streets parallel arterial streets adjacent
to or within a subdivision.
d.
On both sides of all local streets.
e.
As deemed necessary by the Commission in commercial,
industrial, public grounds, and multifamily dwelling areas.
406.01 - 02 -
Construction Plans and Review, Construction
and Inspection, and Performance Guarantees.
Unless otherwise
requested in writing.
406.01 - 03 -
Separate Performance Guarantees.
The performance and maintenance bonds or letters of credit required may be divided into separate instruments to cover sidewalks under one set of guarantees and the rest of the construction under the other as stipulated in Section 305 of this Ordinance.
406.01 - 04 -
Sidewalk Construction as Part of Building
Permit Process.
For subdivisions or those parts of subdivisions
within the corporate limits of the City, sidewalks shall be constructed
and inspected in accordance with the approved subdivision construction
plans and this Ordinance as a condition of the building permit for
construction on each lot. If a sidewalk or sidewalks are required
on a particular lot in a subdivision, a Certificate of Occupancy shall
not be issued for a building on that lot until the required sidewalk
or sidewalks have been installed.
406.02 -
Crosswalks.
Crosswalks shall be six
feet (6') in width and shall be dedicated where deemed necessary by
the Commission to provide circulation or access to schools, playgrounds,
shopping centers, and transportation and other community facilities,
or to provide pedestrian circulation within the subdivision. Crosswalks
shall be provided with a concrete sidewalk six feet (6') wide.
(Ordinance 756 adopted 11/13/18)
407.01 -
Utility Easements
a.
Each
block that does not contain an alley as provided for in Section 405.15
of this Ordinance shall have a utility easement at the rear of all
lots reserved for the use of all public utility lines, conduits, and
equipment. These utility easements shall be a minimum of twenty feet
(20') in width taking ten feet (10') from each lot where the rear
of two (2) lots abut each other, and shall be continuous for the entire
length of the block. These easements shall parallel as closely as
possible the street line frontage of the block.
b.
The
location and width of sanitary sewer system, water, storm sewer, electrical,
anchor [sic], or other City utility easements shall be determined
by the City Engineer.
c.
Where
easements are required for other than public utilities, then the location
and width shall be acceptable to the private utility company concerned
with the approval of the Commission.
d.
Where
any public or private utility line is required to be adjusted in location
or elevation, then the subdivider shall cause such changes to be made
with the approval of the City Engineer.
e.
Where
the proposed subdivision adjoins an unplatted area, and a utility
easement is dedicated on the unplatted property, then the owner and/or
lienholder shall join in the dedication of the easement.
f.
Normal
curb exposure shall be required where utility easements intersect
streets.
g.
Where
utility easements are not themselves straight within each block, or
if the same do not connect on a straight course with the utility easements
of adjoining blocks, then an additional easement shall be provided
for the placing of guy wires on lot division lines in order to support
poles set on curving or deviating rights-of-way or alleys.
h.
There
shall also be dedicated for utilities an unobstructed aerial easement
five feet (5') wide from a plane twenty feet (20') above the ground
upward located adjacent to all easements. A plat note stating same
shall appear on the final plat presented for recording.
i.
All
utilities shall be installed underground unless otherwise approved
by the Commission and Council.
j.
Where
the proposed subdivision is traversed by a watercourse, drainageway,
channel, or stream, there shall be provided a stormwater easement
or drainage right-of-way conforming substantially with the lines of
such watercourse, and of sufficient width, as determined by the City
to accommodate further width or construction and allow access for
maintenance. Drainage easements shall be determined by the City Engineer
both as to location and width.
407.02 -
Drainage Easements.
Where the subdivision
is traversed by a watercourse, drainageway, channel or stream, there
shall be provided a stormwater easement or drainage right-of-way conforming
substantially with the lines of such watercourse, and of sufficient
width, as determined by the City to accommodate further width or construction
and allow access for maintenance.
(Ordinance 756 adopted 11/13/18)
a.
All
block corners, angle points, and points of curve, and all corners
of boundary lines of the subdivision shall be with concrete monuments.
b.
The
exact intersection point on the monument shall be marked by a three-quarter
inch (3/4") diameter galvanized iron pipe three feet (3') in length
with the top of the pipe one inch (1") above the top of the concrete
which shall be flush with the existing ground surface.
c.
Where,
due to topographic conditions, permanent structures, or other conditions,
the view is obstructed between any two adjacent monuments, intermediate
monuments shall be set so as to assure a clear view between adjacent
monuments. All such intermediate property corners shall be marked
with reinforcing iron bars one-half inch (1/2") in diameter by two
feet (2') long driven nearly flush with the ground or countersunk
slightly to avoid being disturbed.
d.
All
final plats must be in full accordance with the certification signed
by the engineer or surveyor in regard to the plat being properly staked
on the ground and in compliance with requirements concerning the markers
or monuments used.
(Ordinance 756 adopted 11/13/18)
409.01 -
Minimum Dedication Required.
An
area equal to three percent (3%) of the total acreage to be subdivided
shall be dedicated in fee simple to the city for use as a public park
or open space. Short form subdivisions less than five (5) acres in
area shall be exempt from this requirement. A minimum of fifty percent
(50%) of the dedicated area shall be usable for year-round recreational
activities.
409.02 -
Cash-in-Lieu Contributions.
In lieu
of land within the property to be subdivided, the City shall have
the option to arrange for the acquisition and dedication of other
land of similar value if mutually agreeable to the subdivider and
the City, or to accept a deposit of money in a trust account in the
amount of three hundred dollars ($300.00) per acre, based on the total
acreage of the subdivision, to be used by the City for acquisition
of park land or recreational facilities in another area. No area or
facility shall be dedicated for such public purposes unless approved
and accepted by the Council.
409.03 -
Conformance with Comprehensive Plan
Where a proposed park, school, playground, or other public facility
is shown in the comprehensive plan or official neighborhood plan and
is located in whole or in part in a subdivision, the subdivider shall
dedicate such land or portion of land as required by this Section
to public use, and shall cause such remaining land not included in
the required dedication to be held in reserve for a period of three
(3) years from the date the plat is recorded for purchase by the appropriate
public agency. If detailed plans are not available for the land to
be publicly used, the Council shall cause such determination to be
made within a reasonable period of time and inform the subdivider
of the extent of land area required.
In the event the appropriate public agency fails to exercise
its option to accept the park preserve within one hundred and twenty
(120) days, or enters an order releasing said park preserve, the subdivider
may submit, at no additional charge, a fractional plat for development
of the released park preserve.
409.04 -
Other Public Land.
The Council may
require the dedication or reservation of such other areas or sites
of a character, extent and location suitable to the needs created
by the development for schools, parks, and other neighborhood purposes.
Where deemed essential upon consideration of the particular type of
development proposed in the subdivision, and especially in large-scale
neighborhood unit development not anticipated in the Comprehensive
Plan, particular consideration will be given to this clause.
(Ordinance 756 adopted 11/13/18)
410.01 -
Plans Required.
Copies of plans and
specifications of all proposed water system improvements shall be
delivered to the city at the time the final plat is submitted. All
subdivisions shall be provided with safe and adequate water supply
and distribution systems approved by the Council. All plans and specifications
shall have the seal of a Registered Professional Engineer licensed
to practice in the State of Texas and shall be submitted to the City
Engineer for review and approval.
410.02 -
Design Standards.
410.02 - 01 -
General.
All water supply,
treatment, storage and distribution facilities designed for the purpose
of serving the platted area shall be furnished and installed by the
subdivider in compliance with the policies and specifications of the
City of Jourdanton, as shown in this Section, the Texas Department
of Health and the State Board of Insurance, where appropriate, and
shall not be less than that required by this Ordinance.
410.02 - 02 -
Residential Service.
Every
lot in any subdivision shall be provided with an approved supply of
water either by the construction of a distribution system connected
to an adequate approved public water system, or if such public source
is not available, by construction of a complete water system, including
a safe, adequate water source, proper treatment, public storage facilities
and adequate distribution system, approved by the Texas Department
of Health.
410.02 - 03 -
Line Size, Location, and Material.
a.
Water mains shall be connected to the nearest city main
(6" or larger) and extended to the subdivision at the subdivider’s
expense.
b.
All distribution lines in residential areas shall be
at least six inches (6") in diameter. All distribution lines in commercial
or industrial areas shall be at least eight inches (8") in diameter.
All distribution lines shall be constructed with Class 150 PVC conforming
to American Water Works Association (AWWA) C 900, or better, pipe.
Services from main to meter shall be 3/4" Type K Soft Copper. All
materials used shall meet the specifications of the City of Jourdanton.
c.
Water mains shall be constructed in accordance with
Texas Department of Health Regulations for Public Water Systems.
410.02 - 04 -
Fire Hydrants.
Every subdivision,
as part of the water distribution system, shall be provided with standard
fire hydrants designed to be fed by six-inch (6") or larger lines
in residential areas and designed to be fed by eight-inch (8") or
larger lines in commercial or industrial areas in accordance with
the City’s current specifications, and every lot shall be within
five hundred feet (500') of a fire hydrant. Each fire hydrant shall
include a six-inch (6") gate valve and box between main and hydrant.
All materials shall meet AWWA and State Board of Insurance specifications.
410.02 - 05 -
Storage and Pumping for Fire Flow.
All subdivisions shall provide for, as a minimum, either five
hundred twenty (520) gallons per LUE of ground storage or two hundred
twenty (220) gallons per LUE of elevated storage. In addition, as
a minimum, a firm piping capacity of five hundred (500) gallons per
minute, with twenty (20) pounds per square inch of residual pressure,
shall be provided.
410.03 -
LUE Conversions.
The following conversion
criteria for living unit equivalents (LUE) shall be used:
|
Development Type
|
LUE Conversion
|
|---|---|
|
1 Single-Family Residential
|
1 LUE/Residence
|
|
Multifamily Residential
|
0.7 LUE/Dwelling Unit
|
|
Commercial & Industrial
|
As per Engineer’s calculations
|
For commercial or industrial development, a registered
professional engineer must submit design flow criteria based on the
actual proposed development to justify the specific conversion factor
used.
410.04 -
Availability of Service
If the subdivision
is not to be served immediately by a water utility, a restriction
prohibiting occupancy of any lot until water satisfactory for human
consumption is available from a source on the land, or community source,
or a public utility source, in adequate and sufficient supply, for
family use, shall be filed with the City Secretary and the County
Clerk.
Before the Council may approve a final plat for a subdivision
located outside of or beyond an existing water utility, the subdivider
shall furnish the Council and the City Engineer with statements from
local and state health authorities and competent water engineers that
water satisfactory for human consumption may be obtained from sources
on the land.
(Ordinance 756 adopted 11/13/18)
411.01 -
Connection to Sewerage System Required.
All subdivisions shall be provided with an approved sewage treatment
and disposal system. All lots within the incorporated area of the
City of Jourdanton shall connect to the City’s sewage collection
and treatment system if available.
411.02 -
Plans Required.
Copies of plans and
specifications of proposed sanitary sewer system improvements, including
but not limited to, depth and grade lines, line sizes, manholes, cleanouts,
and lift stations shall be delivered to the City at the time the final
plat is submitted. The scale of such plans shall be one inch equals
fifty feet (1" = 50') in the horizontal and one inch equals five feet
(1" = 5') in the vertical. All plans shall bear the seal of a Registered
Professional Engineer licensed to practice in the State of Texas.
Plans and specifications shall be submitted to the City Engineer for
review and approval.
411.03 -
Design Standards.
411.03 - 01 -
General.
All facilities
for the collection and disposal of sewerage shall be furnished and
installed in compliance with policies and specifications of the City
of Jourdanton and the Texas Department of Health or the Texas Water
Commission, as appropriate, and as per this Section.
Sanitary sewers shall be installed to serve each lot in all
subdivisions where connection is to be made immediately to a community
disposal system or to a public sewerage system. Where such connection
is not to be made immediately, plans shall be prepared for installation
of a sewage collection system to serve each lot, and those parts of
such system which will lie in the portion of streets and alleys intended
for vehicular traffic shall be installed before such street or alley
is paved.
411.03 - 02 -
Line Size, Location, and Material
a.
Sewer mains shall be connected to the nearest City main,
or manhole, and extended to the subdivision at the subdivider’s
expense.
b.
Pipe for sewer mains shall be eight inches (8"), or
larger, and shall be constructed with vitreous clay pipe or SDR-35
PVC pipe. Sewer services from main to building shall be six inches
(6"), or larger, and be constructed with Schedule 40 PVC pipe. A service “Y”
shall be provided for each lot. In addition, an individual cleanout
shall be provided for each structure connected to the central collection
system.
c.
Sewer mains shall be installed and bedded in accordance
with the manufacturer’s specifications for the kind of pipe
used.
d.
Manholes shall be provided every four hundred feet (400')
and shall be constructed of concrete or fiberglass and installed in
accordance with City specifications.
e.
Sewer mains shall be installed no closer to water mains
than permitted in accordance with Texas Department of Health Rules
and Regulations for Public Water Systems.
f.
Sewer mains shall be checked with a mandrel for restrictions
and submitted to an air or water test, or both.
411.04 -
LUE Conversions.
The LUE conversion
criteria specified in Section 410.03 shall apply to the design of
wastewater systems. For general design purposes, it is assumed that
an LUE generates four hundred (400) gallons of effluent per day. One
LUE produces 1.2 gallons per minute for peak wet weather conditions
of wastewater flow.
411.05 -
Availability of Service.
If the City’s
wastewater system is not available to a subdivision and the subdivider
has made no provision for wastewater treatment on-or off-site as part
of the application for plat approval, a restriction shall be noted
on the plat stating that occupancy of any lot shall be prohibited
until some such wastewater system is installed in accordance with
the rules and regulations of the Texas Department of Health and the
Atascosa County Health Department and has been inspected and approved
by the County and/or the City, as appropriate.
411.06 -
Unsewered Lots.
a.
If
any or all of the lots in a proposed subdivision will not be connected
to the City’s wastewater systems, the subdivider shall make
arrangements with the City to comply with the requirements of this
subsection prior to submittal of the preliminary plat.
b.
The
subdivider shall be required to pay a fee to cover the costs of testing,
review, and administration relating to these criteria before the City
conducts any tests or reviews.
c.
Each
unsewered lot within a subdivision shall have a minimum lot size of
30,000 square feet, or 30,000 square feet per LUE in the case of multifamily
or commercial land uses.
d.
The
Council may require, on the basis of the proposed land use and appropriate
city, county, and state health standards, a larger minimum lot size
for any or all lots within the subdivision.
e.
The
minimum horizontal setback distance for on-site wastewater systems
shall be as shown in Table IV-4 and shall be referenced as a plat
note.
f.
All
lots in a subdivision shall be laid out in such a manner as to facilitate
connection to a sanitary sewer system in the future in a logical and
orderly fashion.
g.
Council
review and approval of any soil suitability testing shall occur prior
to or concurrently with preliminary plat review and approval.
h.
Approval
of a subdivision plat under these criteria does not mean that every
lot is suitable for a conventional septic tank-soil absorption system.
The Council may require, on the basis of recommendations by authorized
city or county officials, that a plat note or restrictive covenant
be attached to the plat and recorded with the County Clerk specifying
that lots within the subdivision may not be suitable for conventional
septic tank-soil absorption systems.
|
TABLE IV-4. MINIMUM HORIZONTAL SETBACK DISTANCES FOR ON-SITE
WASTEWATER SYSTEMS
| ||
|---|---|---|
|
From:
|
To: Septic Tank
|
To: Drainfield
|
|
Water Wells
|
75'
|
150'
|
|
Streams, ponds, springs, and other watercourses
|
75'
|
75'
|
|
Building foundations
|
5'
|
15'
|
|
Property lines, water distribution lines
|
10'
|
15'
|
(Ordinance 756 adopted 11/13/18)
412.01 -
Plans Required.
Copies of construction
plans of storm drainage improvements shall be delivered to the City
at the time the final plat is submitted and shall contain, as a minimum,
the following information:
a.
Construction
details of all drainage structures including dimensions, reinforcing
grates and manhole covers and other components.
b.
Alignment
of drainage easements showing a beginning and ending station; each
deflection angle of the centerline, and the station of the point of
intersection; the station of the point of curvature and the point
of tangency of each curve, the station and angle of intersection of
each intersection with another drainage easement, the location of
each drainage structure and the location and size of all storm sewers.
c.
The
centerline grade at each end and at each fifty-foot (50') station
of drainage ditches, the direction of storm drainage flow at each
ditch intersection, the flow line elevations of each sewer, at each
point of change, each end, and at the intervening gradients.
412.02 -
Design Standards.
It is the intent
of this manual, in concert with applicable ordinances, to provide
all development the option of providing mitigation or demonstrating
that no mitigation is in the best interest of the watershed. The City
of Jourdanton may reject a developer’s request for no mitigation
and require on-site detention. The City’s decision will be based
on the knowledge of significant adverse impacts that would be created
by ultimate development of the watershed regardless of the distance
from the development to the area of concern. The City may also reject
a request for no mitigation based on no significant adverse impact
when it is not in the best interests of the City.
To determine a significant adverse impact for the purposes of
this section, the following criteria will be used to analyze the receiving
stormwater facilities within two thousand (2,000) linear feet of the
project, to the nearest downstream regional stormwater facility, or
to the nearest floodplain with an ultimate analysis accepted by the
city, whichever is less.
a.
The
stormwater surface elevation (WSE) in receiving facility [natural
or improved] drainage systems within two thousand (2,000) linear feet
of the proposed development may not be increased by the proposed development
unless the increased WSE is contained within easements or rights-of-way
or the receiving systems have sufficient capacity to contain the increased
WSE without increasing flooding to habitable structures.
b.
Ultimate
development runoff at low water crossings during regulatory (five
(5), twenty-five (25), and one hundred (100) year frequency) storm
events must not classify the low water crossing as “Dangerous
to Cross” based on ten feet (10') per second and greater in
depth than 0.8 feet. If the ultimate WSE exceeds this criterion, the
crossings may be improved to the current standards listed herein.
c.
Three
(3) development conditions shall be analyzed with each adverse impact
analysis:
(1)
Existing Conditions:
This refers to current
development conditions in the watershed and on site. This shall be
used as the baseline for determining the impact of the development
of the site, or the watershed, to other properties or drainage systems.
(2)
Proposed Condition:
This refers to existing
conditions with the proposed development added. This shall be used
to determine if the increased runoff from the proposed development
results in an adverse impact to other properties or drainage systems.
(3)
Ultimate Conditions:
This refers to ultimate
development conditions within the watershed. In addition to being
used to design proposed drainage facilities, this condition shall
also be used to determine if the increased runoff from the ultimate
development of the watershed results in an adverse impact to other
properties or drainage systems.
412.02-01 -
Drainage Facilities Required
for Approval of Plat.
a.
All
necessary storm drainage facilities including enclosed storm sewers,
bridges, culverts and watercourse improvements, to carry off stormwater
within the subdivision and integrate such subdivision drainage with
the overall urban drainage system, shall be installed in accordance
with the specifications of the City of Jourdanton.
b.
The
owner or developer of property to be developed shall be responsible
for the conveyance of all stormwater flowing through the property.
This responsibility includes the stormwater flowing onto the property
by any other developed property as well as the drainage naturally
flowing through the property by reason of topography. Future upstream
development shall be accounted for by assuming ultimate development
when sizing drainage systems as specified in this section. Existing
detention facilities may be accounted for in the ultimate analysis
and shall be incorporated in the models if included.
412.02-02 -
Computation of Runoff.
For drainage areas less than 200 acres, the basis for computing
runoff shall be the rational formula or some other method provided
it is acceptable to the City Engineer.
For drainage areas 200 acres or greater, the basis for computing
runoff shall be a unit hydrograph method, preferably the Soil Conservation
Service (SCS) Dimensionless Unit Hydrograph method as contained in
the U.S. Army Corps of Engineers Hydrologic Engineering Center HEC-HMS “Hydrologic
Modeling Systems.”
Runoff rates shall be computed on a 5-year, 25-year, and 100-year
storm peak flow using design standards provided by the City Engineer.
In all cases, runoff rates shall be computed on the basis of ultimate
development of the entire watershed contributing runoff water to the
proposed subdivision. The rate of runoff after construction shall
be less than or equal to the site’s runoff prior to construction.
The runoff rates for existing conditions, proposed conditions, and
ultimate conditions of development shall be provided as part of the
drainage analysis.
For computation of the time of concentration, the total time
of concentration shall incorporate the time for sheet flow over plane
surface, time for shallow concentrated flow, and time for open channel
flow. Flow over plane surfaces: Maximum allowable time is twenty (20)
minutes. Minimum is five (5) minutes.
For Shallow Concentrated Flow: Overland flow usually becomes
shallow concentrated flow after a maximum of three hundred (300) feet:
Use Manning’s equation to estimate travel time for defined swales,
bar ditches, street sections, etc. or from TR-55 “Urban Hydrology
for Small Watersheds,” SCS 1986, may be used where a geometric
section has not been defined.
The overland flow time chart from “Design” by Elwyn
E. Seelye may be used to calculate overland flow times. Note that
the minimum time has been reduced to five (5) minutes.
Use of the TxDOT Rainfall Intensity-Duration Tables is recommended
for determining design rainfall intensities.
412.02-03 -
Methods of Storm Drainage
a.
Natural
drainage channels shall be preserved whenever possible. Open surface
drainage through grass-lined swales shall be preferred over the use
of streets and alleys as the primary drainage network. Concrete and
earth-lined channels and storm sewers shall be designed on the basis
of a twenty-five (25) year storm frequency with 0.5 feet of freeboard.
b.
Streets
may be used to carry stormwater if the calculated flow does not exceed
that required by the City Engineer, or the velocity does not exceed
ten feet (10') per second. Local streets shall be designed for a five
(5) year frequency. A twenty-five (25) year ultimate frequency storm
must be contained within the street right-of-way. Where streets are
not capable of meeting the above requirements, drainage inlets and
structures shall be provided.
c.
Alleys
shall be designed to carry stormwater from only the lots within the
block abutting the alleys on the basis of five (5) year frequency.
A twenty-five (25) year ultimate frequency storm must be contained
within the street right-of-way.
(Ordinance 756 adopted 11/13/18)
