The title of both preliminary and final plats shall show:
A.
Name of subdivision. Duplication of subdivision names shall be prohibited.
B.
Legal description of location of subdivision. This description shall be sufficient for the requirements of title examination.
C.
Total number of lots and blocks.
D.
Name of owner. If owner is a company or corporation, the name of a responsible individual such as president or vice president must be given.
E.
For preliminary plat, the name of the person or firm preparing the plat must be shown. For final plat, name of registered engineer or surveyor certifying the plat must be shown.
F.
Scale: one inch (1") equals one hundred feet (100') or larger. Consent of the county commissioners court needed for smaller scale, then only if lots are more than one-half (½) acre in area.
G.
North point, north to be to top of sheet if possible.
H.
Date, each revision to bear new date.
(Ordinance 204 adopted 4/20/04)
(Required for both preliminary and final plats.) A vicinity or key map shall be included to show relation of proposed subdivision to well known streets, railroads, watercourses, and other important features in all directions to a reasonable distance.
(Ordinance 204 adopted 4/20/04)
A.
Ownership or outline of the tract or tracts the plat is proposed to subdivide shall be shown with very heavy, solid lines. Preliminary plats shall indicate approximate boundary data. The boundaries of a final plat shall be described with complete and overall dimensions and bearings and be tied to an original corner of the original survey of which the proposed subdivision is a part.
B.
For both preliminary and final plats the location, width, and name of existing streets, subdivisions, and any blocks, lots, tracts (to include numbers or other designations), alleys, easements, fee strips, pipelines, building lines, watercourses, or other important features of significant information shall be shown within the plat boundary and on all sides for a distance of not less than two hundred feet (200'). Lines or indications outside the plat boundaries shall be dashed.
(Ordinance 204 adopted 4/20/04)
Sites or reserves for other than residential use (such as business, industrial, churches, clubs, schools, etc.) shall be designated by name of intended use on preliminary plats. In addition to the name of intended use, final plats shall designate such sites or reserves by letter as specified in section 9-C of this article.
(Ordinance 204 adopted 4/20/04)
A.
GENERAL.
The street pattern of a neighborhood should provide adequate circulation within the subdivision and yet discourage excessive through traffic on minor or local streets. The arrangement, character, extent, width, grade, and locations of all streets shall conform to the comprehensive plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public safety and convenience, and in their appropriate relation to the proposed uses of the land to be served by such streets. The street layout shall be devised for the most advantageous development of the entire neighborhood development and shall conform to connecting streets in land adjacent to the new subdivision. Provision shall be made within the subdivision to provide street access to adjacent undeveloped acreage in such a way as to assure adequate circulation for future development. Dead-end streets and those which do not conform to adjacent, established streets are to be avoided whenever possible. Where a subdivision abuts or contains an existing or proposed major street (as indicated in the comprehensive plan or separately adopted part thereof), reverse frontage lots may be required. When reverse frontage lots are required, access shall be denied to the major street, and screen planting or a screening device, as defined herein, shall be required along the rear property line abutting such existing or proposed major street. Paved alleys shall be provided in commercial and industrial developments, except where other definite and assured provision is made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the uses proposed.
B.
RIGHT-OF-WAY REQUIREMENTS.
All residential streets shall have a minimum right-of-way width of sixty feet (60'), with fifty foot (50') width exceptions granted streets with an ultimate length of less than seven hundred feet (700'), where the plat is inside the city limits and where only single-family residential lots abut such street. Where proposed streets are extensions of existing or planned streets designated in the comprehensive plan, or revisions thereto, having a right-of-way width greater than sixty feet (60'), the commission may require that the proposed streets be the same width as the existing or planned street. Alleys, where provided, shall not be less than eighteen feet (18') wide. Intersection alleys shall have corner cut-offs of at least twenty feet (20') on a side. Alleys with only one (1) point of access shall have a turn around with a minimum radius of twenty feet (20') at their closed ends.
C.
CURVES.
Secondary streets shall have a minimum center line radius of six hundred feet (600') or more for reverse curves. Minimum tangent between points of curvature shall be fifty feet (50') .
D.
OFFSETS.
Street offsets must offset a minimum distance of one hundred twenty-five feet (125') on center line. Offset distance shall be indicated on the final plat.
E.
OFFSETS.
INTERSECTIONS.
1.
All streets and alleys are to intersect at a ninety (90) degree angle with variations of ten (10) degrees subject to commission approval upon evidence of good cause.
2.
Acute angle intersections approved by the commission are to have twenty-five foot (25') radii at acute corners.
3.
Street or alley intersections with or extending to meet an existing street or alley will be tied to the existing street or alley on center line, with dimensions and bearings to show relationship.
F.
CUL-DE-SAC STREETS.
1.
Turn-arounds are to have a minimum right-of-way radius of fifty feet (50') for single-family use and sixty feet (60') for apartment, commercial, or other uses.
3.
Temporary turn-arounds, conforming to the minimum radii requirements of (1) above, are to be used where curb and gutter is not installed at the end of a street more than four hundred feet (400') long which will be extended in the future. (The following note shall be provided on the final plat when a temporary turn-around is used: “Cross-hatched area is temporary easement for turn-around until street is extended (direction) in a recorded plat.”)
G.
BLOCK LENGTH.
1.
Maximum block length for single-family residential development shall be one thousand two hundred feet (1,200'), measured along the center of the block, when the lots are the minimum required area of six thousand (6,000) square feet. If the lots are larger than six thousand (6,000) square foot minimum, the block length shall be reasonable but shall not exceed two thousand feet (2,000').
2.
Maximum block length along a major thoroughfare, railroad, body of water, or similar barrier shall be two thousand five hundred feet (2,500'), except under special conditions and upon approval by the commission.
H.
PARTIAL OR HALF-STREETS.
1.
Partial or half-streets should be avoided but may be provided inside the city limits where the commission feels that a street should be located on a property line to permit reasonable development.
2.
Any such dedication of a partial or half-street shall require that the following note be shown on the final plat
“This foot ______ strip is dedicated as an easement for all utility purposes, including storm and sanitary sewers and shall automatically become dedicated for street purposes when and in so far as a ______ foot strip adjacent to it is so dedicated.” |
3.
Whenever a partial or half-street has already been provided adjacent to a tract to be subdivided, the remaining half or width necessary to meet the minimum requirements for full right-of-way shall be platted within such subdivision.
I.
PROVISIONAL RESERVES.
A provisional one foot (1') reserve, to be used along the side or end of streets shall abut undeveloped acreage tracts, shall be provided and the following note shall be shown on the face of the final plat:
“One foot (1') reserve dedicated to the public in fee as a buffer separation between the side or end of streets in subdivision plats where such streets abut adjacent acreage tracts, the condition is subdivided in a recorded plat, the one foot (1') reserve shall thereupon become vested in the public for street right-of-way purposes (and the fee title thereto shall revert to and revest in the dedicator, his heirs, assigns, or successors).”
J.
STREET NAMES.
The names of proposed streets shall conform to the names of existing streets of which they may be or become extensions, or shall not duplicate or conflict with the recognized name of any other street located in the area subject to these regulations.
(Ordinance 204 adopted 4/20/04)
(Preliminary plats to have approximate data.)
A.
GENERAL.
Accurate dimensions, both linear and angular, of all items on the plat shall be indicated and shown on the final plat at a scale of one inch (1") equals one hundred feet (100'). The boundary of the site shall close within one in ten thousand (1:10,000). Linear dimensions shall be expressed in feet and decimals of a foot; angular dimensions may be shown by bearing.
B.
STREETS AND ALLEYS
1.
Complete curve data (P.C., L, R, P.R.C., P.T.) shown on each side of streets and alleys.
2.
Length and bearings of all tangents.
3.
Dimensions from all angle points and points of curve to an adjacent side lot line.
4.
Actual width of all streets and alleys, measured at right angles or radially where curved.
C.
LOTS.
Complete bearings and dimensions for front, rear, and side lot lines. The following note for side lot lines may be used in lieu of bearings:
“All side lot lines are either perpendicular or radial to street frontage unless otherwise noted.” |
D.
WATERCOURSES AND EASEMENTS
1.
Distances to be provided along the side lot lines from the front lot line to the point where the side line crosses the drainage easement line or the high bank of a stream.
2.
Traverse line to be provided along the edge of all large watercourses in a convenient location, preferably along a utility easement if paralleling the drainage easement or stream.
3.
Pipelines having no defined easement location or width shall be tied by dimensions to all adjacent lot and tract corners, if no agreement can be reached on a defined easement, and building setback lines shall be shown at a distance of ten feet (10') from and parallel to the center line of the pipeline.
(Ordinance 204 adopted 4/20/04)
A.
GENERAL.
The lot design should provide for lots of adequate width, depth, and shape to provide open area, to eliminate overcrowding, and to be appropriate for the location of the subdivision and for the type of development and use contemplated. Lots should have the side lot lines at right angles to the streets on which the lot faces or radial to curved street lines.
B.
REAR AND SIDE DRIVEWAY ACCESS.
Rear and side driveway access to major thoroughfares or freeways shall be prohibited. (For final plats only, paragraph G of the dedication form contained in section 12 of this article is to be used when lots back or side on major thoroughfares or freeways.)
C.
DOUBLE FRONTAGE LOTS.
Double frontage lots are prohibited except when backing on major thoroughfares or freeways.
D.
MINIMUM SIZES FOR RESIDENTIAL LOTS
1.
Single-family
(a)
Minimum average width, sixty feet (60').
(b)
Minimum width at front lot line, thirty feet (30').
(c)
Minimum area of lots within city limits, six thousand (6,000) square feet.
(d)
Minimum area of lots outside city limits, when not served by sanitary sewers, shall be determined by the city administrator in accordance with soil percolation tests in the area, but in no case shall be less than seven thousand (7,000) square feet.
(e)
Corner lots with a width of less than seventy feet (70') are to be five feet (5') wider than the average interior lots in the block.
(f)
Corner lots with a width less than eighty feet (80'), siding on a major thoroughfare or freeway, are to be at least fifteen feet (15') wider than the average interior lots in the block.
(g)
Lots facing or backing on a major thoroughfare or freeway shall be at least ten feet (10') deeper than average interior lot depth.
(Ordinance 204 adopted 4/20/04)
(For final plats only; not required for preliminary plats.)
A.
Blocks are to be numbered consecutively within the overall plat/or sections of an overall plat as recorded.
B.
All lots are to be numbered consecutively within each block. Lot numbering may be cumulative throughout the subdivision if the numbering continues from block to block in a uniform manner that has been approved on an overall preliminary plat.
C.
Reserves (land to be used for other than residential purposes) are to be labeled A, B, C, etc., rather than numbered as blocks and lots.
(Ordinance 204 adopted 4/20/04)
Building setback lines adjacent to streets shall be shown and labeled on all plats, both preliminary and final, and shall, in addition to meeting all applicable requirements of the zoning ordinance, meet the following minimum requirements:
A.
Single-family and duplex residential lots facing a street other than a major thoroughfare or freeway shall provide a front building setback line. The front setback line may vary from lot to lot within a subdivision, but in no case shall the average setback for a maximum of six (6) contiguous lots or six hundred feet (600') of frontage whichever is less, be less than twenty-five feet (25'), nor shall the front setback for a single lot be less than ten feet (10'), except corner lots which shall have a minimum front setback of twenty-five feet (25').
B.
Single-family and duplex residential lots facing a major thoroughfare or freeway shall provide a front building setback line. The front setback line may vary from lot to lot within a subdivision, but in no case shall the average setback for a maximum of six (6) contiguous lots, or six hundred feet (600') of frontage, whichever, is less, be less than thirty-five feet (35'), nor shall the front setback for a single lot be less than twenty feet (20'), except corner lots which shall have a minimum front setback of thirty-five feet (35').
C.
Multiple-family residential lots shall provide a front setback line. The setback line may vary from lot to lot within a subdivision, but in no case shall the setback be less than twenty feet (20'), except in the case of duplex lots facing on major thoroughfares or freeways which shall be governed by the preceding section B.
D.
There shall be a minimum building setback of ten feet (10') on the street side of all residential corner lots; however, where residential lots side upon a major thoroughfare or freeway, a twenty foot (20') building setback line shall be provided.
E.
Reserve property or property to be used for other than residential purposes shall provide a minimum twenty-five foot (25') front building setback line when adjacent property has residential lots facing, and further, no such reserve property shall provide less than a ten foot (10') front building setback line and a ten foot (10') building setback line on the street side of all corner lots.
(Ordinance 204 adopted 4/20/04)
A.
DRAINAGE.
Where conditions require, there shall be provided a storm water drainage easement adequate for the purpose, as determined by the city administrator in accordance with the comprehensive plan or separately adopted part thereof. Where such easement is adjacent to lots, tracts, or reserves, the easement shall be noted on the face of the final plat as follows:
“This easement shall be kept clear of fences, buildings, planting, and other obstructions to the operation and maintenance of the drainage facility, and abutting property shall not be permitted to drain into this easement except by means of an approved drainage structure.”
Paragraph F of the dedication form contained in Section 13 of this article shall be used to guarantee easement width and access for construction and maintenance.
B.
UTILITIES
1.
The location and size of utility easements shall be worked out with the public and private utility companies and shall connect with easements established in adjoining properties. An easement for utilities, at least five feet (5') wide, shall be provided along each side of a side line of lots and/or the rear line of lots where necessary to form a continuous easement at least ten feet (10') wide where alleys are not provided. If necessary for the extension of main water or sewer lines or similar utilities, easements of greater width may be required.
2.
There also shall 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 both sides of such ground utility easements or alleys. (See paragraph C in the final plat dedication form contained in section 13.)
3.
Additional easements for pole guys should be provided at the outside of turns. Where possible, lot lines shall be arranged to bisect the exterior angle so that pole guys will fall along the side lot lines.
(Ordinance 204 adopted 4/20/04)
The following form for dedications and certifications shall be utilized on the final plat of subdivisions or resubdivisions:
STATE OF TEXAS | ) |
COUNTY OF SABINE | ) |
I (or we), (name of owner or names of owners, or in the case of corporations, name of president and secretary, together with words “president” and “secretary” respectively of “name of company”), owner (or owners) of the property subdivided in the above and foregoing map of the (name of subdivision), do hereby make subdivision of said property (in case of corporation, use words “for and on behalf of said /name of company/”), according to the lines, streets, alleys, parks, and easements therein shown, and designate said subdivision as (name of subdivision) in the survey, Sabine County, Texas; and (in case of corporations, use word “on behalf of said /name of company/; and”) dedicate to public use, as such, the streets, alleys, parks, and easements shown thereon forever; and do hereby waive any claims for damages occasioned by the establishing of grades as approved for the streets and alleys dedicated, or occasioned by the alteration of the surface of any portion of streets or alleys to conform to such grades; and do hereby bind myself (or ourselves), my (or our) successors and assigns to warrant and forever defend the title to the land so dedicated. | |
A.
The following paragraph is to be used when the subdivision is outside the city and within Sabine County:
“This is to certify that I (or we), (name of owner, owners, or name of president and secretary plus their titles and name of company), have complied with or will comply with all regulations heretofore adopted by the commissioners court of Sabine County.” |
B.
The following paragraph is to be used where there is a lien against the property (or a separate instrument may be filed)
“I (or we), (name of mortgagee or names of mortgagees), owner and holder (or owners and holders) of a lien (or liens) upon said property, do hereby ratify and confirm said subdivision and dedication, and do hereby in all things subordinate to said subdivision and dedication the lien (or liens) against said land owned and held by me (or us). |
(Signature of lien holder or signature of lien holders to appear below that of owners and to be duly acknowledged.)” |
C.
The following paragraph is to be used where there is to be overhead lines in easements:
“There is also dedicated for utilities an unobstructed aerial easement five feet (5') wide from a plane twenty feet (20') aboveground upward located adjacent to all easements and alleys shown hereon.” |
D.
The following paragraphs are to be used when the subdivision is outside the city and in Sabine County:
“FURTHER, I (or we), do hereby dedicate forever to the public a strip of land fifteen feet (15') wide on each side of the center line of any and all gullies, ravines, draws, sloughs, or other natural drainage courses located in said subdivision, as easements for drainage purposes, giving Sabine County and/ or any other public agency the right to enter upon said easement at any and all times for the purpose of constructing and/or maintaining drainage work and/or structures. | |
FURTHER, all of the property subdivided in the above and foregoing map shall be restricted in its use, which restrictions shall run with the title of the property, and shall be enforceable, at the option of Sabine County, by Sabine County or any citizen thereof, by injunctions, as follows: | |
1. | The drainage of septic tanks into road, street, alley, or other public ditches, either directly or indirectly, is strictly prohibited. |
2. | Drainage structures under private driveways shall have a net drainage opening area of sufficient size to permit the free flow of water without backwater, shall be a minimum of one and three-quarters (1 ¾) square feet (18" diameter pipe culvert), and/or designed in accordance with the Rational Method. Culverts or bridges must be used for driveways and/or walks.” |
E.
The following paragraph is to be used for all subdivisions outside the city limits where a sanitary sewer system is not to be installed along with the development of the subdivision and prior to the occupancy of any lot or building site in the subdivision:
“I (or we), hereby convenant and agree with Sabine County and/or any property owner that no dwelling unit shall be constructed and/or occupied on any lot having an area of less than seven thousand (7,000) square feet unless a sanitary sewer system meeting the approval of the county and state health authorities shall first have been extended to the lot, plot, or site; and in no case shall any dwelling be constructed upon a lot, plot, or site of less area than five thousand (5,000) square feet or with less street frontage that fifty feet (50').” |
F.
Drainage easement dedication and guarantee:
“Further, I (or we), do hereby dedicate forever to the public a strip of land fifteen feet (15') wide on each of the center lines of any and all gullies, ravines, draws, sloughs, or other natural drainage courses located in said subdivisions, as easements for drainage purposes, giving the City of Pineland and/or other public agency the right to enter upon said easement at any and all times for the purpose of constructing and/or maintaining drainage works and/or structures.” |
G.
Endorsement form for individual or individuals:
“WITNESS my (or our) hand in Pineland, Sabine County, Texas, this day of _____, 20____. | |
(Signature of owner or owners)” | |
H.
Endorsement form for corporations:
“IN TESTIMONY WHEREOF, the name (name of company) has caused these presents to be signed by (name of president), its president, thereunto authorized, attested by its secretary, (name of secretary), and its common seal here unto affixed this _______ day of _______, 19________. | |
(Name of company) | |
BY | |
(President) | |
ATTEST: | |
(Secretary)” | |
I.
Notary acknowledgment for individual or individuals:
“STATE OF TEXAS ) | |
COUNTY OF SABINE ) | |
BEFORE ME, the undersigned authority, on this day personally appeared (name of owner or names of owners), known to me to be the person (or persons) whose name (or names) is (or are) subscribed to the foregoing instrument, and acknowledged to me that he (or they) executed the same for the purposes and consideration therein set forth. (If a husband and wife join in the dedication, the following form should be added:) and the same said (name of wife), having been examined by me privately and apart from her husband and having the same fully explained to her by me, acknowledged said instrument to be her act and deed, and that she had willingly signed the same. | |
GIVEN UNDER MY HAND AND SEAL OF OFFICE, this _______ day of ________, 20_____. | |
Notary Public in and for Sabine County, Texas (SEAL)” | |
J.
Notary acknowledgment for corporations:
“STATE OF TEXAS ) | |
COUNTY OF SABINE ) | |
Before me, the undersigned authority on this day personally appeared (name of president), President, and (name of secretary), Secretary of the (name of company), known to me to be persons whose names are subscribed to the foregoing instrument, and acknowledged to me that they executed the same for the purposes and considerations therein expressed, and in the capacity therein and herein set out, and as the act and deed of said corporation. | |
GIVEN UNDER BY HAND AND SEAL OF OFFICE, this ______ day of _____ 20_______. | |
Notary Public in and for Sabine County, Texas (SEAL)” | |
K.
Engineer’s or surveyor’s certification:
“This is to certify that I, (name of engineer), a registered engineer (or licensed surveyor) of the State of Texas, have platted the above subdivision from an actual survey on the ground; and that all block corners, angle points and points of curve are properly marked with iron rods (specify rod length and size), and that this plat correctly represents that survey made by me. | |
(Signature) Texas Registration No. ______ (SEAL)” | |
L.
Commission’s certification:
“This is to certify the city planning and zoning commission of the City of Pineland, Texas, has approved this plat and subdivision of (name of subdivision) as shown hereon. | |
In testimony whereof, witness the official signatures of the chairman and secretary of the city planning and zoning commission of the City of Pineland, Texas, this ______ day of _______, 20_________. | |
Secretary | ____________________ Chairman |
M.
City administrator’s certification:
“The city administrator of the City of Pineland, Texas, hereby certifies that this subdivision plat conforms to all requirements of the subdivision regulations as to which his approval is required. | |
City Administrator | |
N.
The following paragraph is to be used when the subdivision is outside the city and within Sabine County:
“Approved and accepted by the commissioners’ court of Sabine County, Texas, this _____ day of, ____________ 20_____. | ||
Commissioner, Precinct 1 | Commissioner, Precinct 2 | |
County Judge | ||
Commissioner, Precinct 3 | Commissioner, Precinct 4” | |
O.
County clerk’s certification:
“STATE OF TEXAS ) | |
COUNTY OF SABINE ) | |
I, (name of county clerk), clerk of the county court of, Sabine County, Texas, do hereby certify that the within instrument with its certificate of authentication was filed for registration in my office on ________, 20________, at ________o’clock, ________.M. and duly recorded on ________, 20________, at o’clock .M., Volume ________, page ___, of records of of said county. | |
Witness by hand and seal of office, at Pineland the day and date last above written. | |
(Name of Clerk), Clerk County Court Sabine County, Texas | |
By ________, Deputy” | |
(Ordinance 204 adopted 4/20/04)