The quality of design of the Town is dependent on the design quality of the individual subdivisions that compose it. Good community design requires the coordination of the efforts of each subdivider and developer of land within the community. Therefore the design of each subdivision shall be prepared in accordance with the design principles, concepts and standards in the Comprehensive Plan, and in accordance with the following provisions:
A. 
PHYSICAL CONDITIONS:
The arrangement of lots and blocks and the street system should be designed to make the most advantageous use of topography and natural physical features. Trees and native vegetation should be preserved. The system of streets and sidewalks, and the layout and arrangement of blocks and lots should be designed to take advantage of the natural and scenic qualities of the area. Land which the Town finds to be unsuitable for subdivision or development due to flooding, improper drainage, adverse earth formation, utility or pipeline easements or other features which will reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision or its surroundings, shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the Planning and Zoning Commission and Town Council that will solve the problems created by the unsuitable land conditions.
B. 
The following general design requirements ensure that the proposed subdivision is coordinated with its immediate neighbors with respect to land use, street constructions, utilities, drainage facilities and the possible dedication of parks and open spaces.
1. 
Conformity with Comprehensive Plan and existing zoning:
The subdivision shall conform to the Comprehensive Plan and/or the existing zoning of the Town and elements thereof, as applicable to the specific tract.
2. 
When a tract is subdivided into larger than normal building lots, such lots shall be so arranged as to permit the logical location and opening of future streets and possible replat of lots with provision for adequate easements and connections.
3. 
When the plat to be submitted includes only part of the contiguous property owned or intended for development by the subdivider, a tentative plan of a proposed future street system for the portion not subdivided shall be prepared and submitted by the subdivider.
4. 
The subdivision plat shall provide for the logical extension of abutting and proposed utilities and drainage easements and improvements in order to provide for system continuity and to promote future development of adjacent areas.
5. 
Provision for Future Subdivision:
If a tract is subdivided into parcels larger than ordinary building lots, such parcels shall be arranged to allow the opening of future streets.
6. 
Reserve Strips Prohibited:
There shall be no reserve strips controlling access to land dedicated or intended to be dedicated to public use.
7. 
Access to Lots:
Each lot shall abut on a dedicated public street or an approved private street.
8. 
Public Improvements:
All public improvements shall be designed and constructed in a manner to meet or exceed the Town of Shady Shores Specifications.
9. 
Access to Subdivision:
Each subdivision shall be designed to have at least two points of access.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
Landscape shall be preserved in its natural state to the greatest extent feasible. Structures, driveways, and parking areas shall be designed and located to fit harmoniously with the natural environment and to minimize the necessity for removing trees, native vegetation, and soil, or the addition of fill. Site clearing, beyond what is necessary to provide locations for structures, driveways, parking, or small yard areas not visible from the street, shall not be permitted. The developer shall leave undisturbed native tree growth to the maximum extent feasible.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
Any land which, in its natural state is subject to a 100-year flood or which cannot be properly drained shall not be subdivided, resubdivided or developed until receipt of evidence that the construction of specific improvements proposed by the Developer can be expected to yield a usable building site. Thereafter the Town Council may approve plats; however, construction upon such land shall be prohibited until the specific improvements have been planned and construction guaranteed.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
A. 
GENERAL POLICY:
All utilities shall be provided in street rights-of-way except for special circumstances approved by the Planning and Zoning Commission. In such cases, the following standards shall prevail:
1. 
All utility easements shall be fifteen (15) feet unless special circumstances warrant additional or reduced easements which can be recommended by the Planning and Zoning Commission and approved by the Town Council. The Planning and Zoning Commission may recommend easements of greater width for the extension of storm sewers, water lines or sanitary sewers and other utilities when it is deemed necessary. Temporary construction easements contiguous to the permanent easement may extend an additional 15 feet of each side of the permanent easement.
2. 
Employees of the Town of Shady Shores and its agents shall have the authority to view or access the easement at any time for the purpose of inspecting, repairing or construction within any easement.
3. 
Where not adjacent to a public way, easements at least 15 feet wide of utility construction service, and maintenance shall be provided where necessary in locations approved by the Planning and Zoning Commission. Easements of at least seven and one half (7-1/2) feet in width shall be provided on each side of all rear lot lines and along side lot lines, where necessary, for utilities such as electric, telephone, street lights and natural gas. Easements having greater width dimensions may also be required along or across lots where engineering design or special conditions make it necessary for the installation of utilities outside public rights-of-way.
4. 
When the town finds that easements in areas adjoining a proposed subdivision are necessary to provide adequate easement and/or to provide utilities, the subdivider shall obtain such easement or make arrangement with the Town to obtain them.
5. 
Drainage easements shall generally be located along the existing drainageway and should be of sufficient width for the designed improvements to be installed and enough extra width for maintenance equipment to be able to work.
6. 
Emergency access easements and fire lanes will be provided where required by the Town inspector, acting as the Fire Marshal. These easements shall have a minimum width of twenty (20) feet and a minimum height clearance of fourteen (14) feet and have a minimum inside turning radius of twenty-five feet (25'). Any emergency access and fire lane easement more than one hundred (100) feet in length shall either connect at each end to a dedicated public street or be provided with a cul-de-sac having a minimum diameter of eighty (80) feet with an additional distance of ten (10) feet on all sides clear of permanent structures. These easements shall be paved to Design Standards and Specifications recommended by the Town Engineer.
7. 
All easements which will be used for water and/or sewer facilities, or which may potentially be used in the future for water and/or sewer facilities shall be designed to meet those required by LCMUA.
B. 
UTILITY EASEMENTS.
1. 
Any franchised public utility, including the Town of Shady Shores, shall have the right to move and keep moved all or part of any building, fences, trees, shrubs, other growths or improvements which in any way endanger or interfere with the construction, maintenance, or efficiency of its respective system and any of the easements shown on the plat; and any public utility, including the Town of Shady Shores, shall have the right at all times, of ingress and egress to and from and upon said easements for the purpose of construction, reconstruction, inspection, Patrolling, maintaining and adding to or removing all or part of its respective system without the necessity at any time, of procuring the permission of anyone.
2. 
All easements which will be used for water and/or sewer facilities, or which may potentially be used in the future for water and/or sewer facilities shall be designed to meet those required by LCMUA.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
A. 
GENERAL:
In order to provide for streets of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access to police, firefighting, sanitation, and street-maintenance equipment, and to coordinate streets so as to compose a convenient system and avoid undue hardships to adjoining properties, an adequate street and thoroughfare system shall be designed in accordance with the standards set forth in these provisions, the Town’s Official Thoroughfare Plan, the Association of State Highway and Transportation Officials (AASHTO) A Policy on Geometric Design of Highways and Streets, and the Texas Manual of Uniform Traffic Control Devices (TMUTCD) latest editions. In the event of a conflict between these or other regulations and those contained in such documents, the more specific and/or restrictive provisions of other regulations and such documents shall be applied with the Design Requirements contained herein and the following provisions taking precedence:
1. 
Dedication of Right-of-way:
The property owner shall be required to dedicate appropriate right-of-way for all existing or future streets within and abutting said subdivision and in accordance with the adopted Official Thoroughfare Plan or other valid development plans approved by Town Council. A minimum parkway width of eleven (11) feet shall be provided along existing constructed thoroughfares. In such cases, no additional right-of-way will be required, except at intersections or other locations when deemed necessary by the Town engineer. The dedication of easements, in addition to dedicated rights-of-way shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. Such slopes shall not be in excess of three feet horizontal to one foot vertical (3:1).
2. 
Arterial Street Access:
Where a residential subdivision borders on or contains an existing or proposed arterial street, the Planning and Zoning Commission shall require that access to such streets be limited where possible by:
a) 
The subdivision of lots so as to back into the primary arterial and front onto a parallel local street with no access from the arterial;
b) 
Providing a series of cul-de-sac, U-shaped local streets, or short loops entered from and designed generally at right angles to a parallel street, with the rear lot lines of their terminal lots backing into the arterial street.
3. 
Design of Local Streets:
The arrangement, character, extent, width, grade and location of all proposed streets shall be related to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relations to the proposed uses of the land to be served by such streets. All streets shall be arranged so as to obtain building sites when possible at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Local streets shall be curved wherever possible to avoid conformity of lot appearance. Local streets shall be laid out so as to serve only local traffic and discourage their use by through traffic. Local streets in residential subdivision shall be designed in a curvilinear manner, except when:
a) 
In the determination of the Planning and Zoning Commission, the shape or topography of the subdivision, existing zoning or the pattern of the adjacent street would make the provision of such curvilinear streets impractical; or
b) 
The subdivision is part of and conforms to an unexpired Preliminary Plat approved prior to the adoption of these Rules, Regulations and Procedures.
4. 
Relation to Adjoining Street System:
The proposed street system shall extend all existing arterial and collector streets up to logical termination. All streets shall be properly integrated with the existing and proposed system of streets and dedicated rights-of-way as established on the Town’s thoroughfare plan. Local streets shall be designed to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property. Local access streets are to be extended as may be desirable for public safety and convenience of circulation. Where possible, the width and the horizontal and vertical alignment of extended streets shall be preserved. All streets should be designed to be in line with existing streets in adjoining subdivisions. Street layout shall provide for continuation of collector streets in areas between arterials. Those local streets designated by the Planning and Zoning Commission shall be extended to the tract boundary to provide future connection with adjoining unplatted lands, unless prevented by topography or other physical conditions, or unless in the opinion of the commission such extension is not necessary or desirable for the coordination of the layout of the subdivision or addition with the existing layout or the most advantageous future development of adjacent tracts. In general, these extensions should be at such intervals as necessary to facilitate internal vehicular circulation with adjoining unplatted lands.
5. 
Projection of Streets:
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 areas.
6. 
Reserve Strips:
The reservation in private ownership of strips of land at the end of proposed or existing streets and intended solely or primarily for the purpose of controlling access to property not included in the subdivision shall be prohibited.
7. 
Adequate Access:
To insure adequate access to each subdivision, there should be at least two (2) planned points of ingress and egress.
8. 
Relation to Lots:
All streets should be planned so that all resulting lots shall be sufficient size and shape to conform to applicable zoning regulations. All streets shall be arranged so as to obtain building sites when possible at, or above, the grades of streets.
9. 
Street Names:
Street names must be submitted to the Town for approval. 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. Streets shall be named to provide continuity with existing streets.
10. 
Improvement, Widening and Realignment of Existing and Proposed Streets:
Where a subdivision or addition borders a substandard street or when the thoroughfare plan indicates plans for realignment, widening or constructing a street that would require use of some of the land in the subdivision or addition, the applicant shall be required to improve and dedicate those areas for widening or realignment of those streets, as follows:
When a proposed subdivision or addition abuts or will abut both sides of a substandard street or a proposed street in the major thoroughfare plan, the owner shall be required to improve the substandard street or proposed street so that it will be a standard street, including sidewalks. If the proposed subdivision or addition is located along only one side of a substandard street or a proposed street in the major thoroughfare plan, the owner shall be required to improve his side of the substandard street or proposed street, including sidewalks, so that it will be a standard street. The owner may, however, petition the Town council to construct the improvements herein required, subject, upon approval, to the Town’s escrow policies.
11. 
Private residential streets:
Existing private streets are to be maintained to the standards originally approved when the subdivision encompassing the private roads was approved. Future subdivisions proposing private roads would need specific city approval for the roads to be private, or the subdivision to be gated, or both. Subdivisions proposing private roads after the adoption of this ordinance must be built to city road standards, unless specific approval is given by the Town Council for different standards.
B. 
STREET COSTS AND TOWN PARTICIPATION:
The owner or developer shall be responsible and pay all costs for the design and construction of streets within the proposed development. The developer shall build these streets in accordance with Town standards.
C. 
DESIGN REQUIREMENTS:
Design requirements are summarized in Table 7.1. The Planning and Zoning Commission may require curb and gutter for some street classifications. Curb, gutter and paving requirements for streets, unless otherwise specified in Standard Specifications for Public Works Construction, shall follow the Standard Specifications for Public Work Construction (latest edition) of the North Central Texas Council of Governments.
1. 
Pavement Width: Streets shall be designed to the width required by the Thoroughfare Plan, Table 7.1 or as may be specified by the Planning and Zoning Commission and Town Council. All pavement widths shall be measured from the face of one curb to the face of the opposite curb. Wider pavement widths shall be provided when required by the Planning and Zoning Commission and Town Council to handle increased or unusual traffic conditions.
TABLE 7.1
SUMMARY OF RECOMMENDED THOROUGHFARE DESIGN STANDARDS FOR COLLECTOR AND LOCAL (RESIDENTIAL) THOROUGHFARES
Item
Standard
1. Pavement Width (feet) (face to face)
27
2. Pavement Section
 
a. Stabilized Subgrade (in)
6
b. Asphalt/Concrete Pavement (in)
6/6
3. Number of Traffic Lanes
2
4. Lane Width (feet)
12
5. Right-of-way Width (feet)
60
6. Vehicle Capacity Policy (vehicles per hr./vehicles per day)
400/5,250
7. Design Speed (mph)
30
8. Minimum Grade (%) **
0.5
9. Maximum Grade (%) **
7
10. Minimum Centerline Radius (feet) (collector/local)
(400/250)
11. Stopping Sight Distance (feet)
200
12. Minimum Median Width (feet)
12
13. Minimum Spacing Median Opening (feet)
400*
14. Minimum Radius for Curb Returns at intersection (feet)
 
a. Local to Local or Connector
20
b. Local or Collector to Collector
25
c. Collector or Arterial to Arterial
35
* May be reduced to 300 feet with supporting traffic study
** Also applies to alleys
2. 
Street Section:
The Town of Shady Shores minimum street section for a local, collector or arterial shall be not less than six inches (6") of lime or cement stabilized subgrade and six inches (6") of reinforced Portland cement concrete or Hot Mix Asphalt Concrete (HMAC). Commercial and industrial-use roadways shall have a minimum section of six inches (6") of lime or cement-stabilized subgrade and eight inches (8") of reinforced Portland cement concrete or HMAC pavement.
A parabolic crown shall be provided on streets. Crown height shall be five inches (5") for streets up to thirty feet (30') wide, six inches (6") for streets up to forty feet (40') wide and eight inches (8") for streets forty-four feet (44') wide or greater.
The developer’s engineer shall provide soil tests for determining lime or cement content for the subgrade and for pavement design. The recommendations shall address the percentage (%) of lime or cement to be applied. The design shall be in accordance with AASHTO Guidelines and shall be based upon a 20-year design life. The distance between expansion joints shall not exceed 500 feet, and expansion joints shall be required at structures, intersections, points of curvature, points of tangency, and at the start of cul-de-sac points of curvature and such that no joint falls within the limits of a driveway approach. The concrete for all street sections shall have a minimum compressive strength of 3,600 pounds per square inch (psi). The Town Engineer may require more stringent design requirements in locations of unusual soil or traffic conditions. Any deviations from the typical sections shall require the approval of the Town Engineer.
Consideration may be given to permitting a different subgrade and pavement thickness from the foregoing provided that the developer’s engineer provides soils test and design calculations based approved method and all such soils tests and calculations are approved by the Town Engineer.
All materials furnished for the paving of streets and all construction methods shall fully conform to the appropriate sections of the Standard Specifications for Public Works Construction (NCTCOG).
3. 
Street Alignment:
A curved street pattern which follows the topography is preferred to a grid pattern imposed upon the land. This provides use of the streets for drainage purposes, a more interesting pattern of development, and slows traffic driving through residential neighborhoods. Streets should traverse the topography in the following manner:
a) 
Cross streams and drainageways at a right angle; this minimizes bridge and culvert costs.
b) 
Streets on sloping terrain should gradually cross hills rather than directly up and down.
c) 
Cul-de-sacs and loop streets should curve with the flow of the topography to best handle drainage.
d) 
Where possible, drainage should be away from the cul-de-sac or loop street.
e) 
Property boundaries should not serve as the primary basis for street layout, with other property features (topography, soils, vegetation, etc.) serving as the overall guide.
4. 
Intersections:
Intersections should have only two streets intersecting at right angles. This provides the safest type of intersection. Another type of intersection is the “T” intersection. These are useful for discouraging through traffic and should be used more than 125 feet away from any other intersection.
Intersections shall be designed to as near right angles as possible and in no case shall vary from ninety degrees by more than 5 degrees with specific authorization by the Planning and Zoning Commission and Town Council. The intersection of two local streets shall have a minimum curb return radius of fifteen feet (15'). The intersection of a local street or collector street with a collector street shall have a minimum curb return radius of twenty-five feet (25'). Intersection of a collector street or arterial street with an arterial street shall have a minimum curb return radius of thirty-five feet (35'). If the intersection angle between any two streets varies by more than 5 degrees from a right angle, the minimum curb return shall be determined and approved by the Town Engineer.
Visibility triangles shall be provided at all street intersections either as dedicated right-of-way or as public open space easement. The minimum triangle shall be forty-five feet (45') along each curb line and/or in accordance with current zoning ordinance. Additional open space easement may be required when necessary to achieve the necessary sight distance.
5. 
Alleys:
If provided or required alleys shall be constructed to the following provisions:
a) 
Alleys for front entry lots shall be constructed a minimum of ten feet in width within a minimum 15-foot right-of-way.
b) 
Alleys for rear entry lots shall be constructed a minimum 12 feet in width within a minimum 20-foot right-of-way.
c) 
Wider alleys, required for drainage or other purposes, shall be constructed in rights-of-way approved by the Town engineer.
d) 
Alley turnouts shall be a minimum of 12 feet in width at the street right-of-way line or the width of the alley, whichever is greater.
e) 
Paving in alleys adjacent to masonry screening walls shall be constructed a minimum of 12.5 feet width and shall abut the screening wall.
f) 
Alleys for other than residential uses shall be dedicated and paved a minimum of 20 feet in width.
g) 
The owner shall construct the full width of the alley at his own cost.
6. 
Street and Alley Length:
Local streets and alleys shall not exceed 1,200 feet in length between intersections (outlets).
7. 
Cul-de-sacs and Loop Streets:
Streets designated to be dead-ended permanently shall be platted and constructed with a paved cul-de-sac, in accordance with the following provisions:
a) 
The maximum length of a cul-de-sac with a permanent turnaround shall be six hundred (600) feet, unless specifically recommended by the Planning and Zoning Commission and approved by the Town Council. The Planning & Zoning Commission and Town Council may approve longer cul-de-sacs for developments with extra-wide lots and fewer than 20 lots fronting on the cul-de-sac.
b) 
A street ending permanently in a cul-de-sac less than six hundred (600) feet in length shall be provided at the closed end with a turnaround having an outside roadway diameter of at least ninety (90) feet, and a street right-of-way diameter of at least one hundred ten (110) feet. On cul-de-sacs which have been approved for lengths greater than six hundred feet (600'), the turnaround shall have an outside roadway diameter of at least one hundred feet (100') and a street right-of-way diameter of one hundred twenty feet (120').
c) 
When the Town Council determines that there is a reasonable expectation that a dead-end street will be extended within two (2) years, construction of a temporary cul-de-sac may be approved. The Town Council upon recommendation by the Planning and Zoning Commission, may waive temporary cul-de-sac requirements for dead-end streets when the street is less than two hundred (200) feet in length. Any dead-end street of a temporary nature, if longer than two hundred (200) feet, shall have a paved turning area of ninety (90) feet in diameter for a cul-de-sac. Any temporary cul-de-sac over six hundred feet (600') in length shall have a paved turning area of one hundred feet (100') in diameter. Temporary dead-end streets shall provide for the future extension of the street and utilities and, if a temporary cul-de-sac is utilized, a reversionary right to the land abutting the turnaround for excess right-of-way shall be provided. The portion of the temporary cul-de-sac which will serve as the extension of the street shall be constructed in accordance with the Town standards, while the remaining portion of the temporary cul-de-sac may be constructed with an all-weather surface adequate to accommodate, fire, sanitation and school bus vehicles.
d) 
Cul-de-sacs and loop streets shall drain to other streets or dedicated drainage easements.
8. 
One-Way Streets:
One-way streets are generally prohibited in the Town.
9. 
Minimum and Maximum Grades:
Street and alley grades should conform to the natural terrain where possible and shall conform to the requirements in Table 7.1.
10. 
Horizontal Curves:
Horizontal curves for local streets shall not be less than two hundred fifty feet (250') along the centerline radius, collector streets not less than four hundred feet (400') along the centerline radius, and arterials not less than one thousand two hundred feet (1,200') along the centerline radius. Local streets should be designed in a curvilinear manner to the extent possible, and avoid long street segments with a maximum centerline radius less than eight hundred feet (800'). These requirements may be made more stringent by the Town Engineer if deemed necessary to provide minimum stopping distance, sight distance, design speeds, and other safety requirements consistent with good engineering practices.
11. 
Design Speeds:
Unless otherwise approved by the Town Council, design speeds shall be in conformance with Table 7.1.
12. 
Medians:
Medians shall not be constructed in dedicated public right-of-way unless specifically required by and/or approved by the Planning and Zoning Commission and Town Council. Medians approved for aesthetic purposes shall be maintained by, and at the expense of, the dedicator in accordance with specific contractual arrangements with the Town. Medians required for traffic shall be designed for minimum maintenance.
13. 
Driveways and Median Openings:
a) 
Each land owner is entitled to access to the Town thoroughfare system. On the other hand, it is Town policy to limit the number of driveways entering streets and thoroughfares to protect public safety and maintain traffic efficiency. Therefore each land owner is entitled to only one driveway for each lot or parcel. Additional drive approaches shall be approved only when it has been determined that the additional driveway is necessary for adequate traffic circulation and that street efficiency and safety are preserved. Circle drives will be generally permitted when the Town Engineer determines that traffic safety is not hindered.
b) 
No driveway shall be located within seventy-five feet (75') of a street intersection unless no other point of access can be provided. Likewise, driveways shall be located a minimum of seventy-five feet (75') from any median opening unless the median opening directly serves the driveways. The minimum separation between driveways shall be seventy-five feet (75') unless for low density residential access onto a local street. Deviation from these standards shall be allowed only upon approval of the Town Engineer. Driveways should be located directly opposite each other to minimize the potential points of conflict. The use of common driveways for adjacent property shall be encouraged.
c) 
Minimum Spacing between Driveways:
(1) Street Classification
Number of Curb Cuts
Arterials
One per 200 feet of frontage
Collector
One per 100 feet of frontage
Local (residential)
10-foot separation unless joint access
d) 
Sight Distance, On-site Maneuvering and Parking Lot Design:
Adequate site distance and on-site maneuvering should be available from every driveway. Any movement for which adequate sight distance is not available or any parking lot design that does not provide adequate on-site maneuvering should not be permitted.
e) 
Median Openings:
If and when medians are constructed on any arterial street, spacing between median openings should be at least four hundred (400) feet. The spacing may be reduced to three hundred (300) feet if a competent traffic study shows that a lesser spacing will still safely and efficiently accommodate left-turn movements to existing and projected future development in the immediate vicinity.
f) 
Width of Driveway Approaches:
(1) 
Residential:
Residential driveways to serve single car garages, carports, and/or storage areas shall be not less than ten (10) feet nor more than twenty (20) feet in width, measured at the property line. Residential driveways to serve two (2) car garages, carports, and/or storage areas shall be no less than twelve (12) feet, nor more than twenty-four (24) feet in width, measured at the property line. When residential driveways are required to serve three or more car garages, carports, and/or storage areas, the size and location of the driveway(s) shall be subject to the approval of the Town Engineer, after an adequate engineering analysis of the parking, maneuvering and access requirements. A driveway should not begin less than five (5) feet from the point of tangency of the corner radius of an intersection.
Driveways shall provide a minimum of eighteen feet (18') between the property line and any garage door, gate, or other obstruction to provide for safe parking or stack space off of the public right-of-way.
The radius of all residential driveway returns shall be a minimum of five (5) feet. Residential driveways shall not be constructed closer than ten (10) feet apart. If permitted, low density residential driveways entering onto collector or arterial streets shall have a minimum curb return radius of ten feet (10').
g) 
Permit Procedure:
The location of any driveway ingress or egress from any lot onto any public street or right-of-way shall be approved by the Town.
14. 
Traffic-Control and Street Signs:
The developer shall provide all street identification signs and attachment hardware for streets within the subdivision. The street identification signs shall be constructed of extruded aluminum and shall have black reflective letters on a white background indicating the street name and block numbers. The Developer shall provide poles and any necessary traffic-control signs (such as stop signs) as directed by the Town Engineer.
15. 
Streetlights:
If street lighting is required by the Town or offered by the subdivider the Town shall approve light standards prior to construction.
16. 
Sidewalks:
Sidewalks shall be provided in locations required by the Town Council. Sidewalks shall be constructed of concrete. Sidewalks shall have a minimum width of five feet (5') and a minimum pavement thickness of four inches (4") of reinforced concrete. Sidewalks shall have a minimum cross slope of one-fourth inch per foot for drainage. All sidewalk in public right-of-way shall be designed and constructed to comply with the requirements of the Texas Accessibility Standards (TAS) and Americans with Disabilities Act (ADA). Barrier free ramps shall be constructed in accordance the latest Texas Department of Transportation Pedestrian Facilities Curb Ramps standard details.
Sidewalk construction may be delayed until development of lots, but in locations not adjacent to lots and across bridges and culverts, the sidewalk shall be constructed with the other improvements to the subdivision or addition. Sidewalks adjacent to screening walls shall generally be placed against the screening walls to the subdivision or addition. Routing to clear poles, trees or other obstacles shall be subject to approval by the Town Engineer.
17. 
Level-Up Material:
Sand may not be used as fill or level-up material under any paving within Town right-of-way. Approved fill is per NCTCOG specifications, and approved level-up material is crushed concrete flexible base per TxDOT Item No. 247. Grade 1, Type D.
18. 
Parking
lots: The required number of parking and loading spaces shall be provided in accordance with the Town’s Zoning Ordinance. Parking shall be designed to facilitate efficient traffic movement with a minimum conflict. All parking maneuvers shall be accomplished off of public rights-of-way. Off-street parking layouts shall afford the driver the ability to accomplish all maneuvers to enter or exit the parking spaces on private property. Off-street parking areas shall be maintained by the Owner.
Nothing in this section shall require the changing of existing driveways and/or parking except under one or more of the following conditions:
a) 
During widening and/or reconstruction of streets, the driveways will be brought into conformity with the present standards.
b) 
During new building construction or major additions and remodeling of existing buildings all driveways and parking requirements will be brought into conformity with the present standards.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
A. 
BLOCKS.
1. 
The length of a block shall be considered to be the distance from property corner to property corner measured along the property line of the block face of greatest dimension, or on which the greatest number of lots face. The width of a block shall be considered to be the distance from property corner to property corner measured along the property line of the block face of least dimension, or on which the fewest number of lots face. The length, width and shapes of blocks shall be determined with due regard to provision of adequate building sites suitable to the special needs of the type of use contemplated, zoning requirements as to lot sizes and dimensions, and needs for convenient access, circulation, control and safety of street traffic.
2. 
In general, intersecting streets should be provided at such intervals as to serve traffic adequately and to meet existing streets or customary subdivision practices. Where no existing subdivision controls, the block lengths should not exceed one thousand three hundred twenty (1,320) feet. Where no existing subdivision controls, the blocks should not be less than five hundred (500) feet in length; however, in cases where physical barrier, property ownership, or individual usage creates conditions where it is appropriate that these standards be varied, the length may be increased or decreased to meet existing conditions, having due regard for connecting streets, circulation of traffic and public safety.
3. 
Where long blocks in the vicinity of a school or park are platted, the Planning and Zoning Commission may require a public walkway near the middle of long blocks or opposite a street that terminates between the streets at the ends of the block. If required, the walkway shall be not less than four (4) feet nor more than eight (8) feet in width, and shall have a concrete walk of a minimum width of four (4) feet through the block from sidewalk to sidewalk, or curb to curb, or if no street, to the property line adjacent to a school, or park.
B. 
LOTS.
1. 
The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
2. 
All side lines of lots shall be at approximately right angles to straight street lines and radial to curved street lines except where a variation to this rule will provide a better street and lot layout. Rear lot lines should be straight and avoid acute angles with side yard lines. Odd-shaped lots should be avoided. Where utility easements are to be located along rear lot lines, these lines should be as straight as possible for long lengths.
3. 
No lot shall have less area or width at the building line than is required by the zoning regulations that apply to the area in which it is located.
4. 
Lots shall be consistent with zoning regulations. When the specific proposed use of a lot or tract depends upon future action by the Town Council or other property [properly] designated authority, lot lines shall also be shown on the preliminary plat appropriate to a use which does not require such action. Proposed uses shall be shown on the preliminary plat.
5. 
Generally lots should be deeper than they are wide. It is recommended to have the depth twice the width. The important consideration is to assure that the lots are neither too deep nor too shallow to allow for good placement of a dwelling unit on a lot.
6. 
Corner lots shall be larger than interior lots so that dwellings can be placed further from the street. Corner lots shall be 10 to 20 percent larger than interior lots. Lots facing onto heavy traffic streets shall be avoided. This can be accomplished by providing deeper lots with the houses backing onto the heavy traffic street. Other methods include, a) providing an access street parallel to the major street, b) cul-de-sac if the property has sufficient depth, or c) provide a loop street, if the property has sufficient depth and width.
7. 
Surface drainage must be diverted away from house sites. Sufficient slope must exist on the lot to enable drainage to run off from the building site across sidewalks, and onto the street. Swales may be needed to provide drainage from back yards.
8. 
Building Lines: Front and second front building lines shall be shown on all lots in the subdivision. The building lines shall be listed in accordance with the applicable zoning ordinances.
(Ordinance 130 adopted 6/5/00; Ordinance adopting Code; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
GENERAL: The Planning and Zoning Commission shall not recommend for approval any plat of a subdivision which does not make adequate provisions for storm or floodwater runoff channels or basins. Drainage provisions shall ensure the health and safety of the public and the property in times of flood. Development shall not increase the peak flow discharge or velocities over natural conditions, particularly to adjacent and downstream properties. Storm drainage facilities shall be designed in accordance with the City of Denton Drainage Design Criteria (1990) unless otherwise specified herein. For drainage requirements and design standards see Article 5, Section 5.6 of this ordinance.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
A. 
GENERAL:
All subdivisions developed subsequent to this Ordinance shall be provided with an approved sewerage disposal system conforming to the current criteria adopted by the LCMUA and the requirements of the Texas Natural Resources Conservation Commission “Design Criteria for Sewerage Systems” or “Construction Standards for Private Sewerage Facilities.” Materials and construction shall meet the requirements of Standard Specifications for Public Works Construction.
B. 
CONNECTION TO THE SANITARY SEWER SYSTEM:
Subdividers shall be responsible for providing any approved public sanitary sewer system consistent with the Comprehensive Plan, throughout the entire subdivision such that all lots, parcel, or tracts of land will be capable of connecting to the sanitary sewer system except as otherwise approved by the Town Engineer. Where an approved public sanitary sewer collection main or outfall line is within a reasonable distance of the subdivision as determined by the Town Council, but in no case less than one-half mile away and connection to the system is both possible and permissible, the subdivider shall be required to bear the cost of connecting his/her subdivision to such sanitary sewer system.
C. 
SEPTIC TANKS:
1. 
Septic tank systems and other sewerage disposal facilities must comply with all Town of Shady Shores requirements and Ordinances.
2. 
Septic tanks shall be installed in accordance with the most current standards established by the Texas Natural Resources Conservation Commission and other applicable Town Ordinances.
D. 
OTHER INDIVIDUAL SYSTEMS:
Other individual septic systems can be considered if satisfactory evidence is submitted certifying that the system meets all requirements and standards of the Texas Natural Resources Conservation Commission and The Town of Shady Shores.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
A. 
BASIC POLICY:
Water systems shall be planned, designed and constructed in accordance with the most current set of rules and regulations of the LCMUA. The design of water distribution systems, if needed, must be approved by the LCMUA. Proof of approval in writing must be provided to the Town before plat approval is granted.
All developments within the jurisdiction of the Town of Shady Shores shall be required to have approved water supply and sanitary sewerage facilities and shall be required to connect to the LCMUA facilities, where available, unless alternative arrangements have been approved by the Town.
B. 
WATER WELLS (INDIVIDUAL):
Developments may be approved with alternative water facilities according to the following criteria:
1. 
Water well operation and quality meet the minimum requirements of the Texas Natural Resources Conservation Commission; the Lake Cities Municipal Water Authority, and The Town of Shady Shores.
2. 
Water wells are not utilized in any commercial sale of the water.
C. 
PUBLIC OR PRIVATE WATER AND/OR SEWER COOPERATIVE SYSTEMS:
All new public or private water and/or sewer cooperative systems are expressly prohibited under this Ordinance, if Town or other approved services are available as provided for in this Ordinance.
(Ordinance 130 adopted 6/5/00; Ordinance 300-03-17 adopted 3/13/17; Ordinance 329-12-2019 adopted 12/9/19)
A. 
Construction standards for paving and drainage facilities:
Ordinances concerning general construction standards for driveways, in effect at the time of adoption of this Code, as amended, are incorporated by reference as if set forth herein.
B. 
Road and driveway requirements:
1. 
Gravel Roadways:
a. 
A driveway connecting to a gravel (unimproved) roadway may be constructed of crushed aggregate, asphalt, or concrete.
2. 
Asphalt or Concrete Roadways:
a. 
The main driveway connecting the primary residence to an asphalt or concrete roadway must be constructed of either asphalt or concrete. The portion of the driveway that lies within the public right-of-way, or within ten feet from the edge of roadway pavement, must be six (6) inches thick.
b. 
A secondary driveway does not connect the primary residence to a roadway. It connects a pasture, or building which is not the residence, such as a barn, to a roadway. If the home has a secondary driveway, it may be constructed of crushed aggregate, asphalt or concrete. If crushed aggregate, there must be a concrete or asphalt apron (described below) constructed from the property line to the edge of pavement, or in any case not less than ten feet by ten feet.
c. 
If the property line is in the roadway, the apron is constructed for a distance of not less than ten feet from the edge of pavement across the drainage facility, if any, at the side of the road in the direction of the principal building on the site. The "apron" will be constructed to standards not less than a concrete or asphalt driveway, and of a depth, width and design approved by the city engineer.
3. 
Garage and Carport:
Garages and carports (where carports are allowed) accessed by gravel driveways shall have floors and aprons of asphalt or concrete. The apron shall extend not less than five feet from the garage door or entrance to the carport, and not less than the dripline of the eves of the building.
4. 
Crushed Aggregate:
Crushed Aggregate (flexible base) may be used in driveways in any area gravel is permitted by this ordinance. Gravel may not be used in a secondary driveway where crushed aggregate is permitted. Crushed limestone or crushed concrete that conforms to the Public Works Construction Standards shall be used for the crushed aggregate requirement.
5. 
Permits and Approvals:
All work to be done subject to this ordinance requires a Town Permit to be acquired in advance of any construction by submitting appropriate plans and fees and obtaining preliminary approval of the plans. Any work done without a permit is a violation of this ordinance, as is any work done in violation of the requirements of the plans or permit.
[Ordinance 382-11-2023 adopted 11/13/2023]