(Ordinance 1219062 adopted 12/19/06)
No preliminary or final plat shall be approved by the City Council
and no completed improvements shall be accepted by the Council, unless
they conform to the following standards and specifications:
5.01.A.
Provision
for future subdivisions:
If a tract is subdivided into
parcels larger than ordinary building lots, such parcels shall be
arranged to allow the opening of future roads.
5.01.B.
Reserve
strips prohibited:
There shall be no reserve strips controlling
the only access to land dedicated or intended to be dedicated for
public use.
5.01.C.
Right-of-Way:
All public rights-of-way shall be cleared of all impediments
including boulders, stumps, trees, or any other debris. Selective
clearing may be approved by the City’s designated Representative.
Right-of-way limits shall be contiguous with lot lines.
5.01.D.
Lot
size and acreage requirements:
Subdivisions in the City
shall meet minimum lot size requirements and total number of lots
permitted based on total subdivision acreage requirements as follows:
1.
The total
number of lots permitted in any subdivision that uses individual water
wells as the source of potable water shall not exceed the total acreage
in the subdivision divided by five (5) acres.
2.
The total
number of lots permitted in any subdivision that uses a community
water system or shared water system, as the source of potable water
shall not exceed the total acreage in the subdivision divided by three
(3) acres unless the subdivision is located within a High Density
Development Area designated by the City Council. No individual water
wells shall be permitted on any lot or any other location in any subdivision
developed under this paragraph.
3.
The total
number of lots permitted in any subdivision that uses a community
water system or shared water system as the source of potable water
and the majority of the acreage in the subdivision is located within
an area designated as a High Density Development Area, shall not exceed
total acreage in the subdivision divided by two (2). No individual
water wells shall be permitted on any lot or on any other location
in any subdivision developed under this paragraph.
4.
Subdivisions
that utilize surface water as the sole source of potable water for
all lots are not subject to Section 5.01.D.1 and 2. No individual
water wells shall be permitted on any lot or on any other location
in any subdivision developed under this paragraph.
5.
The Minimum
Lot Size Requirements.
(i).
Three (3) acres for lots where an individual water well is planned
to be the source of potable water and an on-site sewage facility is
located.
(ii).
One (1) acre for lots served by community or public water systems
and served by OSSF if such OSSF can be installed in compliance with
the current Order for Rules of Kerr County, Texas for On-site Sewage
Facilities; or served by a community sewage collection system. Lesser
acreage requirements may be approved by the City Council on a case-by-case
basis, based on the development plan. No individual water wells shall
be permitted on any lot or any other location in the subdivision developed
under this paragraph. Note the balance of the acreage in the subdivision
not used for lots may be used for roads, drainage structures, parks,
or any other use other than lots.
(iii).
One-quarter (1/4) acre for lots to be served by a community or public
water system and a community sewage collection system. Lesser acreage
requirements may be approved by the City Council on a case-by-case
basis, based on the development plan. No individual water wells shall
be permitted on any lot or any other location in the subdivision developed
under this paragraph. Note the balance of the acreage in the subdivision
not used for lots may be used for roads, drainage structures, parks,
or any other use other than lots.
5.01.E.
Building
Setbacks:
The minimum allowed building setback from road
right-of-way is twenty (20) feet. Minimum allowed building setback
on sides and rear of lots is five (5) feet.
5.01.F.
Other
developments:
Developments such as Planned Unit Developments
(PUD), High Density Developments, Cluster Developments, and Condominiums
not covered under these regulations will be reviewed on an individual
basis by the City’s designated Engineer and the City Council.
5.01.G.
A water
utility and a wastewater disposal plan must be submitted and approved
and sealed by a licensed engineer. Such plan shall meet all TCEQ rules
and regulations, if applicable and Headwaters Groundwater Conservation
District rules and regulations, if applicable.
5.01.H.
Commercial
Development Subdivision:
Commercial development subdivisions
shall be subject to the City Subdivision Rules and Regulations. Certain
provisions contained herein may not be applicable and will be reviewed
on an individual or case-by-case basis by the City Council.
(Ordinance 1219062 adopted 12/19/06)
5.02.A
Road
Layout:
Adequate roads shall be provided by the developer,
and the management, character, extent, width, grade and location of
each shall be considered in their relation to existing and planned
roads, to topographical conditions, to public safety and convenience
and in their appropriate relationship to the proposed use of land
to be served by such roads. The road layout shall be devised for the
most advantageous development of the entire neighborhood.
5.02.B
Relation
to adjoining road system:
Where necessary to the neighborhood
pattern, existing roads in adjoining areas shall be continued, and
shall be at least as wide as such existing roads and in alignment
therewith.
5.02.C
Projection
of roads:
Where adjoining areas are not subdivided, the
arrangement of roads in the subdivision shall make provision for the
proper projection of roads into such unsubdivided areas.
5.02.D
Road
intersections:
Road intersections shall be as nearly
at right angles as practicable, giving due regard to terrain and topography.
5.02.E
Cul-de-sacs:
A Cul-de-sac right-of-way shall have a radius of not less than
fifty (50) feet with a surface of forty (40) feet.
5.02.F
Lot
and block numbers are to be arranged in systematic order and shown
on the plat. Each block will be numbered sequentially beginning with
the number one (1), and each subdivision unit will have a separate
lot and block designation.
5.02.G
Road
construction and design shall meet requirements herein. (See Section
VII.)
5.02.H
Road
Names:
Proposed roads, which are in alignment with existing
named roads shall bear the names of the existing road. Proposed roads
shall comply with the Road Naming and Addressing Guidelines of Kerr
911 and approved by City Council. Road names must be approved by Kerr
911 before final plat approval. The Council or its authorized agent
shall have final determination of road names.
5.02.I
Signs:
The developer shall present a
sign placement plan and have it approved by the City’s Engineer
or designee prior to final plat approval.
5.02.I.1
Reflective
road name signs shall be furnished and installed by the developer
at all intersections within or abutting the subdivision. Road name
signs shall be placed in a uniform manner throughout the subdivision.
Road name signs shall be 7' above the pavement to the bottom of the
sign on an approved metal post.
5.02.I.2
All
traffic signs shall be furnished and installed by the developer in
accordance with the latest issue of the Texas Manual of Uniform Traffic
Control Devices (MUTCD) issued by the Texas Department of Transportation.
5.02.I.3
All
privately maintained roads shall be signed to inform the public of
their status. The sign shall read “Privately Maintained Road,”
and signs must be placed at each entrance to the subdivision. The
sign must be a rectangular shaped, minimum size of 24", white backing
with black letters and installed in accordance with the MUTCD.
(Ordinance 1219062 adopted 12/19/06)
Each lot in subdivision must have some legal means of sewage
waste treatment and disposal. It is the policy of the City of Ingram
to encourage subdivision developers to provide community sewage collection
and treatment facilities wherever possible and practical to serve
the needs of the subdivision. Such action by a developer will serve
to eliminate the need for individual property owners to install OSSF
on their individual lot(s).
5.03.A.
Lots
Served By OSSF:
All lots to be served by OSSF shall have
such OSSF installed in compliance with the Kerr County OSSF Rules
and Regulations.
5.03.B.
Lots
Served By Community Sewage Collection and Treatment Facilities:
All Lots to be served by community sewage collection and treatment
facilities shall have such system and facility plan approved by TCEQ
and the developer shall provide a letter from TCEQ approving such
system and facility plan prior to final plat approval. If wastewater
collection and treatment services are to be provided by a utility
service provider entity other than a community collection system,
that entity shall review the system and facility plan and the developer
shall provide a letter from such entity approving such system and
facility plan prior to final plat approval.
5.03.C.
Owners
or developers proposing residential subdivisions, manufactured housing
communities, multi-unit residential developments, business parks,
or other similar uses and using OSSF for sewage disposal shall submit
planning materials for these developments to the Kerr County Environmental
Health Department. The planning materials shall be prepared, signed
and sealed by a professional engineer or professional sanitarian and
shall include an overall site plan, topographic map, 100-year floodplain
map, soil survey, location of water wells, locations of easements
as identified in Section 285.91(10) (relating to tables), Texas Administrative
Code, Title 30, and a complete report detailing the types of OSSF
to be considered and their compatibility with area-wide drainage and
groundwater. A comprehensive drainage plan shall also be included
in these planning materials. The Kerr County Environmental Health
Department will either approve or deny the planning materials, in
writing, within 30 days of receipt.
(Ordinance 1219062 adopted 12/19/06)
5.04.A.
All
utility lines that pass under a road or alley shall be installed before
the road or alley is paved. When it is necessary that utility lines
pass under an existing road or alley pavement, they shall be bored
to a point at least four (4) feet beyond the edge of the pavement.
(See Appendix H)
5.04.B.
Utility
fixtures extending above ground (poles, fire hydrants, etc.) shall
be within four (4) feet of the outside edge of the right-of-way line
unless engineer approved.
5.04.C.
Underground
utility lines are to be placed a minimum of thirty (30) inches below
surface (and meet all safety codes) within a range of 0 to 4 feet
of the outside of the right-of-way line. (See Appendix H)
(Ordinance 1219062 adopted 12/19/06)
A minimum of one concrete monument containing certified benchmark
elevations shall be required when any part of the subdivision is located
within a Special Flood Hazard Area (studied), as represented by the
applicable Flood Insurance Rate maps produced by Federal Emergency
Management Agency (FEMA). The monument location shall permit reasonable
access from all lots.
(Ordinance 1219062 adopted 12/19/06)
5.06.A
Drainage
facilities shall be provided and constructed in accordance with approved
plans as required in these regulations. Drainage plans shall be prepared
by a registered professional engineer licensed in the State of Texas,
experienced in hydrology analysis, and shall be signed and sealed
using professional standards of practices of the engineering industry.
A registered professional engineer or the developer shall certify
on the Final Plat that all drainage requirements specified by the
registered professional engineer were constructed substantially in
accordance with all design criteria submitted and are in compliance
with Kerr County Subdivision Rules and Regulations. (See Appendix
M [sic]) Subdivisions with a minimum lot size of twenty (20) acres
or a total number of lots of less than five (5) shall be exempt from
this [sic] sections 5.06.C. and 5.06.D.
5.06.B
Drainage
facilities shall be designed to minimize any adverse impact to private
property or public right-of-way either within or outside the proposed
subdivision. The post-construction runoff rates at the point of flow
leaving the new site shall not exceed the pre-construction peak runoff
rate for the two (2), ten (10) or one hundred (100) year storms, respectively.
Provisions must be made to assure that no adverse impact is made to
existing drainage systems within public right-of-ways.
5.06.C
The
criteria set forth under this section are intended to provide guidelines
for drainage calculations. The registered professional engineer that
signs and seals the drainage plans, drainage calculations, drainage
structures designs, drainage facilities designs, and all other drainage
requirements is responsible for all drainage calculations.
5.06.C.1
Subdivision
drainage calculations for subdivisions with minimum lot size of five
(5) acres or greater. The calculated post-construction runoff flow
rates at the point of flows leaving the subdivision for each drainage
basin should be calculated based on the area of the pre-development
drainage basin plus any added or subtracted area due to subdivision
construction or layout. All runoff flow rate flow calculations shall
be done in cubic feet per second (cfs). The runoff flow rate shall
be calculated for the five (5), ten (10) and one hundred (100) year
storm frequency, respectively. Exit velocity runoff flow rates should
not be greater than eight (8) fps from any storm detention structure.
(a)
If
the post-development drainage basin area is five (5) acres or less,
the calculated post-construction runoff rates at the point of flow
leaving the subdivision should not exceed a twenty percent (20%) increase
in the maximum flow for the drainage basin for each calculated storm
frequency.
(b)
If
the post-development drainage basin area is greater than five (5)
acres and less than twenty-five (25) acres, the calculated post-construction
runoff rates at the point of flow leaving the subdivision should not
exceed a ten percent (10%) increase in the maximum flow for the drainage
basin for each calculated storm frequency.
(c)
If
the post-development drainage basin area is twenty-five (25) acres
or greater, the calculated post-construction runoff rates at the point
of flow leaving the subdivision should not exceed the pre-construction
runoff rate for the post-construction drainage basin for each calculated
storm frequency.
(d)
Drainage
channels, storm sewers, detention structures or other devices shall
be constructed to maintain the flow rates set forth in 5.06.C.(1).(a),
(b) or (c) above. Vegetative improvements may be considered in calculating
the runoff rates within a drainage basin[.]
5.06.C.2
Subdivision
drainage calculations for subdivisions with minimum lot size of less
than five (5) acres. The calculated post-construction runoff flow
rates at the point of flows leaving the subdivision for each drainage
basin should be calculated based on the area of the pre-development
drainage basin plus any added or subtracted area due to subdivision
construction or layout. All runoff flow rate flow calculations shall
be done in cubic feet per second (cfs). The runoff flow rate shall
be calculated for the five (5), ten (10) and one hundred (100) year
storm frequency, respectively. Exit velocity runoff flow rates should
not be greater than eight (8) fps from any storm detention structure.
(a)
If
the post-development drainage basin area is five (5) acres or less,
the calculated post-construction runoff rates at the point of flow
leaving the subdivision should not exceed a ten percent (10%) increase
in the maximum flow for the drainage basin for each calculated storm
frequency.
(b)
If
the post-development drainage basin area is greater than five (5)
acres and less than twenty-five (25) acres, the calculated post-construction
runoff rates at the point of flow leaving the subdivision should not
exceed a five percent (5%) increase in the maximum flow for the drainage
basin for each calculated storm frequency.
(c)
If
the post-development drainage basin area is twenty-five (25) acres
or greater, the calculated post-construction runoff rates at the point
of flow leaving the subdivision should not exceed the pre-construction
runoff rate for the post-construction drainage basin for each calculated
storm frequency.
(d)
Drainage
channels, storm sewers, detention structures or other devices shall
be constructed to maintain the flow rates set forth in 5.06.C.(2).(a),
(b) or (c) above. Vegetative improvements may be considered in calculating
the runoff rates within a drainage basin[.]
5.06.D
The
storm drainage plan shall include a prepared plat to a scale of two
hundred feet to one inch (200:1) and with the same contours and scaled
lot sizes as shown on the plat. The plan shall indicate both the pre-development
and post-development acreage areas and runoff rates for the required
frequencies for each drainage basin in the subdivision. The storm
drainage plan shall include all lots, roads and easements. All road
widths and grades shall be indicated. Runoff figures shall be indicated
on the outlet and inlet side of all drainage ditches and storm sewers
at all points where the road changes grade of more than three (3%)
percent; at all points where the road changes direction of less than
120 degrees and where the water enters another road or storm sewer
or drainage ditch. Three (3) copies of the plat, the plan and all
backup material and calculations shall be submitted to the county.
5.06.E
When
a drainage channel, storm sewers, detention structure or other device
is to be constructed, three (3) copies of the design complete with
construction plans, profiles, and specifications shall be submitted.
The plans shall show construction details, calculations showing the
anticipated stormwater runoff, including watershed area, percentage
and velocity of runoff, and time of concentration.
5.06.F
No pipe
less than 18 inches in diameter or comparable flow area shall be used,
including driveway crossings.
5.06.G
Drainage
easements shall be provided as necessary and shall be maintained by
the property owner unless specifically noted on the Final Plat.
5.06.H
All
drainage structures crossing roads within a subdivision shall be sized
based on calculated storm frequency as established by standard engineering
practices as follows:
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1.
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Ten (10) year for equalizer and minor drainage channel culverts
that drain an area from one (1) to one hundred (100) acres.
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2.
|
Twenty-five (25) year for medium drainage channel culverts that
drain an area from one hundred one (101) acres to five hundred (500)
acres or unnamed stream tributary culverts.
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3.
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Fifty (50) year for major channel that drain an area over 500
acres and named stream culverts.
|
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4.
|
One hundred (100) year for river crossing culverts or bridges.
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5.06.I
All
drainage structure installation and construction shall be inspected
and tested during construction to insure installation and construction
is in accordance with the approved plans and design. Inspections and
testing should be performed by or under the direction of the design
engineer at the sole cost and expense of the developer. Inspections
and testing shall include verification of materials used, compaction
tests, grade calculations and other testing requirements as may be
required to verify construction. A copy of all testing shall be provided
to the City within 15 days of completion of testing. All test results
must be submitted to the City at least 15 days prior to the request
for Final Plat approval. The City’s designated Subdivision administrator
shall be notified in writing 48 hours prior to any inspections and
testing.
5.06.J
All
drainage structures shall be covered by letter of credit or performance
bond for the same term of roads.
5.06.K
Driveway
crossings shall be sized by the engineer who prepared the drainage
plans [and] shall be based on calculated five (5) year storm frequency
as established by standard engineering practices.
(Ordinance 1219062 adopted 12/19/06)
All subdivisions that have community or public water systems
and storage tank facilities within the boundaries of the subdivision
are encouraged to install a 2-1/2" NST pipe connection at the storage
tank for firefighting equipment to withdraw water from the storage
tank in times of emergency.
(Ordinance 1219062 adopted 12/19/06)
In addition to these rules and regulations, all subdivisions
are subject to the rules and regulations of the Kerr County OSSF program,
HGCD program, and all other applicable County, State and Federal regulations.
(Ordinance 1219062 adopted 12/19/06)
