A. Plats Straddling
Municipal Boundaries.
Whenever access to the subdivision
or development is required across land in another municipality, the
Council may request assurance from that municipality’s Attorney
that access is legally established, and from its Engineer that the
access road is adequately improved, or that a bond has been duly executed
and is sufficient in amount to assure the construction of the access
road. In general, lot lines should be laid out so as not to cross
municipal, county or school district boundary lines.
B. Character
of the Land.
Land that the Council finds to be unsuitable
for subdivision or development due to flooding, improper drainage,
steep slopes, rock formations, adverse earth formations or topography,
utility easements, or other features which will be harmful to the
safety, health, and general welfare of the present or future inhabitants
of the subdivision or development and/or its surrounding areas, shall
not be subdivided or platted unless adequate methods are formulated
by the owner and approved by the Council, upon recommendation of the
City Engineer, to solve the problems created by the unsuitable land
conditions.
C. Adequate
Public Facilities Policy.
The land proposed for subdivision
or development must be served adequately by essential public facilities
and services. Land shall not be approved for platting unless and until
adequate public facilities exist or provision has been made for water
facilities, wastewater facilities, drainage facilities and transportation
facilities which are necessary to serve the development proposed,
whether or not such facilities are to be located within the property
being platted or off site. This policy may be defined further and
supplemented by other ordinances adopted by the City.
1. Conformance
to Plans.
Proposed public improvements shall conform
to and be properly related to the Transportation and Public Facilities
Element of the City’s adopted Comprehensive Plan, other adopted
master plans for public facilities and services, and applicable capital
improvements plans.
2. Water.
All platted lots must be connected to a public water system,
which is capable of providing water for health and emergency purposes,
including adequate fire protection.
3. Wastewater.
All platted lots must be served by an approved means of wastewater collection and treatment. The City may require the phasing of development and/or improvements in order to maintain adequate wastewater capacity. Additional standards and requirements are defined in Section
5.7.
4. Streets.
Proposed streets shall provide a safe, convenient and functional system for vehicular and pedestrian circulation and shall be properly related to the Plan and any amendments thereto, and shall be appropriate for the particular traffic characteristics of each proposed subdivision or development. Additional standards and requirements are defined in Section
5.8.
5. Drainage.
Drainage improvements shall accommodate potential runoff from the entire upstream drainage area and shall be designed to prevent overloading the capacity of the downstream drainage system. The City may require the phasing of development, the use of control methods such as retention or detention, and/or the construction of off-site drainage improvements in order to mitigate the impacts of the proposed development. Additional standards and requirements are defined in Section
5.9.
6. Other
Facilities.
Adequate sites and convenient access for
schools, parks, playgrounds, and other community services indicated
in the City’s Comprehensive Plan shall be related to the character
and uses of the surrounding properties in accordance with the intent,
policies and provisions of this ordinance.
7. Phasing.
The City may require the phasing of development or improvements
in order to maintain current levels of service for existing public
services and facilities or for other reasons based upon maintaining
the health, safety and general welfare of the City’s inhabitants.
The Council shall determine whether the proposed public facilities
and services are adequate pursuant to standards herein established.
D. Subdivision
or Development Name.
The proposed name of the subdivision
or development shall not duplicate, or too closely approximate phonetically,
the name of any other subdivision or development in the area covered
by these regulations and shall, where possible correspond to named
subdivisions or developments in the immediate vicinity. The Council
shall have final authority to approve the name of the subdivision
or development based upon the recommendation of the Administrator
or City Engineer.
E. Survey.
1. The Surveyor,
responsible for the plat, shall place permanent monuments at each
corner of the boundary survey of the subdivision or development. These
monuments shall be a four (4) inch diameter concrete post three (3)
feet long; a steel rod five-eighths (5/8") inch in diameter imbedded
twelve (12") inches in the monument, flush with the top, placed in
the exact intersecting points of the corner. The monuments shall be
set at ground level or at such an elevation that they will not be
disturbed during the construction, and the top of the monument shall
not be more than twelve (12) inches below finished ground level.
2. GPS monuments
shall be constructed of a four (4) inch diameter reinforced concrete
monument at least 6 feet deep set flush with the ground. A brass or
aluminum disc shall be set in the top of the monument and shall have
the monument number, elevation and registration number of the surveyor
stamped in the disc. The surveyor shall determine the Texas State
Plane Coordinates and elevation of the monument and file a survey
report with the City showing this information.
3. Markers
shall be set at all block corners, street and alley curve points and
angle points along the boundaries and also within the subdivision.
These markers shall be a five-eighths (5/8) inch reinforcing bar,
eighteen (18) inches long. The markers shall be set at ground level
or at such an elevation that they will not be disturbed during the
construction, and the top of the marker shall not be more than twelve
(12) inches below finished ground level.
4. Where no
benchmark is established or can be found within one thousand (1,000)
feet of the boundary of the subdivision, such bench marker shall be
established to sea level datum. Said benchmark shall be established;
shall be readily accessible and identifiable on the ground; and set
as a separate monument of the same concrete construction as described
for GPS monuments with the elevation engraved on a bronze plate embedded
flush in the top surface of the monument. Large subdivisions may require
more than one benchmark; in any event, such marks shall be no more
than two thousand six hundred forty (2,640) feet apart or within two
thousand six hundred forty (2,640) feet of a previously established
benchmark. All such benchmarks shall be recorded on the final plat.
Where GPS monuments meet this requirement, no additional benchmarks
are required..
5. All lot
corners shall be located and marked with one-half (1/2) inch reinforcing
bar, eighteen (18) inches in length, and shall be placed flush with
the ground or counter sunk, if necessary, in order to avoid being
disturbed.
6. Iron rods,
one-half (1/2") inch in diameter and eighteen (18) inches long, shall
be placed on all boundary corners, block corners, curve points, and
angle points in water line, sanitary sewer line and drainage facility
easements as well as floodway boundaries.
F. Facility
Design.
1. Streets,
thoroughfares, drainage facilities, water lines, sanitary sewer lines
and other such facilities which are to be owned, operated and/or maintained
by the City of Caddo Mills shall be designed in accordance with the
guidelines of the City of Caddo Mills Design Standards[.]
2. The Design
Standards are intended to be minimum requirements. The project developer
shall be responsible for determining if more stringent requirements
are necessary for a particular development.
3. In cases
where the Design standards do not cover all aspects of a development,
the developer will be expected to provide designs and facilities in
accordance with good engineering practice and to cause to be constructed
facilities utilizing first class workmanship and materials.
G. Floodplain
Regulation.
All subdivision or development activity as
regulated by this Ordinance shall be subject to the Flood Damage Prevention
Regulations, of the City of Caddo Mills Code of Ordinances.
(Ordinance adopted 2/10/15)
A. Lot Arrangement.
The lot arrangement shall be such that there will be no foreseeable
difficulties, for reasons of topography or other conditions, in securing
building permits to build on all lots in compliance with the Zoning
Regulations, Building Code and other applicable ordinances, laws and
regulations. Driveway access shall be provided to buildings on the
lots from an approved street, alley or public way.
B. Lot Dimensions.
Lot dimensions shall comply with the minimum standards of the
Zoning Regulations as determined in each district or the Planned Development
District. All lots on building sites shall conform to the minimum
standards for the area, width and depth prescribed by the Caddo Mills
Zoning Regulations for the district or districts in which the subdivision
or development is located. In general, lot lines shall be at right
angles to street lines (or radial to curving street lines) unless
a variation from this rule will give a better street or lot plan.
Dimensions of corner lots shall be large enough to allow for erection
of buildings. Depth and width of properties reserved or laid out for
business, commercial, or industrial purposes shall be adequate to
provide for the off-street parking, landscaping, and loading facilities
required for the type of use and development contemplated, as established
in the Zoning Regulations. Lot dimensions shall be measured at the
property line, except that for residential lots located on cul-de-sac
circles or at the corners of a loop street, lot width shall be measured
at the front building line and one side lot line may be less than
the minimum required by the zoning district, provided the lot meets
width and area requirements.
C. Double Frontage
Residential Lots.
Double frontage and reversed frontage
lots shall be avoided except where necessary to separate residential
development from traffic arterials or to overcome specific disadvantages
of topography and orientation. The City may impose additional buffering
and/or screening requirements for these lots.
D. Blocks.
1. Block
Length.
Blocks shall not be more than one thousand three
hundred twenty (1,320) feet in length.
2. Block
Width.
Blocks shall be wide enough to allow two (2) tiers
of lots with a block width no less than two hundred twenty (220) feet,
except when prevented by the size of the property or the need to back-up
to a major thoroughfare. Where no existing subdivision controls, the
block width of depth shall be platted to give lots with a depth-to-width
ratio of generally not more than two and one-half to one (2.5:1).
3. Crosswalks.
Crosswalk easements of fifteen (15) feet in width across blocks
exceeding eight hundred (800) feet in length shall be dedicated where
deemed necessary by the City Council.
4. Block
Numbering.
Blocks are to be numbered consecutively within
the overall plat and/or sections of an overall plat as recorded only
when previous units of subdivision have numbered blocks, otherwise
blocks shall not be numbered.
E. Soil Preservation
and Final Grading.
Top soil shall not be removed from
residential lots or used as spoil, but shall be redistributed so as
to provide at least six (6) inches of cover on the lots, parkways
and medians. Permanent erosion control measures, shall be provided
throughout the development prior to final acceptance of the improvements.
Soil preservation shall consist of the following:
1. All street
rights-of-way, regardless of slope, all finished grade slopes that
are steeper than 1 foot vertical to 6 feet horizontal (6:1), and the
flow lines of all drainage ditches and swales shall be completely
covered with erosion control matting as specified in the North Texas
Council of Governments Construction (N.C.T.C.O.G) BMP Manual.
2. Grass shall
be established on the slopes of all drainage channels that are steeper
than 6:1. Grass shall meet the requirements of the Standard Specifications
of the Texas Department of Transportation.
3. Other erosion
protection methods as described in the N.C.T.C.O.G. BMP Manual shall
be used to control all erosion in the development. All erosion protection
methods shall be approved by the City Engineer[.]
F. Minimum
Lot and Floor Elevations.
Minimum lot and floor elevations
shall be established as follows:
1. Lots abutting
a natural or excavated channel shall meet the specific standards for
flood hazard reduction.
2. Where lots
do not abut a natural or excavated channel, minimum floor elevations
shall be a minimum of one (1) foot above the street curb or edge of
alley, whichever is higher, unless otherwise approved by the City’s
Engineering Division. A lot grading plan is required. With permission
of the City Engineer, the minimum finished floor elevation may be
lower than the street curb, roadway or alley provided the floor elevation
is at least one-foot above the rim elevation of the downstream manhole
of the sanitary sewer system that serves the lot.
3. Where lots
are served by on-site sewerage facilities that rely on the gravity
flow of wastewater, the minimum finished floor elevations shall be
not less than 4.5 feet above the highest elevation of the ground at
the drainfield, absorption bed or transpiration bed unless otherwise
permitted by the City Engineer.
G. Debris and
Waste.
No cut trees, timber, debris, large rocks or stones,
junk, rubbish or other waste materials of any kind shall be buried
in any land, or left or deposited on any lot or street at the time
of final acceptance by the City Engineer, and removal of those items
and materials shall be required prior to such acceptance. No items
and materials as herein described shall be left or deposited in any
area of the subdivision or development at the time of expiration of
any public improvement agreement or acceptance of dedication of public
improvements, whichever is sooner. However, dirt or topsoil may be
stockpiled on a property at a location approved by the City Engineer.
(Ordinance adopted 2/10/15)
A. Design Principles.
In addition to these regulations, which are appropriate to all
platting, the applicant shall demonstrate to the satisfaction of the
Council that the street, parcel, and block pattern proposed is specifically
adapted to the uses anticipated and takes into account other uses
in the vicinity. The following principles shall be observed:
1. Proposed
nonresidential parcels shall be suitable in area and dimensions to
the types of nonresidential development anticipated.
2. Street
rights-of-way and pavement shall be adequate to accommodate the type
and volume of traffic anticipated to be generated thereupon, but in
no case shall be less than the design standards embodied in the Master
Thoroughfare Plan.
3. Residential areas shall be protected from potential nuisance from a proposed nonresidential plat by means of screening or other physical separation as further described in Chapter 20 [Section
20] of the Caddo Mills Zoning Regulations.
4. Streets
carrying nonresidential traffic, especially truck traffic, shall not
normally be extended to the boundaries of adjacent existing or future
residential areas.
B. Frontage
and Access Standards.
All nonresidential lots established
following the effective date of this ordinance shall meet the following
frontage and access criteria:
1. Frontage
-
All nonresidential lots abutting an arterial or higher
thoroughfare shall have a minimum 200 linear feet. All nonresidential
lots abutting a collector or lower thoroughfare shall have a minimum
of 150 feet of frontage.
2. Curb Cuts
-
All nonresidential lots shall have access to the public
street system by a driveway onto a public street or, in certain instances
subject to review by the City Engineer, by a driveway onto a dedicated
mutual access easement. Curb cuts shall be located in accordance with
the Master Thoroughfare Plan, Engineering Design Manual and other
applicable ordinances. Access drives shall be a minimum fifty (50)
feet in distance from any street intersection and a minimum one hundred
(100) feet from any intersection which is signalized or which in the
opinion of the City Engineer will require future signalization, unless
approved by the City Engineer.
3. Median
Openings -
Median openings shall be located in accordance
with the Master Thoroughfare Plan and other applicable ordinances.
Generally, median openings shall not be spaced closer than 350 feet
centers nor closer than 250 feet from an intersection. If direct access
to a median opening is not available, lots shall have indirect access
through a mutual access easement between adjacent properties. Such
mutual access shall be indicated on the plat whenever possible.
(Ordinance adopted 2/10/15)
5.4.1 Sidewalks
and Bikeways
A. Sidewalks.
Sidewalks are required along all streets.
1. Sidewalks
shall be constructed of 2,000 psi concrete having a width of not less
than four (4') feet and a minimum thickness of four (4") inches.
2. The sidewalk
shall be constructed prior to the issuance of a Certificate of Occupancy.
3. In residential
districts the sidewalks shall be (4') feet wide located (1') foot
off of the property line or (6') feet wide located adjacent to the
curb.
4. In All
other districts the sidewalks shall be a minimum of (6') feet wide.
B. Pedestrian
Accesses.
The Council may require, in order to facilitate
pedestrian access from the streets to schools, parks, playgrounds,
or other nearby streets, perpetual unobstructed easements at least
fifteen (15) feet in width. Easements shall be indicated on the plat.
C. Bikeways.
Hike and bike sidewalks (bikeways) shall be constructed along streets designated for hike and bike trails. Bikeways shall be constructed in the manner and locations specified in the Engineering Design Manual. Bikeways shall be built by the owner at the time of site development, or the owner may petition for the City to construct such facilities, subject to escrow policies stated in section
6 of these regulations.
D. Alleys.
1. Commercial
and industrial areas:
Alleys shall be provided in commercial
and industrial districts where other provisions are not made for service
access; off-street loading, parking, and firefighting.
2. Residential
areas:
Alleys may be provided in residential areas.
3. Construction:
Alleys shall be constructed according to the standards for local
streets in residential estates subdivision except in commercial and
industrial areas where alleys shall be constructed according to the
standards for their service function.
4. Intersections:
Alleys shall be perpendicular to streets at intersections. Minimum
radius of pavement of street-alley intersections shall be eight (8)
feet.
5. Dead-end
alleys:
Dead-end alleys shall be provided with cul-de-sacs
with a minimum paved surface radius of thirty (30') feet.
E. Landscaping.
Landscaping, buffering and screening improvements shall be required
along certain roadways in conformance with standards established in
Section XXX [sic] of the Zoning Regulations, or as provided in Planned
Development Districts established pursuant to the City’s Zoning
Ordinance.
(Ordinance adopted 2/10/15)
A. Access to
Fire Hydrants and other Fire Suppression Equipment.
All
fire hydrants shall be accessible by the City’s fire trucks
and equipment from a dedicated public street or a fire lane. The distance
from fire hydrants to the edge of pavement for public streets shall
not exceed five feet unless otherwise permitted by the City Engineer.
The distance from the edge of the fire lane to fire hydrants and standpipe
and fire department connections shall not exceed five feet unless
otherwise permitted by the Fire Chief.
B. Fire Lane
Design Requirements.
The width of all fire lanes shall
not be less than twenty-four feet wide. Fire lanes shall be paved
with a minimum of six inches of reinforced concrete. The minimum inside
radius of a curve or turn shall not be less than 30 feet. A standard
SU-20 design vehicle shall be able to travel from a public street
along all fire lanes, be able to reach within five feet of all fire
hydrants, and exit back onto a public street without backing up.
C. Dead-End
Fire Lanes.
Dead-end fire lanes may be used only to obtain
the required access to buildings, not to fire hydrants or fire department
connections and the maximum length of a dead-end fire lane shall not
exceed 150 feet. All dead-end fire lanes shall include a turnaround
and the end of the fire lane for a SU-20 vehicle with vehicle backing
allowed.
(Ordinance adopted 2/10/15)
A. Adequate
Water Facilities.
Water systems serving the subdivision
or development shall connect with the City’s water supply and
distribution system. Water facilities shall be installed to adequately
serve each lot and shall be sized to conform to the City’s Water
Distribution Master Plan and other requirements of the City. The City
may require owners to provide a water study, including adequate engineering
data to support water demand projections, before final plans will
be approved.
B. Design and
Construction Requirements.
Design of water systems shall
be in accordance with the latest design criteria set forth by TCEQ.
No water system will be constructed unless all plans have been reviewed
and approved by the City to assure compliance with these requirements.
All design and construction will be done under the inspection of the
City and in accordance with established City policies and practices.
1. Water services
for each lot shall be a minimum of 34" PVC pipe Schedule 40. Each
service shall be provided with a brass meter valve contained inside
a meter box. Service to each lot shall have a maximum cover of eighteen
(18") inches.
2. Valves
shall be located at maximum intervals of 600' feet on 12" and smaller
lines. Valves shall be furnished with extensions such that the working
nut is a maximum of 48" below grade.
3. Water lines
shall be installed with thirty (30") inches minimum cover over the
top of the pipe,[.]
4. Water lines
shall be disinfected in accordance with TCEQ Standards.
5. PVC pipe
shall have four (4) inch sand bedding, and twelve (12") inches of
sand over top of pipe.
C. Extension
Policy.
The developer shall extend all water mains and
appurtenances necessary to connect the development with the City’s
water supply and distribution system and shall extend such mains and
appurtenances to all property lines of the subdivision or development
to allow connection to these facilities by adjoining property owners
in accordance with the City’s approved plans. Authority to extend
water mains to serve newly subdivided or platted land shall be granted
by the City only upon a determination by the Administrator that all
facilities necessary to adequately serve the development are in place
or will be in place prior to the issuance of occupancy permits for
structures developed on such land.
D. Minimum
Size Mains.
Water mains shall be located and sized in
accordance with the TCEQ. However, the minimum water main shall be
eight (8) inches nominal internal diameter and shall be UL and NSF
certified.
E. Fire Protection.
Water service must be sufficient to meet fire flow requirements
of the proposed development for domestic and industrial purposes,
except where a suitable alternative means of fire protection is approved
by the City.
F. Fire Hydrants
- Number and Locations.
A sufficient number of fire hydrants
shall be installed to provide hose stream protection for every point
on the exterior wall of the building. There shall be sufficient hydrants
to concentrate the required fire flow, as recommended by the publication “Fire
Suppression Rating Schedule” published by the Insurance Service
Office, around any building with an adequate flow available from the
water system to meet this required flow. In addition, the following
guidelines shall be met or exceeded:
1. Single-family
and Duplex Residential.
As the property is developed,
fire hydrants shall be located at all intersecting streets and at
intermediate locations between intersections at a maximum spacing
of 500 feet between fire hydrants as measured along the route that
fire hose is laid by a fire vehicle.
2. Multifamily
Residential.
As the property is developed, fire hydrants
shall be located at all intersecting streets and at intermediate locations
between intersections at a maximum spacing of 300 feet as measured
along the length of the centerline of the roadway, and the front of
any structure at grade and shall be no further than 400 feet from
a minimum of two (2) fire hydrants as measured along the route that
a fire hose is laid by a fire vehicle.
3. Other
Districts.
As the property is developed, fire hydrants
shall be located at all intersecting streets and at intermediate locations
between intersections at a maximum spacing of 300 feet as measured
along the length of the centerline of the roadway, and the front of
any structure at grade and shall be no further than 400 feet from
a minimum of two (2) fire hydrants as measured along the route that
a fire hose is laid by a fire vehicle.
4. Protected
Properties.
Fire hydrants required to provide a supplemental
water supply for automatic fire protection systems shall be within
100 feet of the fire department connection for such system.
5. Fire hydrants
shall be installed along all fire lane areas as follows:
Nonresidential Property or Use
a. Within
150 feet of the main entrance.
b. Within
100 feet of any fire department connection.
c. At a
maximum intermediate spacing of 300 feet as measured along the length
of the fire lane.
6. Generally,
no fire hydrant shall be located closer than fifty (50) feet to a
nonresidential building or structure unless approved by the City Engineer.
7. In instances
where access between the fire hydrant and the building which it is
intended to serve may be blocked, extra fire hydrants shall be provided
to improve the fire protection. Railroads, expressways, major thoroughfares
and other manmade or natural obstacles are considered as barriers.
8. All portions
of all buildings in single-family residential districts shall be located
within a three hundred-foot hose lay from fire lane or public roadway
having a fire hydrant spacing meeting the requirements of these regulations.
9. All portions
of all buildings in all other districts shall be located within a
three hundred-foot hose lay from fire lane or public roadway having
a fire hydrant spacing meeting the requirements of these regulations.
10. The hose
lay shall be measured as a fire hose would be laid from the fire lane
or roadway along aisles that are at least 24-feet wide and that are
not obstructed by fences, buildings, stored materials, railroads or
other obstructions.
(Ordinance adopted 2/10/15)
A. Adequate
Sewage Facilities.
Sanitary sewer facilities serving
the subdivision, development or addition shall connect to the City’s
sanitary sewer system or other public sewerage treatment facility,
except as provided in subsection D. Sewage systems shall be installed
to adequately serve each lot and shall be sized accordingly. All additions
to the sanitary sewage system shall conform to the City’s “Master
Sewer Plan” and other requirements of the City. The City may
require a sanitary sewer study, including adequate engineering data,
to support projected sewer flows before final plan approval. The proposed
wastewater discharge of a proposed development shall not exceed the
capacity of the wastewater system based upon required studies.
B. Design and
Construction Requirements.
Design of sanitary sewers
shall be in accordance with the City of Caddo Mill’s Design
Standards. No sewer system will be constructed unless all plans have
been reviewed and approved by the City to assure compliance with these
requirements. All design and construction will be done under the inspection
of the City and in accordance with established City policies and practices.
C. Extension
Policy.
The developer shall extend all sanitary sewer
mains and appurtenances necessary to connect the development with
the City’s wastewater system. Sanitary sewer mains shall be
extended to all property lines of the subdivision or development to
allow connection to these facilities by adjacent property owners in
accordance with approved plans. Authority to extend wastewater mains
to serve newly subdivided or platted land shall be granted by the
City only upon a determination by the Administrator that all facilities
necessary to adequately serve the development are in place or will
be in place prior to the issuance of occupancy permits for structures
developed on such land.
D. On-Site
Treatment.
1. The owner
and/or developer of the subdivision or development shall construct
the necessary water facilities to serve the subdivision. If it is
practical to construct sanitary sewer facilities and connect to a
sanitary sewer facility with approved treatment facilities, then the
owner and/or developer shall construct the necessary sanitary sewer
facilities to properly serve the subdivision.
2. No permit
shall be issued by Hunt County for the installation of a septic tank(s)
if adequate sewer service is or will be feasibly available within
two hundred (200') feet of the building to be served.
3. If the
City deems that it is not practical to connect to a sanitary sewer
facility that will treat the sewage for the subdivision, then the
area may be served by an approved on-site sewerage facility for the
individual lots as licensed by Hunt County and approved by regulatory
authorities having jurisdiction over such facilities. The City may
require a study to make such determination.
4. All septic
tank systems must comply with “Construction Standards for Private
Sewage Facilities,” published by the Texas Commission of Environmental
Quality (TCEQ).
5. If a sanitary
sewage treatment system is to be installed the plans for such system
shall be approved by the TCEQ and a permit secured from the TCEQ prior
to approval of the final plat by the City Council.
E. Design Standards.
1. All pipe
joints shall be of the rubber ring gasket type conforming to the applicable
ASTM standards.
2. The sewage
collection system shall be designed to handle the anticipated flow
of sewage from the subdivision, including development to future sections
of the same subdivision. Recognized engineering design criteria in
accordance with the requirements of the TCEQ shall be used to design
the system.
3. All sewer
lines shall be on such a grade as to provide a minimum velocity of
two (2') feet per second with using an “n” value of 0.010
in the Manning Formula.
4. The minimum
size line, excluding house service lines, shall be six (6") inches
in diameter.
5. Manholes
shall not be spaced more than five hundred (500') feet apart and shall
be provided at all changes in grade, direction and pipe size.
6. The City
of Caddo Mills may require larger sewer lines than are necessary to
serve the subdivision and future development, and adjacent areas.
In the event that larger lines are required, then the developer shall
be entitled to participating aid from the City on oversized lines
when City funds become available.
7. Should
a lift station, either temporary or permanent be necessary to provide
sanitary sewer service to the subdivision, the developer shall construct
the station and all appurtenances at his own expense. If and when
the lift station is no longer needed, the installation will, unless
other provisions are made remain the property of the City of Caddo
Mills for reuse or disposal.
8. Sewer service
lines for each lot shall have a minimum internal diameter of four
(4") inches. Minimum cover at the property line shall be two (2')
feet. Tracer tape shall be installed to indicate the location of the
sewer stub out.
9. Off-site
sewerage utilities shall be constructed by developers at no expense
to the City.
10. Prior
to acceptance, the sanitary sewers shall be subjected to an air leakage
test and mandrel test.
11. The City
Engineer may require, at the developer’s expense, a TV examination
of the sewer prior to acceptance.
12. The design
of sewers shall conform to the criteria set forth in “WPCF Manual
of Practice No. 9,” latest edition as published by the American
Society of Civil Engineers and the Water Pollution Control Federation
and “Design Criteria for Sewage Systems” published by
the TCEQ.
(Ordinance adopted 2/10/15)
5.8.1 Streets
and Thoroughfares
A. Responsibility
for Adequacy of Streets and Thoroughfares.
The property
owner shall assure that the subdivision or development is served by
adequate streets and thoroughfares, and shall be responsible for the
costs of rights-of-way and street improvements, in accordance with
the following policies and standards, and subject to the City’s
participation in the costs of oversize facilities.
The subdivider shall construct all streets to city standards
in rights-of-way as required by the Thoroughfare Plan or other valid
development plans approved by the City, subject to participation policies
stated in this ordinance. Streets (including sidewalks) which dead
end at power lines, railroad, or similar rights-of-way, and are intended
for future extension shall be constructed in the full right-of-way
as required by the Thoroughfare Plan for half the distance across
such right-of-way for each side. Developers of property abutting only
one side of a street are responsible for the minimum paving widths
prescribed by City regulations.
B. General
Adequacy Policy.
Every subdivision or development shall
be served by streets and thoroughfares adequate to accommodate the
vehicular traffic to be generated by the development. Proposed streets
shall provide a safe, convenient and functional system for traffic
circulation, and shall be properly related to the City’s Thoroughfare
Plan, road classification system, master plan and any amendments thereto,
and shall be appropriate for the particular traffic characteristics
of each development.
C. Road Network.
New subdivisions and developments shall be supported by a road
network having adequate capacity, and safe and efficient traffic circulation.
The adequacy of the road network for developments of more than 75
dwelling units, or for developments involving collector or arterial
streets not appearing on the City’s adopted Thoroughfare plan,
shall be demonstrated by preparation of a traffic impact analysis
prepared in accordance with section 5.7.5 [section 5.8.4], which takes
into consideration the need to accommodate traffic generated by the
development, land to be developed in common ownership and other developed
property. In the event that the property to be developed is intended
as a phase in a larger development project, or constitutes a portion
of the land to be ultimately developed, the City may require a demonstration
of adequacy pursuant to this section for additional phases or portions
of the property as a condition of approval for the proposed plat.
D. Approach
Roads and Access.
All subdivisions or developments must
be connected to the City’s improved thoroughfare and street
system by two or more approach roads of such dimensions and approved
to such standards as are hereinafter set forth. Connection of a subdivision
to the City’s street system with only one approach will require
special approval by the City. Requirements for dedication of rights-of-way
and improvement of approach roads may be increased depending on the
density or intensity of the proposed development if such need is demonstrated
by traffic impact analysis. Access to all lots therein must be suitably
improved or secured by provisions contained in these regulations.
E. Off-site
Improvements.
Where traffic impact analysis demonstrates the need for such facilities, the property owner shall make such improvements to off-site collector and arterial streets and intersections as are necessary to mitigate traffic impacts generated by the development or related developments. The City may participate in the costs of oversize improvements with the subdivider or developer pursuant to Section
6.1.
F. Street
Dedications.
1. Dedication
of Right-of-Way.
The property owner shall provide all
rights-of-way required for existing or future streets, and for all
required street improvements, including perimeter streets and approach
roads, as shown in the Thoroughfare Plan or other valid development
plans approved by the Planning and Zoning Commission or City Council.
The subdivider shall provide all right-of-way required for existing
or future streets, including perimeter streets, as shown in the Thoroughfare
Plan or other valid development plans approved by the City. In the
case of perimeter streets, half of the total required right-of-way
for such streets shall be provided. However, in some instances more
than half shall be required, depending on the actual or proposed alignment
of the street. A minimum parkway width of ten 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 City’s consulting engineer.
2. Perimeter
Streets.
Where an existing half-street is adjacent to
a new subdivision, development or addition, the other half of the
street shall be dedicated and improved by the developer of the subdivision,
development or addition.
3. Slope
Easements.
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 four (4) feet horizontal to one (1)
foot vertical.
4. Access
to Public Facilities.
In cases where a subdivision or
development contains or abuts a school, park or playground site, the
subdivider shall provide and dedicate a normal residential street
and provide for the cost of paving the street and the full cost of
all utilities necessary.
G. Intersection
Improvements.
Intersection improvements and traffic-control devices shall be installed as warranted in accordance with the traffic impact analysis, where required by these regulations, subject to participation standards in section
6.6.
5.8.2 Types
of Streets
A. Arterial
street or major thoroughfare:
Any street designated in
the comprehensive plan as being a principal route more or less continuous
across the City or areas adjacent thereto, or any route carrying or
designated to carry fast moving or large volumes of traffic.
B. Collector
street:
The phrase “collector street” shall
be a street which is continuous through several residential districts
and intended as a connecting street between residential districts
and thoroughfares or business districts.
C. Local street:
A street exclusively or primarily providing access to abutting
properties. A local street may be located within a residential, commercial,
or industrial area.
D. Cul-de-sac:
A local street having but one outlet to another street and terminated
on the opposite end by a vehicular turnaround.
E. Dead-end
street:
A street other than a cul-de-sac having only
one outlet.
F. Frontage
street:
A local street lying parallel to and adjoining
a major street right-of-way which provides access to abutting properties
and protection from through traffic.
G. Alley:
A public or private way designed primarily for vehicular travel
to provide access to the rear or side property otherwise abutting
on a street.
H. Loop street:
A local street having only two (2) outlets onto one other street.
5.8.3 Design
Standards
A. Pavement
and right-of-way width:
All streets shall be constructed
on stabilized subgrade. Asphalt streets shall have crushed limestone
flexible base. Design and construction of streets shall conform to
the following schedule:
Subgrade stabilization to 6" depth:
Soil PI
|
Stabilization Method
|
---|
0–10
|
3% Cement
|
11–16
|
Mechanical Compaction
|
17+
|
6% Lime
|
Pavement Width:
Type Street
|
ROW
|
(Back of Curve)
|
---|
Thoroughfare
|
80'–120'
|
49' (with curb and gutter)
|
Collector
|
60'
|
37' (with curb and gutter)
|
Local
|
50'
|
31' (with curb and gutter)
|
Reinforced Concrete:
Type Street
|
Thickness
|
---|
Thoroughfare
|
8"(1)
|
Collector
|
6"(1)
|
Local
|
5"(2)
|
(1)
|
Determine reinforcing from strength design based on expected
traffic load. Minimum steel ratio = 0.0012.
|
(2)
|
Minimum steel ratio = 0.0012
|
B. Vertical
alignment:
Grades of streets shall be connected by vertical
curves of a minimum length expressed as a multiple of the algebraic
difference between the rates of grades, expressed in feet per hundred
feet, and the values shown.
Multiple of
|
Design speed
|
---|
algebraic difference
|
30
|
40
|
50
|
60
|
Crest vertical curve
|
28
|
50
|
80
|
150
|
Saq vertical curve
|
35
|
50
|
70
|
100
|
C. Horizontal
alignment:
The centerline curve of streets and alleys
shall have a minimum radius as follows:
Classifications
|
Minimum centerline radius
(feet)
|
---|
Thoroughfare
|
500
|
Collector
|
300
|
Local (commercial or industrial)
|
300
|
Residential
|
150
|
Loop streets and alleys
|
75
|
The maximum deflection of alignment permitted without
use of curve shall be three (3) degrees.
D. Reverse
curves:
Reverse curves on thoroughfares and collector
streets shall be separated by a minimum tangent of one hundred (100')
feet.
E. Cul-de-sacs,
Dead-end streets;[:]
1. The maximum
length of a cul-de-sac shall be four hundred (400) feet.
2. Cul-de-sacs
shall have a minimum right-of-way of fifty (50') feet and a minimum
back of curve of forty (40') feet for single-family and two-family
uses and a minimum right-of-way radius of sixty (60') feet and a minimum
back of curve radius of forty-eight (48') feet for all other uses.
A dead-end street may be up to (400) feet long if a temporary cul-de-sac
is provided according to the above standard.
F. Street
intersections:
Street intersections shall be perpendicular.
G. Partial
or half streets:
Partial or half streets shall not be
authorized.
H. Street
names:
Names of new streets shall not duplicate names
of existing streets.
I. Boundary
streets:
1. New streets
on the boundary of a proposed subdivision shall conform to the right-of-way
width and construction requirements of this ordinance.
2. Half streets
shall be built to complete existing half streets.
3. When the
proposed subdivision abuts an existing right-of-way that does not
conform to the requirements of this ordinance, the developer shall
dedicate right-of-way sufficient to make the right-of-way conform
to this ordinance.
4. When the
proposed subdivision abuts an existing street that does not conform
to, this ordinance, the developer may:
a) construct
the street according to the standards of this ordinance;
b) place
cash or other suitable security in deposit with the City of Caddo
Mills to pay one-half the cost of constructing the street according
to the standards, of this ordinance; or
c) construct
the street according to the standards of this ordinance for a distance
equal to one-half the length of the existing abutting street.
J. Curb and
gutter:
Except in Residential Estates Subdivisions, curb
and gutter shall be installed by the developer on both sides of all
interior streets. Provisions for curb and gutter shall be made on
boundary streets in accordance with the paragraph entitled “Boundary
Streets.”
K. Street
signs:
The City shall install street signs, at the developer’s
expense, at all intersections within the subdivision. A fee for this
service shall be paid prior to acceptance of the streets and utilities.
L. Laboratory
testing:
The City shall retain the services of a reputable
commercial testing laboratory or will perform the necessary tests
on subgrade soils, flexible base material, concrete, and other construction
materials, to verify that specifications are being met. These laboratory
tests will be made at the developer’s expense and may include
the following:
1. Moisture-density
relationships
4. In-place
moisture-density
M. Street
Posts and Markers.
The developer shall pay for the cost
of purchasing and installing street posts and markers at each street
intersection, which posts and markers shall be of the same type used
throughout the City, and as specified in the City of Caddo Mills Addendum
to the NCTCOG Standard Specifications for Public Works Construction.
N. Street
Lighting.
The subdivider shall provide at no expense
to the City and as a part of the street improvements, street lighting
in accordance with the following standards and such standards as designated
in the Zoning Regulations and as specified in the City of Caddo Mills
Addendum to the NCTCOG Standard Specifications for Public Works Construction.
O. Alleys.
1. Alleys
shall be designed to allow fire department and waste collection vehicles
to travel without impediment. A standard SU-20 design vehicle shall
be able to negotiate all turns and intersections.
2. Access
to residential property for required off-street parking shall be from
the alley wherever paved alley access is available. Access from the
alley shall not exclude another means of access from the front or
side. No side lot or rear lot access to residential property shall
be allowed from any arterial street as defined herein.
3. Alley
drive approaches shall have a radius of five (5) feet to assist ingress
and egress to the lot and provide motorists passing one another with
additional paved area.
5.8.4 Traffic
Impact Analysis
Whenever these regulations require a traffic impact analysis,
the following elements shall be included:
A. General
Site Description.
The traffic impact analysis shall include
a detailed description of the roadway network within one (1) mile
of the site, a description of the proposed land uses, the anticipated
stages of construction, and the anticipated completion date of the
proposed land development. This description, which may be in the form
of a map, shall include the following items: (a) all major intersections,
(b) all proposed and existing ingress and egress locations, (c) all
existing roadway widths and rights-of-way, (d) all existing traffic
signals and traffic-control devices, and (e) all existing and proposed
public transportation services and facilities within a one (1) mile
radius of the site.
B. Proposed
Capital Improvements.
The traffic impact analysis shall
identify any changes to the roadway network within one-half (0.5)
mile of the site, proposed by any governmental agency. This description
shall include the above items as well as any proposed construction
project that would alter the width and/or alignment of roadways affected
by the proposed development.
C. Roadway
Impact Analysis.
1. Transportation
Impacts.
a) Trip
Generation.
The average weekday trip generation rates
(trip ends) and the highest average hourly weekday trip generation
rate between 4:00 p.m. and 6:00 p.m. for the proposed use shall be
determined based upon the trip generation rates contained in the most
recent edition of the INSTITUTE OF TRANSPORTATION ENGINEERS, TRIP
GENERATION Manual.
b) Trip
Distribution.
The distribution of trips to arterial and
collector roadways within the study area in conformity with accepted
traffic engineering principles, taking into consideration the land
use categories of the proposed development; the area from which the
proposed development will attract traffic; competing developments
(if applicable); the size of the proposed development; development
phasing; surrounding land uses, population and employment; and existing
traffic conditions identified.
2. Adequacy
Determination.
The roadway network included within the
traffic impact analysis shall be considered adequate to serve the
proposed development if existing roadways identified as arterials
can accommodate the existing service volume, the service volume of
the proposed development, and the service volume of approved but unbuilt
developments holding valid, unexpired building permits at level of
service C.
D. Intersection
Analysis.
1. Level
of Service Analysis.
For intersections within the roadway
traffic impact analysis area described in subsection (A) herein, a
level of service analysis shall be conducted for one day Tuesday through
Thursday and Friday on all intersections, including site driveways
within one (1.0) mile of a proposed site. The City may waive analysis
of minor intersections within the one-mile radius. The highest average
hourly peak volume between 4:00 p.m. and 6:00 p.m. shall also be recorded.
The level of service analysis shall take into consideration the lane
geometry, traffic volume, percentage of right-hand turns, percentage
of left-hand turns, percentage of trucks, intersection width, number
of lanes, signal progression, ratio of signal green time to cycle
time (G/C ratio), roadway grades, pedestrian flows, and peak hour
factor.
2. Adequacy
Analysis.
The intersections included within the traffic
impact analysis shall be considered adequate to serve the proposed
development if existing intersections can accommodate the existing
service volume, the service volume of the proposed development, and
the service volume of approved but unbuilt developments holding valid,
unexpired building permits at level of service C.
E. Effect
of Adequacy Determination.
If the adequacy determination
for roadways and intersections indicates that the proposed development
would cause a reduction in the level of service for any roadway or
intersection within the study area below the level of service required,
the proposed development shall be denied unless the developer agrees
to one of the following conditions:
1. the deferral
of building permits until the improvements necessary to upgrade the
substandard facilities are constructed, as shown in the City’s
Capital Improvements Program;
2. a reduction
in the density or intensity of development;
3. the dedication
or construction of facilities needed to achieve the level of service
required; or
4. any combination
of techniques identified that would ensure that development will not
occur unless the level of service for all roadways and intersections
within the traffic impact analysis study are adequate to accommodate
the impacts of such development.
(Ordinance adopted 2/10/15)
A. General
Requirements.
1. Drainage
facilities shall be designed and constructed at such locations, size
and dimensions to adequately serve the development and the contributing
drainage area above the development. The developer shall provide all
the necessary easements and rights-of-way required for drainage structures
including storm drains and open channels, lined or unlined.
2. Storm drainage
released from the site will be discharged to a natural watercourse
of an adequate size to control the peak runoff expected after development.
3. The developer
shall be responsible for the necessary facilities to provide drainage
patterns and drainage controls such that properties within the drainage
area, whether upstream or downstream of the development, are not adversely
affected by storm drainage from facilities on the development.
4. The requirements
set forth herein are considered minimum requirements. The developer
and his engineer shall bear the total responsibility for the adequacy
of design. The approval of the facilities by the City Engineer in
no way relieves the developer of this responsibility.
5. No individual,
partnership, firm, or corporation shall deepen, widen, fill, re-route,
or change the course or location of any existing ditch, channel, stream,
or drainageway, without first submitting engineering plans for approval
by the city engineer. Such plans shall be prepared by a professional
engineer, registered in the State of Texas, and experienced in civil
engineering.
B. Design of
Facilities.
1. Computations
for storm drainage from watersheds less than one hundred (100) acres
may be based upon we rational method, using the Texas Department of
Transportation’s frequency coefficients for Hunt County. For
larger watersheds, SCS and USACOE HEC-HMS (HEC-1) methods shall be
used.
2. Underground
drainage structures for residential areas shall be designed for a
five (5) year frequency rainfall, shopping centers and industrial
developments for a ten (10) year frequency and downtown and central
business districts for a twenty-five (25) year frequency rainfall.
3. Open channel
drainage structures shall be designed for the one hundred (100) year
rainfall and shall provide for one (1') foot of free board with sub-critical
flow conditions.
4. The drainage
system shall be designed and constructed to handle rainfall runoff
that originates in and crosses the subdivision.
5. The drainage
system shall be designed so that water shall not be greater than curb
deep and shall not flow farther than one thousand (1,000') feet before
reaching an inlet in thoroughfare, collector, and local streets under
design rainfall conditions. Curb inlets shall be installed at the
upstream end of all valley gutters crossing thoroughfare and collector
streets.
6. Street
crowns shall not be flattened or warped from one side of the street
to the other side.
7. The developer
shall pay for all costs of the drainage system.
8. Detention
Facilities.
Lakes, detention ponds, and retention ponds
may be constructed in all areas provided they are approved by the
City Engineer. Easements shall be provided to ensure protection of
these areas for maintenance purposes.
9. Alternate
Facilities.
Other innovative drainage concepts will be
considered if approved by the City Engineer.
C. Dedication
of Drainage Easements.
1. General
Requirements.
When a subdivision or development is traversed
by a watercourse, drainageway, channel, or stream, there shall be
provided a stormwater or drainage easement conforming substantially
to the line of such watercourse, and of such width and construction
as will be adequate for the purpose. Wherever possible, it is desirable
that the drainage be maintained by an open channel with landscaped
banks and adequate width for maximum potential volume of flow.
2. Access
Easements.
The property owner must provide sufficient
access on each side of and parallel to creeks or drainageways for
maintenance purposes. The access shall be above the base flood elevation
and accessible to vehicles and equipment. Access must also be provided
at a maximum 1,200-foot spacing along streets or alleys. The location
and size of the access easement shall be determined by the City Engineer.
The maximum width of the access easement shall be fifteen (15) feet.
Permanent monuments, the type and locations of which to be determined
by the City Engineer, shall be placed along the boundaries of the
access easement and private property. This access easement shall be
included in the dedication requirements of this section.
3. Drainage
Easements.
a. Where
topography or other conditions are such as to make impractical the
inclusion of drainage facilities within street rights-of-way, perpetual,
unobstructed easements at least fifteen (15) feet in width, depending
on slopes, for drainage facilities shall be provided across property
outside the street lines and with satisfactory access to the street.
Easements shall be indicated on the plat. Drainage easements shall
extend from the street to a natural watercourse or to other drainage
facilities.
b. When
a proposed drainage system will carry water across private land outside
the subdivision or development, appropriate drainage easements must
be secured by the developer.
c. Drainage
easements shall be provided where any type of drainage system, including
swales are used to convey stormwater across any lot or tract in the
development from an adjacent lot or tract whether or not the lot or
tract is within the development or off site.
d. All areas
within any subdivision located in the one hundred (100) year floodplain
of any river, creek or tributary stream shall be dedicated as a drainage
and utility easement. The form and wording of the easement shall be
approved by the Planning and Zoning Administrator.
D. Grading.
Site, street or development grading shall conform to the specifications
in the Engineering Design Manual. All permeable surfaces within the
development shall be graded to a smooth and uniform appearance that
can be easily mowed with a small residential riding lawn mower.
E. The developer
shall provide plans and specifications and design calculations for
all drainage structures. For flows in excess of an eighty-four inch
(84") pipe, unlined, open channels with concrete pilot channel constructed
may be used. All open channels, which are not concrete lined, shall
be designed to prevent erosion. The types of methods used for prevention
of erosion shall be specifically approved by the City Engineer.
(Ordinance adopted 2/10/15)
A. Easements.
1. The property
owner shall be required to furnish all easements and rights-of-way
required to serve the development. Where reasonable, all utilities,
both public and private, should be located within streets or alley
rights-of-way. Notwithstanding the above developers may offer easements
outside of street and alley rights-of-way. All utility facilities
existing and proposed throughout the property shall be shown on the
preliminary plat and accompanying development plans.
2. Easements
shall be provided for both municipal and private utilities. Municipal
easements for water, sanitary sewer and storm sewer shall be a minimum
of fifteen feet in width. All municipal easements may be wider as
determined by the City Engineer depending on the depth and the size
of the utility. Private utility easements must be sized by the utility
company. Proper coordination shall be established between the City’s
property owner and the applicable utility companies for the establishment
of utility easements on adjoining properties.
3. When topographical
or other conditions are such as to make impractical the inclusion
of utilities within the rear of residential lot lines, perpetual unobstructed
easements at least fifteen (15) feet in width shall be provided along
selected side lot lines for satisfactory access to the street or rear
lot lines. Easements shall be indicated on the plat.
4. Water,
sewer or drainage easements shall not straddle lots unless approved
by the City Engineer.
5. Electric,
gas, telephone and cable TV easements shall meet the requirements
of the respective utility company and shall not conflict with or be
coincident with water or sewer easements.
B. Damage.
The contractor and owner shall be responsible for all damage
to existing public improvements caused during construction of new
public improvements.
(Ordinance adopted 2/10/15)
A. Reservation
of Land.
Preliminary plats and final plats shall reserve
land for future public use as designated in the Comprehensive Plan
and associated plans for future public facilities and utilities. These
uses include, but are not limited to: parks, recreation and open space
areas, schools, libraries, police and fire stations, pump stations,
water storage tanks, and lift stations. Land reserved shall be of
a suitable size, dimension, topography, and character for the designated
purpose.
B. Procedure
for Reserving Land.
All final plats and development plats
shall provide for the necessary reservation of land for future public
use. All plats submitted for approval shall indicate sites to the
City for public use. Boundaries of land reserved for public use may
be adjusted subject to the approval of the Council unless otherwise
provided by agreement.
C. Parks,
School Sites, Public Areas.
Preliminary subdivision plats
shall provide sites for schools, parks, or other public areas as set
out in the City’s Comprehensive Plan. A dedication of five percent
(5%) of the total tract acreage shall be required and used as parkland.
In lieu of the dedication, the subdivider may pay to the City an amount
of $350.00 per residential lot or the value of five percent (5%) of
the total tract acreage for nonresidential uses. Said value shall
be determined by an independent certified property appraiser, to be
selected by the City, in the event that subdivider and City cannot
agree on the value of the property. It shall be the City’s decision
on whether dedication of acreage or cash payment or a combination
thereof shall be required. The dedication and/or payment shall be
made upon approval of the final plat and prior to the construction
of any infrastructure improvements.
(Ordinance adopted 2/10/15)
A. All subdivision
and development plats shall demonstrate compliance with the following
underground utility standards:
1. Except as otherwise herein provided, telephone lines, cable television utility lines, and all electric utility lines and wires shall be placed underground. In special or unique circumstances or to avoid undue hardships, the City Council may authorize exceptions from this requirement and permit the construction and maintenance of overhead electric utility lateral or service lines and of overhead telephone cable television lines and may approve any plat or site plan with such approved exceptions, in accordance with the standards in section
3.10.
2. Final
plats shall display signature approval by utility companies. No building
permits shall be issued until such approval is obtained and recorded
on the plat.
3. Where
electrical service is to be placed underground, circuits for street
and site lighting, except street lighting standards, also shall be
placed underground.
4. Electrical,
cable television and telephone support equipment (transformers, amplifiers,
switching devices, etc.) necessary for underground installations in
subdivisions shall be pad mounted or placed underground.
5. All underground
utilities, whether publicly or privately owned, shall be backfilled
and compacted according to the City’s specifications. Utility
companies and contractors shall obtain a street cut permit before
disturbing any pavement in public right-of-way.
6. All public
or privately owned underground utilities shall stub out all services
from mains in all directions to the property lines in streets and
in alleys where the services shall be stubbed out eighteen inches
(18") inside the rear property line of platted lots and to the property
line of unplatted property prior to commencing paving operations.
B. Nothing
herein set forth shall prohibit or restrict any utility company from
recovering the difference between the cost of overhead facilities
and underground facilities. Each utility whose facilities are subject
to the provisions of this ordinance shall develop policies and cost
reimbursement procedures with respect to the installation and extension
of underground service.
C. The Electric
Utility Company may plan and construct overhead feeders and/or lateral
lines on perimeters of subdivisions or property without obtaining
an exception. Telephone and cable television lines may be constructed
overhead where overhead electric utility lines are permitted.
D. Nothing
in this section shall prevent provision of temporary construction
service by overhead utility lines and facilities and no exception
shall be necessary to provide such temporary services.
E. As used
in this section, the terms “feeder lines,” “lateral
lines,” and “service lines” shall have the following
meanings:
1. Feeder
Lines.
Those electric lines that emanate from substations
to distribute power throughout an area.
2. Lateral
Lines.
Those electric lines that emanate from feeder
lines and are used to distribute power to smaller areas of electric
consumers. These electric lines are normally connected to a feeder
line through a sectionalizing device such as a fuse or disconnect
switch.
3. Service
Lines.
Those electric lines, which through a transformer
connect a lateral line to a customer’s service entrance.
F. All installations
regulated by the provisions set forth herein shall be in conformance
with the intent of this section and shall conform to any regulations
and/or specifications that the various public utility companies may
have in force from time to time.
G. Nothing
in this section shall be construed to require any existing facilities
to be placed underground; provided, however, that where overhead lines
exist on land that is to be platted, they shall be removed before
the final plat is filed.
(Ordinance adopted 2/10/15)
Amenities shall be required where approved pursuant to a Planned
Development District or as required to be developed under the Caddo
Mills Zoning Regulations. Where these amenities are owned and maintained
by property owners in common or through an association of property
owners, or where the amenities are to be dedicated to the City and
are to be maintained publicly or privately through agreement with
the City, the City may require any or all of the following:
A. Plans and
illustrations of the proposed amenities;
B. Cost estimates
of construction, maintenance and operating expenses;
C. Association
documents, deed restrictions, contracts and agreements pertaining
to maintenance of the amenities, if appropriate; and
D. Provision
of surety as required for maintenance and other expenses related to
the amenities, if appropriate.
(Ordinance adopted 2/10/15)
A. Definitions
and Methodology for Determining the Floodway Management Area (FMA)
-
The definitions for “floodway” and “floodway
fringe” shall correspond to those set forth by the Federal Emergency
Management Agency (FEMA). For purposes of the National Flood Insurance
Program, the concept of a floodway is used as a tool to assist the
local community in the aspect of floodplain management. Under this
concept, the area of the 100-year flood is divided into a floodway
and floodway fringe. The floodway is the channel of a stream plus
any adjacent floodplain areas that must be kept free of encroachment
in order that the 100-year flood may be carried without substantial
increases in flood heights as defined by FEMA. The area between the
floodway and boundary of the 100-year flood is termed the floodway
fringe. The floodway fringe is the area, which can be used for development
by means of fill according to FEMA and City engineering criteria.
For the purposes of this Ordinance, the Floodway Management
Area (FMA) will correspond to the Floodway as defined by FEMA.
B. Areas Where
an FMA is Required -
All drainage areas or regulated
floodways as referenced by the current panel number(s) on the Floodway
and Flood Boundary Map (FIRM Maps) shall be included in the FMA. If
FEMA does not specify a Floodway Zone in any of the above creeks or
their tributaries, it shall be the developer’s responsibility
to establish and identify the FMA. The determination shall be made
by a registered professional engineer and in accordance with the Flood
Hazard Prevention Ordinance and approved by the City Engineer. Where
improvements to a drainage area are required by other sections of
this ordinance or other ordinances of the City for the purpose of
safety or other reasons related to drainage, those sections or ordinances
shall also be observed. The FMA is intended to apply to a creek or
channel, which is to remain open, or in its natural condition. The
creek shall remain in its natural state unless improvements are permitted
by the City due to the pending development of properties adjacent
to or upstream of the required improvements.
C. Ownership
and Maintenance of the FMA -
The area determined to be
the FMA shall be designated on and as part of the final plat. Approximate
locations shall be shown on zoning change requests and preliminary
plats. The City, at its option, may place utility lines in the area
designated as the FMA. The FMA may qualify under parkland dedication
requirements or other open space requirements, if authorized in the
City’s Zoning Regulations or other ordinances. At the City’s
option, the FMA shall be protected by one of the following methods:
1. Dedication
-
Dedicated to the City of Caddo Mills; or
2. Easement(s)
-
Creeks or drainageways in tracts which have private
maintenance provisions, other than single-family or attached housing
platted lots, can be designated as the FMA by an easement to the City
on the final plat. Subdivisions with platted single-family or attached
housing lots may designate the FMA by easement provided there is adequate
maintenance provisions, but no lots or portions of lots may be platted
in the easement unless specifically allowed by the City. The area
designated as FMA may be identified by a tract number; or
3. Recreational
uses -
Certain recreational uses normally associated
with or adjacent to flood prone areas, except for uses involving structures,
may be allowed in the FMA, such as golf courses. The uses allowed
shall be in conformance with the Zoning Regulations and approved by
the Planning and Zoning Commission and City Council.
Prior to acceptance of any drainageway as an FMA by the City,
the area shall be cleared of all debris. Floodway Management Areas
dedicated to the City shall be left in a natural state except those
areas designated for recreational purposes.
D. Design
Criteria -
The following design criteria shall be required
for development adjacent to the FMA:
1. Adequate
access must be provided along the FMA for public or private maintenance.
An unobstructed area a minimum of twenty feet (20') wide with a maximum
5:1 slope (five feet horizontal to one foot vertical), the length
of the floodway shall be provided adjacent to one side or within the
FMA. On the opposite side of the drainage area, an unobstructed area
having a minimum width of five feet (5') shall also be provided, if
possible.
2. Lots in
residential zoning districts shall not be platted in the FMA. If lots
back to an FMA, at least two reasonable points of access to the FMA,
a minimum of twenty feet in width, shall be provided. Streets and
alleys may qualify as access points. All areas of the FMA must be
accessible from the access points. Lots used for attached housing
may be platted in the FMA if the FMA is identified as an easement
and is maintained as open space for use by the residents.
3. Public
streets may be approved in the FMA by the Planning and Zoning Commission
and City Council (if they conform to applicable engineering standards).
4. Whenever
possible, public streets shall be constructed adjacent to the FMA
to allow access for maintenance or recreational opportunities.
E. Drainage
areas, which have been altered and are not in a natural condition
can be exempted from an FMA and this section at the discretion of
the City Council upon recommendation of the City Engineer.
F. All floodplain
reclamation shall be according to the City’s floodplain reclamation
and preservation provisions contained in Sections xx [sic] of the
Zoning Ordinance.
(Ordinance adopted 2/10/15)