(a)
The requirements
of this Ordinance as set forth below are designed and intended to
ensure that, for all subdivisions of land within the scope of this
Ordinance, all improvements as required herein are installed properly
and:
(b)
Adequate
Public Facilities Policy.
The land to be divided or developed
must be served adequately by essential public facilities and services.
This policy may be defined further and supplemented by other ordinances
adopted by the City. Wherever the subject property abuts adjoining
undeveloped land, or wherever required by the City to serve the public
good, utilities shall be extended to adjacent property lines to allow
connection of these utilities by adjacent property owners when such
adjacent property is platted.
(c)
Public
improvements that may be required by the City for the acceptance of
the subdivision by the City shall include, but are not limited to,
the following:
(1)
Water
and wastewater facilities;
(2)
Stormwater
drainage, collection or conveyance facilities;
(3)
Water
quality controls;
(4)
Streets;
(5)
Streetlights;
(6)
Street
signs;
(7)
Walkways
(sidewalks), including barrier-free ramps at street intersections
and other appropriate locations;
(8)
Alleys
(generally not allowed in single-family residential subdivisions);
(9)
Traffic-control
devices required as part of the project;
(10)
Screening
and/or retaining walls;
(11)
Appurtenances
to the above, and any other public facilities required as part of
the proposed subdivision.
(d)
All aspects
of the design and implementation of public improvements shall comply
with the City’s current design standards and any other applicable
City codes and ordinances, including preparation and submittal of
engineering plans and construction inspection.
(Ordinance adopted 6/14/10)
(a)
In all
subdivisions and additions, monuments shall be established at the
corner of each block in the subdivision consisting of an iron rod
or pipe not less than one-half inch (1/2") in diameter and eighteen
inches (18") deep, and set flush with the top of the ground. Lot corner
monuments shall be placed at all lot corners except corners which
are also block corners, consisting of iron rods or pipes of a diameter
of not less than one-half inch (1/2") and eighteen inches (18") deep,
and set flush with the top of the ground. In addition, curve point
markers shall be established of the same specifications as lot corners.
Each block corner monument shall include a cap with the surveyor’s
name and registration number attached to it. All block and lot corners
shall be installed prior to the final acceptance of the subdivision
by the City and prior to filing the plat at the County. All survey
work around the boundary area, as well as within the subdivision,
shall have an error of closure of one in 7,500 or less.
(b)
A subdivision
shall have at least two (2) concrete monuments set by the surveyor,
if not already existing, for two corners of the subdivision, and such
concrete monuments shall be located at opposite ends (or at widely
separated corners) of the subdivision and clearly shown on the final
plat prior to filing at the County. The final plat shall also show
clear ties to existing concrete monuments in the vicinity of the subdivision.
(Ordinance adopted 6/14/10)
All street lighting shall be in keeping with the rural atmosphere
of the City, and shall be in conformance with the zoning ordinance.
In order to minimize light pollution and the overspill of lighting
onto residential properties, and in order to preserve the integrity
of nighttime darkness, and the visibility of stars and heavenly bodies,
no streetlights shall be required in any residential subdivision in
the City or its extraterritorial jurisdiction.
(Ordinance adopted 6/14/10)
(a)
Street
names must be submitted to the City, to the U.S. Postal Service, and
to applicable emergency service providers (including 911) for review
and approval in accordance with the City’s guidelines for the
naming of streets. Proposed street names shall be submitted for review
along with, and as a part of, the preliminary plat application, and
shall become fixed at the time of approval of the preliminary plat.
On the final plat, street names shall not be changed from those that
were approved on the preliminary plat unless special circumstances
have caused the major realignment of streets or a proposed street
name(s) is discovered to have already been used elsewhere in the City,
or some other similar eventuality. If additional street names are
needed for the final plat, then they must be submitted for review
and approval by the City, the U.S. Postal Service, and applicable
emergency service providers (including 911) along with the final plat
application. A fee may be established by the City for the changing
of street names after approval of the preliminary plat.
(b)
Surnames
of people or the names of corporations or businesses shall not be
used as street names, unless approved by the City Council. The City
will maintain a list of existing street names, and “reserved”
street names that have been approved on a preliminary plat, and will
update the list as new streets are platted.
(c)
New street
names shall not duplicate existing street names either literally or
in a subtle manner, shall not be so similar as to cause confusion
between names, and shall not sound like existing street names when
spoken. For example, Smith Street vs. Smythe Street; Oak Drive vs.
Oak Place vs. Oak Court vs. Oak Circle; Cascade Drive vs. Cascading
Drive; Lakeside Drive vs. Lake Side Drive vs. Lake Siding Drive; Oak
Drive vs. Doak Drive vs. Cloak Drive; Lantern Way vs. Land Tern Way.
(d)
New streets
which extend existing streets shall bear the names of the existing
streets. Streets crossing thoroughfares or other roadways shall bear
the same name on both sides of the thoroughfare, wherever practical,
unless otherwise approved by City Council.
(e)
The property
owner shall provide payment for street name signs for the development.
The cost of each street name sign installation shall include the cost
of the sign assembly, pole and the time for installation. Payment
by the property owner will be due prior to approval of the engineering
plans by the City engineer.
(f)
Street
name signs shall be installed in accordance with the City’s
guidelines before issuance of a building permit for any structure
on the streets approved within the subdivision.
(Ordinance adopted 6/14/10)
(a)
All on-site
streets and alleys shall be constructed by the developer at the developer’s
expense, unless otherwise allowed by this Ordinance. The City Council
may, at its option, accept escrow funds in lieu of immediate roadway
construction if the subdivision derives principal access from another
improved roadway and if delaying construction or improvement of the
road will not harm or otherwise inconvenience neighboring property
owners or the general public.
(b)
All streets
and alleys shall be constructed using reinforced concrete, unless
otherwise approved by the City Council.
(c)
In addition
to the above mentioned minimum standards, barrier-free ramps for physically
challenged persons shall be constructed at all street corners, driveway
approaches, appropriate mid-block crosswalks, and in locations where
accessible parking spaces are provided, and shall comply with Section
228 of the Highway Safety Act, as currently amended, and with the
Americans With Disabilities Act (ADA), as amended.
(e)
All signs and barricades shall be in conformity with ADA standards,
and with specifications for uniform traffic-control devices, as adopted
by the Texas Department of Transportation and the Texas Department
of Public Safety.
(f)
Approval
is required prior to the installation of any driveway connecting to
a public street. The City engineer shall approve all driveway cuts.
(Ordinance adopted 6/14/10)
(a)
Screening.
(1)
Where
subdivisions are platted so that the rear or side yards of single-family
or two-family residential lots are adjacent to an arterial thoroughfare;
a four (4) lane collector street; are separated from a thoroughfare
by an alley; or back up to a collector or residential street, the
developer shall provide, at his or her sole expense, screening according
to the following alternatives and standards. All screening shall be
adjacent to the right-of-way or property line and fully located on
the private lot(s), including columns and decorative features. All
forms of screening shall conform to the requirements of City ordinances
and policies that govern sight distance for traffic safety.
(2)
Screening
Alternatives.
Screening shall be provided in accordance
with related City code(s) and policy(s).
(3)
A maintenance
easement of five feet (5') in width shall be dedicated to the City
on the private lot side and adjacent to the screening wall or device.
(4)
The
screening wall shall be installed prior to the final acceptance of
the subdivision. Landscape materials may be installed after the subdivision
is accepted, upon approval of the City administrator, but in no case
later than six (6) months following acceptance of the subdivision.
(5)
All
plants, such as trees, shrubs and ground covers, shall be living in
fullness and height that is customary for their container or ball
size, as per the latest edition of the “American Standard for
Nursery Stock,” by the American Association of Nurserymen, as
may be amended.
(6)
All
masonry, wood, which must be sealed or painted, steel or aluminum
screening wall or fence plans and details must be designed and sealed
by a licensed professional engineer, and must be approved by the City
engineer.
(7)
Required
wall heights, including spans between columns, shall be from at least
six feet (6') and no more than eight feet (8'). Decorative columns,
pilasters, stone caps, and other features may exceed the maximum eight-foot
(8') height by up to eighteen inches for a total maximum height of
nine and one-half feet (9.5') for these features, provided that such
taller elements comprise no more than ten percent (10%) of the total
wall length in elevation view.
(8)
Screening
fences, walls and devices shall not be constructed within any portion
of a utility easement unless specifically authorized by the City and
other applicable utility provider.
(b)
Entryway
Features.
(1)
Subdivisions
in excess of ten (10) platted lots may provide a low maintenance landscaped
entryway feature at access points from streets and thoroughfares into
the subdivision. The entryway feature shall be placed on private property
and within an easement identified for such use, and shall observe
all sight visibility requirements. Limited portions of the feature
or landscaping may be placed within the right-of-way. Most of the
feature or landscaping shall be located on private property so that
long-term maintenance responsibility will be borne by the property
owner or an approved homeowners association.
(2)
Design
Requirements.
The entryway feature shall include low
maintenance, living landscaped materials as approved by the City Council.
The design of the entryway feature shall also include an automatic
underground irrigation system, and may also include subdivision identification,
such as signage located on the wall. Any walls or structures used
in the entryway feature must conform to the City’s regulations
pertaining to maximum height within the front yard of residential
lots required by the zoning ordinance wherever the adjacent lot sides
onto the arterial street and the wall will be located within the front
yard setback area.
(3)
The
design of the entryway shall be in accordance with design policies
approved by the City and shall be reflected on the landscape and irrigation
plans submitted along with the engineering plans and the preliminary
plat.
(4)
The
maintenance of the entryway shall be the responsibility of the applicant
for a period of at least two (2) years or until building permits have
been issued for eighty percent (80%) of the lots in the subdivision,
whichever date is later. Following that period of time, maintenance
responsibility shall be borne by the private property owner(s) upon
whose lot(s) the entryway feature is located, or by a homeowners association
meeting the requirements of this Ordinance. If, at some point in time,
the maintenance responsibility shifts to the City, the City shall
have the right to upgrade, reduce or eliminate entirely, at its sole
option, the landscaping and other amenities in order to simplify or
minimize the amount of time and effort that maintenance of the entryway
will require.
(c)
Landscaping.
All landscaping shall be in conformance with the zoning ordinance.
(d)
Signage.
All signage shall be in conformance with the City’s Sign
Ordinance.
(Ordinance adopted 6/14/10)
(a)
The installation
of all water and wastewater lines shall be in conformance with this
Ordinance.
(b)
No final
plat shall be approved for any subdivision within the City or its
extraterritorial jurisdiction until the applicant has made adequate
provision for a water system and a sanitary sewer system of sufficient
capacity to adequately provide service to all tracts and lots within
the area to be subdivided.
(c)
Water
supply.
Water satisfactory for human consumption shall
be available to each lot in the proposed subdivision from a source
on the land, a community source, or a public utility source, in adequate
and sufficient supply for the intended uses on each lot within the
subdivision. Plans and specifications for a private water supply other
than an investor-owned water supply corporation, or a corporation
organized under Ordinance 1434a of the Texas Civil Statutes, must
be submitted by a licensed professional engineer and approved by the
TCEQ prior to final plat approval. If the sole source of water supply
for a proposed subdivision or development is intended to be groundwater
under the land, then a statement shall be prepared by a professional
engineer licensed to practice in the State of Texas, and shall be
shown on the preliminary and final plat, stating that adequate groundwater
is available, and shall continue to be available in the foreseeable
future, to serve the subdivision.
(d)
Private
Water and Sewer Corporations.
When a proposed subdivision
is located within an area to be served by an investor-owned water
supply or sewerage service utility, or a water supply or sewerage
service corporation organized under Ordinance 1434a of the Texas Civil
Statutes, the property owner shall furnish, before approval of a preliminary
plat, evidence of a contractual agreement between the property owner
and the water or sewer utility for financing, installing and maintaining
utilities in the subdivision, and stating the capacity and quantity
of such utilities to be made available to the proposed development.
(e)
Water
system with mains of sufficient size and having a sufficient number
of outlets to furnish adequate domestic water supply and to furnish
fire protection to all lots shall be provided. Water lines shall extend
to the property line, in order to allow future connections into adjacent
undeveloped property, and a box for the water meter(s) for each lot
shall be installed either in the right-of-way or immediately adjacent
to the right-of-way in an easement.
(f)
Services
for utilities shall be made available to the property line of each
lot in such a manner as will minimize the necessity for disturbing
the street pavement and drainage structure when connections are made.
(g)
Fire protection
shall be provided in accordance with this Ordinance.
(Ordinance adopted 6/14/10)
(a)
When a
proposed subdivision, whether residential or nonresidential, abuts
on one or both sides of an existing substandard street, or on a planned
or future road as shown on the thoroughfare plan, being substandard
according to the then existing current thoroughfare plan, the developer
shall be required to improve the existing on-site facility, including
appurtenant walkways, screening and landscaping, storm sewers, water
quality controls, and other utilities as defined in this Ordinance,
to bring the same to City standards, or to replace it with a standard
City street as determined to be roughly proportionate to the proposed
development as approved by a professional engineer who holds a license
issued under Chapter 1001, Occupations Code retained by the City,
at the applicant’s cost.
(b)
The applicant
may dispute the determination made by the engineer retained by the
City and may submit a written appeal to the City Council within thirty
(30) calendar days from the date of the determination of the engineer.
After hearing any testimony and reviewing the evidence, the City Council
shall make the applicable determination within 30 calendar days following
the final submission of any testimony or evidence by the applicant.
(c)
Streets
which dead-end at power lines or similar rights-of-way or easements,
and which are intended for future extension across these rights-of-way
or easements, shall be constructed in the right-of-way or easement
for half the distance across the right-of-way or easement, and shall
be further restricted as set forth in this Ordinance. As with any
other dead-end street, a note shall be placed on the final plat clearly
labeling the dead-end streets that will, at some point, be extended
across the power line easement, or right-of-way, and signage shall
be placed at the end of the constructed street stub, such as on the
barricade, also stating that the street will be extended in the future.
Signage size and lettering shall be large enough to be legible by
a person with normal vision at a distance of twenty feet (20').
(Ordinance adopted 6/14/10)
(a)
An adequate
storm sewer system consisting of inlets, pipes and other underground
structures with approved outlets shall be constructed where runoff
of stormwater and the prevention of erosion cannot be accomplished
satisfactorily by surface drainage facilities. Areas subject to flood
conditions or inadvertent stormwater retention, such as standing or
pooling water, as established by the City engineer, will not be considered
for development until adequate drainage has been provided.
(b)
In no
case shall drainage areas be diverted artificially to adjacent properties
or across roadways. Stormwater drainage from one residential lot onto
another shall not be allowed unless such does not pose any harm or
inconvenience to the downstream property owner(s) and unless specifically
approved by the City.
(c)
The developer
shall ensure that all drainage improvements within public easements
or rights-of-way are functioning properly prior to the expiration
of the maintenance bond. The City shall inspect the improvements to
determine any maintenance or correction of deficiencies at the conclusion
of this period.
(Ordinance adopted 6/14/10)
