The arrangement, character, extent, width, grade, and location
of all proposed streets shall conform to the comprehensive plan and
thoroughfare plan of the town, to the relationship of the existing
and planned streets to the topographical conditions, to the public
convenience and safety, and to the appropriate relation to the proposed
uses of the land to be served by such streets. Right-of-way for adjacent
streets shall be dedicated to account for future widening in accordance
with the comprehensive plan and thoroughfare plan of the town except
as otherwise provided for in state law.
(Ordinance 2023-09 adopted 7/10/2023)
When a proposed subdivision of land abuts both sides of an existing
road, street, or highway, or drainage easement that is substandard
according to the current specifications of this chapter, the developer
shall be required to improve the existing road and drainage to current
standards or to replace it with a standard road at the developer's
expense. The developer shall also be required to dedicate the necessary
rights-of-way for the particular roadway, which shall be not less
than sixty (60) feet.
(Ordinance 2023-09 adopted 7/10/2023)
(a)
When the proposed subdivision is located adjacent to a substandard
road or street, the developer shall:
(b)
The developer may submit a request to the town council to pay
the town the developer's portion of said improvements in lieu
of construction of said improvements and submit a full set of engineering
plans and specifications for the improvement to the rights-of-way,
and shall dedicate the appropriate rights-of-way. When considering
this request, the council may take into consideration timing of construction,
constructions costs, and timing of surrounding developments in making
their determination.
(Ordinance 2023-09 adopted 7/10/2023)
Where it is not shown in the comprehensive plan or thoroughfare
plan of the town, the arrangements of streets in a subdivision shall:
(1)
Provide for the continuation or appropriate projection of existing
streets in surrounding areas.
(2)
Conform to a plan for the neighborhood approved or adopted by
the town to meet a particular situation where topographical or other
conditions make continuation of or conformance to an existing street
impracticable.
(3)
Be aligned so that they will intersect, as nearly as possible,
at right angles.
(4)
Residential streets shall be laid out so that their use by through
traffic is discouraged.
(5)
Street jogs with centerline offsets of less than one hundred
twenty-five feet (125') shall be avoided.
(6)
Street right-of-way widths shall conform to the following:
|
Type of Street
|
Minimum Right-of-Way Widths
|
|---|---|
|
Major thoroughfare
|
125'
|
|
Collector
|
90'
|
|
Residential
|
60'
|
(7)
Utility easements shall be at least ten (10) feet wide on each
side of the road, shall not lie within the street right-of-way, and
no primary utilities will be located within the street right-of-way.
(8)
Half streets shall be prohibited.
(9)
Cul-de-sacs shall not exceed eight hundred feet (800')
from the nearest intersecting street, and there shall be provided
at the closed end a turnaround having an outside roadway diameter
of at least eighty feet (80') and a street right of way diameter
of at least one hundred feet (100').
(10)
All streets shall be paved, and the paving shall conform to
"improvements" of these regulations.
(11)
Street grades shall be established regarding topography, proposed
land-use and the facilities in the area surrounding the land to be
subdivided. An absolute minimum grade of five tenths (0.50%) will
be allowed on concrete streets; however, where it is possible, a grade
of eight-tenths percent (0.80%) shall be used.
(12)
Pavement markings shall be installed in accordance with TxDOT
specifications, TxDOT standard details, and manufacturer's recommendations
unless otherwise directed by the town. Pavement markings and the erection
thereof will be at the expense of the subdivider.
(13)
Residential lots shall not face major thoroughfares. Driveways
or alley pavement cuts shall not be permitted on major thoroughfares.
Alleys may be provided alongside and/or rear lot lines on major thoroughfares
for rear entrance.
(14)
All testing in accordance with NCTCOG and town requirements
shall be conducted by a state-approved testing lab approved by the
town at the developer's expense. The state-approved lab tests
shall include, but will not be limited to, inspection, testing compaction,
moisture content, and lime application rate of the subgrade, inspection
and testing plasticity index (pi) and lime application rate of the
foundation course, and testing application rates, thickness, density,
and inspection of the installation of the roadway surface course.
The town shall employ a registered professional engineer and/or qualified
inspectors to independently act as quality control agents for each
project. The town and developer will receive reports of all items
and those not in compliance with the specifications shall have recommendations
for corrective action. The town will have full authority to ensure
that the corrective action required will be made. The developer will
bear the cost of the quality control agent(s), and the required testing,
and any required retesting. To ensure prompt payment for these services,
the town shall establish an account for this purpose at the time of
final plat approval, and the developer shall maintain a minimum account
balance as determined by the town council. Samples and testing results
shall be furnished simultaneously directly to the quality control
agent, town and the developer.
(15)
When the developer completes the construction of improvements
in the development and has satisfactorily completed all necessary
quality control tests and reports, and the final cleanup is performed,
the developer will notify the town for a "final inspection." Such
final inspection will be made within ten (10) business days after
notification. After the final inspection, if the work is found to
be satisfactory, the developer will be notified in writing of acceptance.
If not satisfactory, the developer will be notified in writing of
the corrective action required for approval.
(16)
No concrete or asphalt pavement shall be placed without the
town's quality control agent present to inspect material, thickness,
rebar, and adherence to required testing and placement methods. Any
concrete or asphalt pavement placed outside the presence of the town's
quality control agent may be subject to removal or additional testing
requirements including but not limited to coring of the pavement section
at the discretion of the town.
(17)
All road maintenance, repair and upkeep in subdivisions will
be the absolute and sole responsibility of the developer and/or homeowners
association. Subdivision covenants and deed restrictions shall contain
clear and express provisions that require the formation and continuation
of a homeowner's association and shall impose upon such association
the obligation for such street repair, maintenance and upkeep. The
subdivision covenants and deed restrictions shall be filed with the
final plat as a condition of plat approval.
(Ordinance 2023-09 adopted 7/10/2023)
(a)
Alleys may be required in commercial and industrial districts
and shall be paved with reinforced concrete. The town may waive this
requirement where other definite and assured provisions are made for
service access, such as off-street loading, unloading, and parking
consistent with and adequate for the uses provided.
(b)
Alleys may be required in residential districts and shall be
paved in concrete and shall be constructed in accordance with the
requirements of this chapter.
(c)
The minimum right-of-way width of an alley shall be twenty (20)
feet in industrial and commercial areas and fifteen (15) feet in residential
areas. The alley turnouts shall be paved to the property line and
shall be at least two (2) feet wider than the alley paving. The radii
of the turnouts for the alleys intersecting thoroughfares shall be
sixteen (16) feet and shall be ten (10) feet at intersections with
all other streets. Concrete for all alleys shall be 7-inch thick with
minimum #4 bars at 24-inch on centers each way with a compressive
strength of 4,000 psi when tested at 28 days.
(d)
Alley intersections and sudden changes in alignment shall be
avoided, but, when necessary, lot corners shall be cut off at least
fifteen (15) feet on each tangent to permit safe vehicular movement.
Site visibility triangles shall be calculated and shown on the plan
per AASHTO criteria. No fences, signage, or landscape that interferes
with site visibility shall be permitted to be installed within the
site visibility triangle.
(e)
Dead-end alleys shall be avoided where possible, but if unavoidable,
they shall be provided with adequate turnaround facilities, as determined
by the town.
(f)
Where driveways connect to alleys in commercial, industrial,
or residential areas, fences may be constructed along the rear lot
line of any line of any lot to a point within five feet (5') of a
point where the driveway would intersect the alley pavement at ninety
degrees (90º).
(Ordinance 2023-09 adopted 7/10/2023)
(a)
Every drainage improvement intended to convey water from or
along a road shall be designed and constructed to required specifications
as delineated in the current county subdivision rules and regulations,
engineering plans, as may be amended. References to centralized road
and bridge shall, for the purposes of the town, mean either the town
engineer or quality control agent as determined by the town council.
Additional requirements provided in the checklist for drainage analysis
and improvement shall also apply.
(b)
In all cases, perimeter drainage engineering plans for the subdivision
or total development (project) shall be required with the preliminary
plat. Where a subdivision will have interior roads or ingress/egress
easements, the developer will be responsible for perimeter drainage
improvements to the existing and adjacent town roads.
(c)
Complete engineering plans for storm drainage facilities shall
be prepared, signed and sealed by an engineer.
(d)
All drainage plans shall contain adequate provisions for drainage
and shall provide no greater risk, hazard, or damage potential, in
speed or volume, from rainfall and stormwater runoff than existing
prior to development.
(e)
An erosion and sedimentation control plan may be required by
the commission and/or the town council to provide for adequate protection
from erosion and sedimentation nuisances that may occur as a result
of the construction of the development or subdivision.
(f)
All drainage facility repair and upkeep in subdivisions will
be the absolute and sole responsibility of the developer and/or homeowners
association unless or until the town adopts an ad valorem property
tax and assumes the responsibility for maintenance of subdivision
drainage facility by action of the town council. Under such condition,
private drainage facilities including but not limited to, detention
ponds, earthen channels, natural creeks, etc. shall remain the responsibility
of the developer and/or homeowners association. Subdivision covenants
and deed restrictions shall contain clear and express provisions that
require the formation and continuation of a homeowner's association
and shall impose upon such association the obligation for such drainage
facility repair, maintenance and upkeep. The subdivision covenants
and deed restrictions shall be filed with the preliminary plat as
a condition of plat approval.
(Ordinance 2023-09 adopted 7/10/2023)
(a)
All lots shall conform to the regulations as set forth in the
town's comprehensive zoning ordinance.
(b)
All lots shall have a minimum width adjacent to the street of
sixty (60) feet. Corner lots in residential areas shall be wider than
inside lots so as to allow the required setback from both streets.
Each lot shall face onto a public street or a private drive, except
in a planned unit development. Lots with street frontage at both front
and rear shall be avoided, except when the lot backs onto a highway
or thoroughfare. Sidelines of lots shall be approximately at right
angles to straight streets and radial to curved street lines.
(c)
In subdivisions where buildings are to be served by septic tanks,
the size of lots shall be sufficiently large to accommodate adequate
drainage fields and to meet the standards set forth by all appropriate
regulatory authorities including the state department of health, the
Texas Commission on Environmental Quality (TCEQ), the county and the
town.
(d)
Lots which are to be served by septic systems, and which include
land within the one hundred (100) year floodplain, shall have a minimum
of one (1) acre (43,560 sq. ft.) of land exclusive of the floodplain.
Lots which include any part of the one hundred (100) year flood shall
have the required minimum floor elevation designated on the plat.
(Ordinance 2023-09 adopted 7/10/2023)
(a)
Easements shall be provided for restricted use on private property
upon which any public utility shall have the right to remove and keep
removed all or part of any building, fences, shrubs, or other improvements
or growths which in any way endanger or interfere with the construction,
maintenance, or efficiency of its respective systems within its said
area. Any public utility shall at all times have the right for ingress
and egress to and from and upon the said easement for the purpose
of constructing, reconstructing, inspecting, patrolling, maintaining,
and adding to or removing all or part of its respective systems without
the necessity, at any time, or procuring the permission of anyone.
All utilities must notify the town and the property owners one week
prior to the initiation of a construction or reconstruction project,
which exceed five thousand dollars ($5,000.00) in projected cost.
(b)
In new subdivisions, the developer shall provide all the necessary
easements and right-of-way required for drainage structures, including
storm sewer and open or lined channels. Easement width for storm sewer
pipe shall not be less than sixteen (16) feet, and easement width
for open or lined channels shall be at least twenty (20) feet wider
than the top of the channel, fifteen (15) feet of which shall be on
one side to serve as an access for maintenance purposes. Required
easement width may be adjusted depending on geometric variables at
the discretion of the town.
(c)
Floodplain easements shall be provided on sites along natural
creeks to encompass the fully developed 100-year floodplain plus a
ten (10) foot buffer on both sides.
(Ordinance 2023-09 adopted 7/10/2023)
The lengths, widths, and shapes of blocks shall be determined
with regard to the following criteria:
(1)
Zoning requirements relating to lot sizes and dimensions.
(2)
Limitation of topography.
(3)
Where no restrictive covenants exist, the blocks shall not exceed
one thousand two hundred feet (1,200') in length nor be less
than five hundred feet (500') in length, except in certain instances
where topographical features warrant special consideration. These
limits may be exceeded only upon specific approval by the town. Blocks
longer than six hundred feet (600') shall be avoided in business
districts.
(Ordinance 2023-09 adopted 7/10/2023)
Concrete monuments shall be placed in all corners of boundary
lines in subdivision or at no more than fourteen hundred-foot (1,400')
intervals. These monuments will be installed before recording of the
final plat. Intermediate property corners, curve points, and angle
points of each lot in the subdivision shall be marked by iron stakes
of not less than one half inch (1/2") in diameter, not less than twenty-four
inches (24") in length, driven flush with the ground or counter-sunk,
if necessary, in order to avoid being disturbed. No utility construction
shall be allowed until permanent lot pins are in place.
(Ordinance 2023-09 adopted 7/10/2023)
