5.01.01
The purpose of this Chapter is to assure that subdivision and
site development projects constructed within the City of Jarrell and
its extraterritorial jurisdiction (ETJ), are adequately furnished
with necessary public infrastructure. These include water, wastewater,
stormwater drainage, roads, and open space resources.
5.01.02
Design and construction of infrastructure in the City and ETJ
shall be consistent with the policies and guidelines established in
the most recent versions of the Jarrell Comprehensive Plan. Any interpretation
of the requirements of this Section shall be made in a manner consistent
with the Comprehensive Plan.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
This chapter addresses policies contained in the Comprehensive
Plan and legal requirements for the adequate provision of infrastructure
for the health, safety, and welfare of the residents of the City of
Jarrell and its surroundings.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
5.03.01
Unapproved Final Plat or Site Development.
City
approvals, including but not limited to building, repair, plumbing,
or electrical permits, shall not be issued by the City for any structure
on a lot in a subdivision or on a parcel for which a final plat or
site development permit has not been approved and filed for record.
5.03.02
Compliance with Standards.
Full compliance with
the standards contained within this Code must be obtained before the
issuance of a building repair, plumbing or electrical permit for any
structure on a lot within a subdivision within the jurisdiction of
the City.
5.03.03
Review, Permit and Enforcement Authority.
In fulfilling
any responsibilities in this Section that require technical or other
expertise, the City Manager or designee of the Council shall rely
on the assistance of City Engineer or another designee for such expertise.
5.03.04
No City Maintenance.
The City shall not repair,
maintain, install or provide any streets or public utilities or services
in any subdivision for which a final plat has not been approved and
filed for record, nor any parcel or lot for which a site development
permit has not been issued, nor in which the standards contained herein
or referred to herein have not been complied with in full.
5.03.05
No Utility Service.
The City shall not sell or
supply water, gas, electricity or sewerage within a subdivision for
which a final plat has not been approved and filed for record, or
parcel or lot for which a site development permit has not been issued,
nor in which the standards contained herein have not been complied
with in full.
5.03.06
Grandfather Provisions.
The provisions of this
Section shall not be construed to prohibit the issuance of permits
for any lot or undivided tract or parcel of land upon which a structure
exists that was in existence prior to the passage of this Code.
5.03.07
Required Improvements.
In the absence of any provision
to the contrary, the subdivider, developer or applicant shall provide
the following improvements, as approved in the construction plans,
in conformance with the standards, specifications and requirements
of this Unified Development Code:
A.
Streets including rights-of-way, alleys, sidewalks, bridges, signalization,
and street lighting.
B.
Water system including utility easements, water distribution lines,
fire hydrants, valves, pumps, and water towers in conformance with
the terms and regulations of the provider of said utility.
C.
Sanitary sewer system
including utility easements, sanitary sewer lines, manholes, and lift
stations in conformance with the terms and regulations of the provider
of said utility.
D.
All onsite water lines shall be minimum of 8 inches in diameter with
a dedicated 12-inch minimum trunk through the development to ensure
fire flow unless approved by the City Engineer. This trunk line shall
be looped when possible. Off-site water line extensions shall be a
minimum diameter of 16 inches unless approved by the City Engineer.
E.
All onsite wastewater lines shall be a minimum of 8 inches in diameter.
All off-site wastewater lines shall be a minimum diameter of 12 inches
unless approved by the City Engineer.
|
Minimum Diameter for Utility Lines
| ||
|---|---|---|
|
Onsite
|
Offsite
| |
|
Water
|
8-inch*
|
16-inch
|
|
Wastewater
|
8-inch
|
12-inch
|
|
*12-inch (minimum) looped trunk line required through development
| ||
F.
Drainage system including drainage easements, channels, storm sewer
lines and inlets, basins, control structures, and landscaping.
G.
Parkland.
H.
Permanent monument markers.
I.
Utilities for electric and telephone service and associated utility
easements installed in conformance with the terms and regulations
of the provider of said utility.
J.
Gas, cable television and other telecommunications service and associated
utility easements, when provided, installed in conformance with the
terms and regulations of the provider of said utility.
5.03.08
Improvement Continuity and Integration.
All improvements must be designed and
installed so as to provide for a logical system of utilities, drainage
and streets and to create continuity of improvements for the development
of adjacent properties. Pedestrian, vehicle, water, wastewater and
drainage improvements must be extended to the perimeter of a subdivision.
Including the following provisions for water and sewer main extensions.
I
Required extensions - all developments shall be required to extend
across the full width of the subdivision in such an alignment that
it can be extended to the next property in accordance with the Master
Sewer and Water Plans for the City.
II
Properties already served by water and sewer shall not be required
to install additional facilities unless:
a.
The current lines are not of adequate capacity to serve the
proposed development; in which case the developer will be required
to install adequate facilities.
b.
The current lines are not of adequate capacity to serve the
zoning of a property that has been rezoned to a more intense use since
the time of the original utility installation.
5.03.09
Improvement Plans.
A.
Plans for the improvements required by this Chapter shall be prepared
and approved in accordance with the provisions contained herein and
certified for accuracy and completeness by a registered professional
engineer licensed by the State of Texas.
B.
After completion of construction, the developer shall deliver to
the City as-built construction documents indicating all improvements,
new construction, and upgrades. These documents shall clearly indicate
the location of all improvements including the location of above-and-below
ground utilities. The documents shall include a certification from
a licensed Professional Engineer that all construction required by
this code was performed in compliance with the standards and specifications
required of this code.
5.03.10
Acceptance of Improvements.
During the course
of installation and construction of the required improvements, the
City Engineer or another designee of the City Manager shall make periodic
inspections of the work to ensure that all improvements comply with
this Code and other municipal, county and State requirements. Upon
completion of installation and construction of all required improvements,
the developer may seek acceptance of all public improvements by the
City by submitting the required number of copies of as-built plans
and a one-year maintenance bond in an amount as specified at the time
of final plat submittal. In addition, the developer shall provide
a statement signed by a registered professional engineer that all
improvements have been installed and constructed in accordance with
the submitted as-built plans.
5.03.11
Maintenance and Supervision.
Where a subdivision
contains sewers, sewage treatment facilities, water supply systems,
parks and grounds held in common, drainage facilities, or other physical
facilities necessary or desirable for the welfare of the area, or
that are of common use or benefit which are not or cannot be satisfactorily
maintained by an existing public agency, provision shall be made which
is acceptable to the City for the proper and continuous operation,
maintenance, and supervision of such facilities. A copy of the agreements
providing for the proper and continuous operation, maintenance and
supervision of such facilities shall be presented to the City Manager
and approved as to form by the City Attorney at the time of final
plat approval or site development permit issuance and shall be filed
of record with the plat or permit thereof.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2020-0128-06 adopted 1/28/20; Ordinance
2021-0427-02 adopted 4/27/21; Ordinance 2024-0206-02 adopted 2/6/2024)
A.
A final plat or replat or site development permit will not be approved
unless the land proposed for subdivision or site development is adequately
served by essential public facilities and services. These services
include:
1.
Streets including alleys, bridges and street lighting, rights-of-way,
sidewalks, signalization.
2.
Water system including wells (where used), utility easements, water
distribution lines, fire hydrants, valves, pumps, pressure tanks,
water towers and other water facilities.
3.
Sanitary sewer system including utility easements, sanitary sewer
lines, manholes, and lift stations.
4.
Drainage system including drainage easements, culverts, channels,
storm sewer lines and inlets, basins, control structures, and landscaping.
5.
Parkland in accordance with parkland dedication requirements.
6.
Utilities for electric and telephone service and associated utility
easements shall be installed in conformance with the terms and regulations
of the provider of said utility.
7.
Gas and cable television service and other telecommunications service
and associated utility easements, when provided, shall be installed
in conformance with the terms and regulations of the provider of said
utility.
B.
The City of Jarrell's Design and Construction Standards shall apply
for all public facilities within the City limits and ETJ of Jarrell.
This policy may be further defined and supplemented by other codes
adopted by the City.
C.
Where appropriate, a letter from each respective utility service
provider (when such utility is not provided by the City of Jarrell)
which states that all requirements have been met, is sufficient in
meeting the intent of this section.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
A.
A plat or replat or site development permit will not be approved
unless the proposed lot(s) have safe and reliable street access for
daily use and emergency purposes. A plat or replat will not be approved
unless the proposed lot(s) have direct access to an improved public
street, private street, or an approved public way, and connected by
improved public street to an improved public thoroughfare. Except
for lots which are provided access from an approved cul-de-sac, all
subdivisions must have at least two means of vehicular access or approach
on a paved public right-of-way. Where development phasing or constraints
of the land prevent the provision of a second, separate means of access,
the City may, in its sole discretion, accept a temporary street connection,
or median divided street or entry to satisfy this requirement.
B.
A site development permit will not be approved unless the parcel
on which the development is proposed is a legal lot, duly recorded
in the County Deed Records. Such legal lot shall have safe and reliable
street access for daily use and emergency purposes. The permit will
not be approved unless the lot has direct access to an improved public
street, private street, or an approved public way, and connected by
improved public street to an improved public thoroughfare.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
A plat or replat or site development permit will not be approved
unless lighting requirements as defined in this Code are met.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
A plat or replat or site development permit will not be approved
unless the proposed lot(s) or development is connected to a water
supply system which is capable of providing adequate water for health
and emergency purposes. Except for lots along an approved cul-de-sac
or where it is impracticable, all lots must be provided service connections
from a looped water main providing water flow from two directions
or sources. New developments or improvements of existing developments
should consult the City of Jarrell or appropriate utility provider
for compliance.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
A plat or replat or site development permit will not be approved
unless the proposed lot(s) or site developments are served by an approved
means of wastewater collection and treatment. The projected wastewater
discharge of a proposed development shall not exceed the proposed
capacity of the proposed development's wastewater system. The City
may require the phasing of development and/or improvements to the
systems so as to maintain adequate wastewater capacity. New developments
or improvements of existing developments should consult the City of
Jarrell or appropriate wastewater utility service provider for compliance.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
Water service must be sufficient to meet the fire flow requirements
of the proposed development, except where a suitable alternative means
of fire protection is approved by the Williamson County Emergency
Services District No. 5 Department Chief, or his/her designee, and
the City Engineer. The City may require the phasing of development,
and/or the construction of improvements to maintain adequate fire
protection.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
Increased stormwater runoff attributable to new development
must not exceed the capacity of the downstream drainage systems or
adversely affect adjoining property. Where the projected runoff would
exceed capacity based on the standards specified in this Code, 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 as means of mitigation. New developments or
improvements of existing developments should consult the City of Jarrell
for compliance.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
A.
The provision of adequate parkland for use as parks is necessary
for the protection of public health, safety and general welfare of
the community. The city has attempted to provide parks to serve the
immediate recreational needs of residents near their homes, but it
faces a severe shortage of local recreational space as new subdivisions
are approved and the city's population grows. Accordingly, it appears
that the provision of parks can best be accomplished in conjunction
with the platting and development of new residential areas, which
increase the need for parkland and whose residents will be direct
beneficiaries of the provision of such parkland.
B.
The subdividers of all residential subdivision of more than four
single-family lots shall be required to provide for the parkland needs
of future residents through the clear fee simple dedication of suitable
land for park and recreational purposes. Nonresidential subdivisions
and residential subdivisions of four or fewer single-family lots shall
not be subject to the parkland dedication requirements of this section.
C.
The subdivider shall dedicate parkland to the city as a part of the
final plat approval. The area to be dedicated for the purpose of parkland
shall be shown on the conceptual plan, the preliminary plat, and the
final plat, and shall be included in the dedication statement. The
parkland shall be dedicated to the city by general warranty deed,
and acceptable evidence of clear title and evidence that all taxes
have been paid shall be furnished by the city.
D.
The minimum amount of land required to be dedicated as parkland shall
be 8% of the total subdivision acreage proposed for residential use,
excluding acreage within the 100-year floodplain.
E.
Land dedicated for park and recreational purposes shall be of size,
character, and location consistent with the standards outlined below:
1.
If necessary for optimum park placement, large dedicatory requirements
under this section may be accomplished by dedication of two or more
separate park sites as long as each size meets the requirements set
out in this section.
2.
The dedicated parkland shall provide a minimum of 200 feet of frontage
on a dedicated public street or of a width acceptable to the parks
board and the city.
3.
At least 50% of the dedicated parkland shall be level, well-drained,
and suitable for use as an open playfield.
4.
Water and wastewater connections shall be readily available at the
park site with water and wastewater lines located along the street
frontage of the park. The subdivider must demonstrate that there is
sufficient water and wastewater utility line capacity available to
serve the park.
5.
The area shall not be subject to any reservation of record, encumbrances
of any kind, or easements which will interfere with the use of the
land for park or recreational purposes.
F.
All land proposed for dedication as parkland that is located in a
floodplain area shall:
1.
Be easily accessible and have adequate street frontage.
2.
Have any alteration of its natural character and that of its waterway
approved by the parks board and city.
3.
Be at least 100 feet in width, or of a width acceptable to the parks
board and the city.
4.
Have a configuration and topography suitable for placement of facilities
such as playgrounds, picnic facilities, and open playfields.
G.
If a subdivider is unable to meet the standards set out in subsections D. and E. above, resort may be had to one or more of the following alternatives:
1.
Dedication by the subdivider of a unique area of natural beauty or
an area possessing unique natural features or biologically valuable
qualities.
2.
The combination of two or more required dedications to form a single,
viable park area.
3.
Land dedication that would expand existing parks or recreation facilities;
and/or
4.
Transfer of required parkland dedication in one subdivision to another
location owned by the same subdivider within one-half mile of the
proposed subdivision.
H.
When an area is required to be dedicated, the city may require a
cash payment in lieu of dedication or parkland.
1.
Where with respect to a particular subdivision the city council determines
that a subdivider is unable to meet the requirements of subsections
E, F and G above, the subdivider may be required to deposit a cash
payment with the city. The amount of such cash payments shall be in
accordance with the provisions set out in this section. Alternatively,
the city may accept a combination of parkland dedication and a cash
payment in lieu of a portion of the parkland dedication.
2.
All cash payments shall be used exclusively for the acquisition and/or
improvement of parks.
I.
The amount of cash payment to be made to the city shall be 8% of
the fair market value of the land proposed to be subdivided, as determined
by a qualified real estate appraiser employed by the city, less a
credit for the value of the land actually dedicated for parkland as
determined by such real estate appraiser. A subdivider, at his own
expense, may obtain an additional appraisal by a qualified real estate
appraiser mutually agreed upon by the city and the subdivider. In
such case, the city council shall determine fair market value upon
consideration of both appraisals.
J.
All required cash payments must be submitted prior to final plat
approval.
K.
Fifty percent of land contained within the 100-year floodplain shall
be credited against the parkland dedication requirement, provided
that adjoining land within the 25-year floodplain is also dedicated.
Land within the 25-year floodplain shall not be credited against the
parkland dedication requirement.
L.
Unless otherwise specified, the requirements of this section shall
apply to all residential subdivisions. Exemptions from the provisions
of this section shall be as follows:
1.
Any resubdivision of land that does not increase the allowed number
of dwellings units;
2.
A subdivision for which a preliminary plat was approved on or before
the effective date of this article, and which preliminary plat has
not expired prior to approval of a final plat; or
3.
Where there has been entered into a special agreement with the city
including specific provisions for the dedication of parkland or cash
payments or in lieu of the requirements of this section.
M.
Any land that is dedicated as parkland and is disturbed during construction
of the subdivision must be restored by the developer to its original
condition or better prior to release of fiscal [sureties] for the
subdivision.
N.
A plat or replat or site development permit will not be approved
unless adequate parks and recreational requirements are provided,
based on the standards specified in this Code. All residential developments
will be required to comply with these standards and requirements.
It is the intent of this Code that parks, and recreational facilities
are located and constructed to provide adequate capacity and functionality
to the residents they serve and provide safe, healthy recreational
opportunities to the community.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
A plat or replat or site development permit will not be approved
unless the following monument and ground control requirements of this
Code are met:
A.
All monuments and control points shall be placed by a licensed land
surveyor and must be in place prior to the installation of any roadway
improvements.
B.
To the extent it is practicable, monuments should be installed in
locations that will prevent disturbance or destruction of the monument
by construction activities. Any monuments disturbed or destroyed during
roadway construction shall be re-established in conformance with the
provisions of this Code by a licensed land surveyor.
C.
All corners of subdivisions and points of curvature (P.C.) and points
of tangency (P.T.) along boundary lines of subdivisions shall be marked
with a one-half inch iron rod, two feet in length, set in the center
of a concrete monument six (6) inches in diameter and thirty (30)
inches deep, with the top of the concrete monument set flush with
the finished ground surface.
D.
Where, due to topographic conditions, permanent structures, or other
conditions, the view is obstructed between any two adjacent monuments,
intermediate monuments shall be set as to assure a clear view between
adjacent monuments.
E.
Corner markers shall be a one-half inch iron rod, or three-fourths
inch pipe, two feet in length, and shall be installed flush with the
ground. Corners of all lots, block corners, street right-of-way P.C.s
and P.T.s shall be marked with corner markers.
F.
One permanent benchmark must be installed and referenced to the North
American Datum 1983 and the State Plane Coordinate System (Texas State
Plane grid coordinates, Central Zone, Feet). Surface coordinates may
be provided but should include a scale factor and convergence to reflect
grid coordinates. The City Manager may waive the requirement for installations
of a benchmark for subdivisions smaller than 50 acres when at least
two benchmarks are located within one-half mile of the proposed subdivision
boundaries.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
The landowner or developer shall be required to comply with
all the requirements for Fiscal Surety relating to Construction and
Maintenance as detailed in Chapter 7.00.
(Ordinance 2018-03-27-01 adopted 3/27/18; Ordinance 2024-0206-02 adopted 2/6/2024)
5.14.01
Elevation requirements.
A.
All new construction and substantial improvements of residential
structures shall have the lowest floor (including basement) elevated
to or above the base flood elevation.
B.
All new construction and substantial improvements of nonresidential
structures shall have the lowest floor (including basement) elevated
to or above the base flood elevation or, together with attendant utility
and sanitary facilities, be designed so that the structure is watertight
to or above the base flood elevation.
5.14.02
Construction materials and methods.
All new construction
and substantial improvements shall be constructed with materials and
utility equipment resistant to flood damage and using methods and
practices that minimize flood damage.
5.14.03
Anchoring.
All new construction and substantial improvements
shall be securely anchored to prevent flotation, collapse, or lateral
movement resulting from hydrodynamic and hydrostatic loads, including
the effects of buoyancy.
5.14.04
Flood vents.
Enclosed areas below the lowest floor that
are subject to flooding shall be provided with flood openings to allow
for the automatic entry and exit of floodwaters.
(Ordinance 2024-0702-04 adopted 7/2/2024)
5.14.01.01
All new construction and substantial improvements
of residential structures shall have the lowest floor (including basement)
elevated to or above the base flood elevation.
5.14.01.02
All new construction and substantial improvements
of nonresidential structures shall have the lowest floor (including
basement) elevated to or above the base flood elevation or, together
with attendant utility and sanitary facilities, be designed so that
the structure is watertight to or above the base flood elevation.
All new construction and substantial improvements shall be constructed
with materials and utility equipment resistant to flood damage and
using methods and practices that minimize flood damage.
All new construction and substantial improvements shall be securely
anchored to prevent flotation, collapse, or lateral movement resulting
from hydrodynamic and hydrostatic loads, including the effects of
buoyancy.
Enclosed areas below the lowest floor that are subject to flooding
shall be provided with flood openings to allow for the automatic entry
and exit of floodwaters.
