(a) 
The developer must install all water and sewer systems, street and drainage facilities, and any other facilities required by these regulations that are necessary for the proper development of the subdivision. The design, construction, and inspection of any public or semipublic improvements is a requirement of the developer. All such facilities must be designed and constructed in accordance with the Public Works Design Manual and conform to the general layout of the master plan water, sanitary sewer, drainage, or transportation.
(b) 
When required by master plans for water, sanitary sewer, drainage, or transportation, the facilities must be sized in excess of that as required by city capital improvements plans. Where oversizing of public facilities is required, or where the relocation of public facilities is required, or where specific public or semipublic improvements are necessary for the proper development of the subdivision, the developer of the proposed subdivision must construct or relocate said public or semipublic facilities, subject to the standards contained in Article XII Adequacy of Public Facilities; Proportionality.
(c) 
When a tract of land is proposed for development and public improvements are to be installed between or paralleling two or more tracts of land under different ownership, and participation is required by both owners, the developer desiring to plat their land first must comply with the following:
(1) 
If the public improvements are required for the actual development of the subdivision, then the first developer is responsible for obtaining the necessary right-of-way or easements from the adjoining property owner or owners and for installing those improvements at their own expense.
(2) 
If the improvements are not required for the actual development of the subdivision, then the developer must provide, within their subdivision, all the easements or right-of-way necessary for the improvements.
(3) 
Reserve strips of land controlling access to or egress from other property, or to or from any street or alley, or having the effect of restricting or damaging the adjoining property for subdivision purposes, or which do not meet the minimum standards of the zoning district in which it lies, or which will not be taxable or accessible for special improvements, are prohibited in any subdivision.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must furnish, install, construct, or extend, at their own expense, water distribution facilities necessary for the development of the subdivision. The water system must provide individual service to every lot in the subdivision. All water mains constructed within a proposed subdivision must be extended to the perimeter of the proposed subdivision to allow for future extension of the water system into adjacent properties. The water system must be designed and constructed in accordance with the specifications contained in the Public Works Design Manual. All water system improvements must conform to the city's current water distribution system capital improvements plan.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must furnish, install, construct, or extend, at their own expense, sewer collection facilities necessary for the proper development of the subdivision. The sewer system must provide individual service to every lot in the subdivision. All sewer mains constructed within the proposed subdivision must be extended to the perimeter of the proposed subdivision to allow for future extension of the sewer system into adjacent properties regardless of whether such extensions are required for service within the subdivision. The sewer system must be designed and constructed in accordance with the specifications contained in the Public Works Design Manual. Where considered necessary by the city engineer, the facilities must be sized in excess of that dictated by the Public Works Design Manual, to provide for the future growth and expansion of the city systems. All sanitary sewer installations must conform to the city's wastewater system capital improvements plan.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
Where oversizing of water and sewer system improvements is required by the capital improvements plan, city participation in any proposed water or sewer line must be in accordance with the provisions of the water and sewer impact fee ordinance. City participation is not available for water lines or sewer lines that are not part of the proposed improvements contained in the capital improvements plan.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must install, at their own expense, enough fire hydrants to provide fire protection service to every lot in the subdivision. The fire hydrant system must be designed according to the specifications contained in the Public Works Design Manual. The layout of the system is subject to approval by the city engineer and fire marshal.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
(a) 
Utilities to be in rights-of-way or easements; underground utilities, exceptions.
All public utilities must be constructed within a public street right-of-way or an appropriate public utility easement. When a proposed water or sewer line or a drainage facility will be placed adjacent to a public road maintained by the Texas Department of Transportation, a separate specific use easement document must be provided for each utility or drainage facility. Public utilities must be placed underground in new subdivisions absent a compelling demonstration that this requirement is unreasonable or unfeasible.
(b) 
Underground utilities at rear of lot (October 13, 2003, to November 10, 2003).
In residential subdivisions with final plats approved on or after October 13, 2003, and on or before November 10, 2003, underground electric utilities may be allowed in an easement not greater than 10 feet wide along the front or side property lines as long as above-ground electrical transformers and other electrical appurtenances in such subdivisions do not exceed 36 inches in height, are placed on a concrete pad not exceeding 18 square feet in area enclosed on three sides by living evergreen plant screening at least ten inches higher than the transformer, but not exceeding four and one-half feet in height, with the open side away from the nearest street. The owner of the lot where the transformer is located is responsible for the initial planting of the plant screening, which must be in place prior to final inspection of the house on such lot. In the event the homeowner's association wishes to install the plant screening, it may do so before any home receives final inspection. The homeowner's association is responsible for the maintenance of the screening in either case. The foregoing requirements are exclusive, and the remaining subsections of this section shall not apply.
(c) 
Underground utilities at rear of lot (after November 10, 2003).
In residential subdivisions platted after November 10, 2003, all new residential subdivisions require electrical, telecommunications and cable facilities, including new service drops, to be placed underground in an easement at the rear lot line. Where rear lot utilities are located on corner lots, above ground appurtenances must be located a maximum of five feet from the side building line.
(d) 
Transformers.
All electrical transformers must be accessible by a seven foot wide dedicated Oncor utility easement that extends to the transformer. Physical access to the transformer will be provided via a five-foot wide removable fence panel or gate located in the easement. Property owners will be responsible for providing security for the transformer and will make sure that the transformer is free from obstruction. The city will make reasonable efforts through communication and code enforcement to assure that residents provide unobstructed access including unlocked gates. The necessity for removal of minimal fencing and/or landscaping within easements to permit the replacement of facilities, appurtenances, and equipment is considered to be within the definition of reasonable access.
Transformers and other appurtenances shall not exceed 36 inches in height and transformers shall be placed on a concrete pad not exceeding 18 square feet in area. Fire hydrants and traffic signal controllers are exempted from the rear lot or tract line requirement.
In all cases, before construction of facilities commence, the easement shall be reduced to final grade, at developer's sole cost and expense. Additionally, if such easement is located within a floodplain, the entire surface of the easement shall be raised above the floodplain elevation, at developer's sole cost and expense, before construction of the facilities commences. Sight visibility easements and horizontal clear triangles are not appropriate locations for the placement of aboveground facilities, appurtenances, and equipment as they would create safety concerns by blocking or impairing the visibility of vehicular traffic.
(e) 
Exceptions.
Exceptions to the rear lot location may be granted by providing facts and circumstances to the planning and zoning commission to demonstrate rear lot utility location is not technically or environmentally feasible. Since the impact of technical and environmental factors may differ, exceptions for each utility will be considered separately and on a stand-alone basis.
(f) 
Requirements for nonrear lot locations.
Service lines, aboveground appurtenances and equipment locations for utility service approved by the planning and zoning commission for other than the required rear lot locations must follow the guidelines below:
(1) 
Underground utility service lines must be located within a ten foot wide easement, equally divided and paralleling the side property line of two adjacent lots. Aboveground electrical transformers and other utility appurtenances located within such easements must be located five feet from the front building setback line.
(2) 
Transformers will be hinged to provide rear service access. Access to the rear must be free from obstructions. Additionally, the use of surface "hand boxes" versus pedestals for electric utilities is required.
(3) 
Screening of the above ground appurtenance by a live vegetative screen is recommended for the street front and sides of the pad. Maintenance of the optional screening shall be the responsibility of the owners of the adjacent lots where the appurtenance is located.
(4) 
In situations where the grade requires retaining walls, the transformer pad will be located on the lower grade and the retaining walls will be "jogged" to accommodate the transformer pad and provide adequate service access.
(5) 
Exceptions to any requirement must be resolved at the preliminary plat stage.
Nothing herein shall be construed as to require utility companies to place underground existing or new electric facilities, nor to prohibit the upgrading, reconstruction or reconductoring of existing overhead facilities in the city's public rights-of-way.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
Each plat must dedicate public street right-of-way of sufficient width to comply with the standards contained on the transportation plan and the following requirements:
(a) 
All street rights-of-way must be integrated with the existing and proposed system of thoroughfares and rights-of-way.
(b) 
Every lot must front on a public right-of-way that complies with the width shown on the transportation plan or, when approved by the city, an acceptable public access easement.
(c) 
Street rights-of-way must be configured to allow for future access to adjacent properties. When the adjacent property develops, street connections to the existing access points must be provided.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must construct, at their own expense, street facilities necessary for the development of the subdivision. The street system must provide access to every lot in the subdivision, and comply with the following:
(a) 
All street surfaces within or abutting the proposed subdivision must be paved, with curbs and gutters installed, and otherwise constructed in accordance with the standards and specifications contained in the Public Works Design Manual.
(b) 
All paving must be constructed to the width specified by the functional classification of streets as contained in the transportation plan.
(c) 
Dead end streets are permitted only where a future extension or connection is anticipated or planned into adjacent property. If the dead end is greater than 150 feet measured from the property line, a turnaround facility is required. The developer is responsible for acquiring the right-of-way or easement and constructing the turnaround. The turnaround will be considered temporary until the street is extended or a permanent cul-de-sac is constructed. The turnaround may be constructed without curb and gutter but must meet all other design criteria.
(d) 
Where dead end streets are provided for future extensions or connections into adjacent properties, the developer of the adjacent property must tie into and extend the street into the adjacent development.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
(a) 
The city will only participate in the construction costs of a collector or arterial street as designated by the transportation plan and located in conventional single-family residential areas. When the city engineer has determined that the need for additional street capacity is not directly attributable to the traffic pattern of the proposed development, the city may participate in the portion of the roadway in excess of 36 feet, measured from curb face to curb face. The developer must pay for 36 feet of roadway, including any extra depth of pavement, curb, and gutter for both sides, all excavation required, all subgrade preparation, and all other costs involved in the street construction, including engineering costs.
(b) 
When a street is required to be constructed with extra width or special conditions by the city for aesthetic value or special circumstances, the city will participate on the same basis as in thoroughfare considerations. Where the oversizing of the street is at the discretion of the developer for aesthetic purposes or special considerations, participation is not allowed.
(c) 
In non-single-family residential areas, when existing development would require additional strength design or additional width of pavement to accommodate expected traffic use, city participation is not allowed.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must construct, at their own expense, sidewalk facilities necessary for the development of the subdivision. The sidewalk system must provide appropriate curb ramps adjacent to all public street rights-of-way. Sidewalk construction and placement must conform to the following:
(a) 
Sidewalks must be designed and constructed in accordance with the standards and specifications contained in the transportation plan and Public Works Design Manual.
(b) 
Sidewalks are required on all street frontages.
(c) 
All side yard sidewalks and rear yard sidewalks adjacent to perimeter streets must be constructed by the developer as part of the public improvements for the development.
(d) 
On individual lots, front yard sidewalks and sidewalks on the side yard of corner lots must be constructed by the builder for each lot prior to completion of any primary structure.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must construct, at their own expense, masonry screening walls on the perimeter of the development. The wall location and design must conform to the following.
(a) 
Residential subdivisions.
In a new residential subdivision or resubdivision, a masonry screening wall must be constructed along the rear or side lot lines of any lot adjacent to a major arterial, minor arterial, C4U major collector, or C2U major collector roadway, as shown on the transportation plan.
(b) 
Nonresidential subdivisions.
In a new nonresidential subdivision, a masonry screening wall must be constructed along the rear lot lines of any lot adjacent to a major arterial, minor arterial, or C4U major collector roadway, as shown on the transportation plan.
(c) 
Other roadways.
In a new residential subdivision or resubdivision that includes five or more lots, a masonry screening wall must be constructed along the rear or side lot lines of any lot adjacent to a perimeter street that exists at the time of platting, regardless of the classification of the existing street on the transportation plan.
(d) 
Design criteria.
The masonry or concrete screening wall must be at least six feet in height. The wall must be constructed in a manner consistent with the standards and specifications contained in the Public Works Design Manual. Any combination of ornamental metal and landscaping at street intersections, or entrances to subdivisions, is considered an acceptable alternate material. Except for landscaping materials, masonry or concrete screening wall or its foundation is prohibited within the street right-of-way.
(e) 
Other walls.
Any masonry screening wall constructed within the city which is not required by subsection (a), subsection (b), or subsection (c) of this section must be constructed in a manner consistent with the standards and specifications contained in the Public Works Design Manual.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must furnish, install, construct, or extend, at their own expense, all storm sewers and drainage structure facilities necessary for the development of the subdivision. All drainage improvements must be constructed in accordance with the criteria established in the Public Works Design Manual. All public drainage facilities must be constructed within a public drainage easement.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
In respect to off-site drainage, the following provisions apply:
(a) 
The developer is responsible for all runoff from fully developed property upstream of the proposed development.
(b) 
Where a drainage study indicates that additional runoff from the developing property will overload downstream drainage facilities and result in adverse impacts, the city may withhold approval of the development until appropriate provisions have been made. These provisions include any drainage design or construction plans necessary to accommodate the off-site drainage problem.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must furnish, install, construct, or extend, at their own expense, street lighting facilities necessary for the development of the subdivision. The street lighting system must comply with the location and spacing requirements for street lighting systems contained in the Public Works Design Manual.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
(a) 
In the event that the developer of a proposed subdivision requests participation by the city in the construction of the public facilities, and that participation is approved by the city council, and the total participation costs by the city exceed $5,000.00, then the developer must execute a city-developer agreement. In developments where, by reason of city policy, the city council deems it advisable to participate in the community facilities being constructed to the extent of $5,000.00 or more, the contract for such construction must be advertised for bids in accordance with the city's Charter and will require the execution of a city-developer agreement as noted above. The developer must deposit with the city the funds or acceptable security as required by the applicable city ordinances required to pay their portion of the construction costs prior to the construction. It is the responsibility of the developer's engineer to prepare all contract documents for the use of the city and the contractor, as well as all copies of the engineering plans for the bidding and construction of the project.
(b) 
On projects not requiring a city-developer agreement, the final plat approval authorizes the developer to proceed with construction of the water, sewer, street drainage, and traffic facilities required by the engineering plans, provided that such plans have been approved by the city engineer. All construction must be in accordance with the applicable sections of this chapter. The developer may choose their own contractor subject to the contractor executing the necessary bonds with the city and payment of the inspection fees required for each portion of the public facilities.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must build and pay for all costs of temporary improvements required by the city engineer and must maintain same for a period specified by the city.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
Prior to beginning construction, the developer's contractor is required to file a maintenance bond with the city in an amount and form satisfactory to the city engineer, in order to ensure the satisfactory condition of the required improvements for a period of two years after the date of their acceptance by the city.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
Construction must not start on any street, sidewalk, drainage, utility, or public improvement until authorized by the city engineer and a two-year maintenance bond has been issued for all facilities in the subdivision or the approved phase of the said subdivision.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The public works department will provide for inspection of required public improvements during construction and ensure their satisfactory completion. If the city engineer finds upon inspection that any of the required improvements have not been constructed in accordance with city construction standards and specifications, the developer will be notified that building permits will not be issued until all inconsistencies have been corrected. All construction debris or waste must be removed from all areas of the subdivision prior to the issuance of the letter of completion of public improvements by the city engineer.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
The developer must arrange for a final walk-through inspection with the city engineer. Cut trees, timber, debris, rocks, stones, junk, rubbish, or other waste materials of any kind must not be buried in any land or left or deposited on any lot or street at the time of completion of public facilities. Removal of all debris and waste is required prior to approval and acceptance of all public improvements and prior to the issuance of any building permit or certificate of occupancy.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
(a) 
The city will not accept dedication of required improvements until the city engineer has provided written certification that all required improvements have been satisfactorily completed in accordance with construction plans for the subdivision and are ready for dedication to the city and are free and clear of all liens and encumbrances. Upon such approval and recommendation, the city will thereafter accept the improvements for dedication.
(b) 
Upon approved completion of the construction of the public facilities, the developer's engineer must provide the city engineer a complete set of as-built documents of the project along with a complete accounting of all construction units as-built and the total project cost. The city engineer will then issue a letter of completion of public improvements to the developer and authorize the release of the subdivision for the issuance of building permits.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)
(a) 
Generally.
Permanent field monuments must be set in the subdivision as required herein as directed by a registered professional land surveyor. All monuments must be set at sufficient depth to retain a stable and distinctive location, be of sufficient size to withstand the deteriorating forces of nature and be of such material that in the land surveyor's judgment will best achieve this purpose.
(b) 
Subdivision boundaries.
The external boundaries of a subdivision must be documented in the field by permanent monuments. These monuments must be placed at all corners of the subdivision boundary, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line, and at all angle points along a meandering line.
(c) 
Internal block corners.
Permanent monuments must be placed at all internal block corners, street intersections, street angle points and curves tangents.
(d) 
Lot corners.
Permanent monuments must be placed at the corners of all lots.
(Ordinance 3847, § 1(Exh. A), adopted 4/22/2024)