Division 5.3 Design Standards for Improvements

§ 5.3.1 Generally

Additional regulations. In addition to the requirements established by this ordinance, all development within the city limits shall be designed so as to comply with the intent and provisions of the zoning ordinance, building and housing codes, master plan, regulations of the Texas Department of Transportation and the Texas Department of Health, and any other applicable law or regulation adopted by a unit of federal, state or local government; and all development within the extraterritorial jurisdiction of the city shall comply with this ordinance and all other applicable laws and regulations adopted by a unit of federal, state or local government.

Standards in general. The minimum design standards as contained herein shall provide the basic criteria for evaluating proposed development. The city may, however, establish reasonable design requirements in excess of these established minimum standards, or grant variances from those established minimum standards, where by reason of exceptional topographic, cultural, historic, archaeological, hydrologic, or other physical conditions of the property to be developed or of an adjacent tract, the strict adherence to these standards will result in an inappropriate subdivision design or cause unnecessary hardship.

Coordinated design. The quality of life and the community in the Jonestown urban area is dependent on the quality of design of the individual developments in which people live and work. Good community design requires the coordination of the efforts of each developer of land within the urban area. It is intended that the urban area shall be designed as a group of integrated residential neighborhoods and appropriate commercial, industrial and public facilities. Therefore, the design of each development shall be prepared in accordance with the applicable principles established by the master plan for land use, circulation, community facilities and public utility services and in accordance with the following general principles:

The neighborhood, is intended as an area principally for residential use. Space for recreational facilities to serve the residents of the neighborhood should be provided and designed as an integral part of each neighborhood. The size of lots and blocks should be designed to provide for adequate water and wastewater service, traffic circulation, light, air, open space, landscaping and off-street parking. The arrangement of lots and blocks and the street system should be designed to make the most advantageous use of topography and natural physical features. Tree masses and large individual trees should be preserved to the greatest extent possible. The system of sidewalks and roadways and the lot layout should be designed to take advantage of the visual qualities of the area.

The components of the street system should in different degrees serve the separate purposes of access to property and safe, efficient movement of traffic. Land use types should be served by roadways whose capacity increases in proportion to the traffic generation of the land use. Design and location of points of access to property should be appropriate to the volume and speed characteristics of traffic utilizing the intersection.

An open space system throughout the urban area should provide a range of active and passive recreation opportunities. Park, open space, trails, and recreation facilities should be located with sensitivity to user population, natural features, traffic generation, and nearby land use.

Land use arrangement and design should minimize the difference in intensity between adjacent uses in order to provide for the provision of water, wastewater and roadways sufficient to serve the proposed densities and provide for compatible neighboring developments. Step-down patterns of use surrounding major activity centers, combined with buffering techniques, should ensure that residential densities are compatible with each other, and that residential development is not adversely impacted by higher intensity uses.

Public utilities and infrastructure should be provided within all subdivisions in order to ensure the health, safety and well-being of the public. Utility capacity should be sufficient to meet accepted standards of service to reasonably anticipated development. Where excess capacity in utility lines or facilities within a subdivision will further the efficient and desirable extension of utilities to adjacent property, equitable provision of such capacity is essential to the orderly growth of the urban area.

Construction of water, wastewater, drainage, gas, electric, telephone and cable television utilities that require utility cuts of a public street shall be repaired pursuant to applicable city ordinances.

(Ordinance 2025-O-650 adopted 1/9/2025)

§ 5.3.2 Flood hazard and drainage improvements

General. The flood hazard areas of the city are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base all of which adversely affect the public health, safety and general welfare. These flood losses are caused by the cumulative effect of obstructions in floodplains causing increases in flood hazard areas by uses vulnerable to floods, or hazardous to other lands, which are inadequately elevated or otherwise protected from flood damages. This section is based upon a reasonable method of analyzing flood hazards, to wit: Travis County flood control data.

Purpose. It is the purpose of this section to promote the public health, safety and welfare, and to minimize the losses attributable to water flows and flood hazards. The drainage improvement provisions contained herein are deemed necessary for the following reasons:

Waterways and their associated watersheds within the city's territorial jurisdiction represent significant and irreplaceable recreational and aesthetic resources and contribute directly to the city's public health.

The continued economic growth of the city is dependent on an adequate quality and quantity of stormwater runoff, a pleasing natural environment, recreational opportunities in close proximity to the city as well as the protection of people and property from the hazards of flooding.

All watersheds within the city's jurisdiction, and especially those with abrupt topography, sparse vegetation, and thin and easily disturbed soil, are vulnerable to flooding due to unregulated development activities.

All watersheds within the city's jurisdiction are undergoing development or are facing development pressure.

If watersheds within the city's jurisdiction are not developed in a sensitive and innovative manner, their water resources, natural environment, and recreational characteristics may be irreparably damaged.

The city should regulate all drainage within the city's jurisdiction for the public benefit and safety, including both the existing and future generations of citizens of the city, as well as for downstream users of each waterway within the city's territorial jurisdiction.

Restrict or prohibit subdivision of lands for uses which are dangerous to health, safety or property in times of flood or which, with reasonably anticipated improvements, will cause excessive increases in flood heights or velocities.

Require that each subdivision lot in an area vulnerable to floods be provided with a safe building site with adequate access and that public facilities which serve such uses be installed with protection against flood damage at the time of initial construction.

Protect individuals from buying lands which are unsuited for intended purposes because of flood hazards by prohibiting the subdivision of unprotected flood hazard lands, requiring that flood hazard areas be delineated on the final plat, and reserving through deed restrictions areas not suitable for development.

Policy.

All drainage improvements within the city's jurisdiction shall be designed in accordance with good engineering practices and this ordinance. A drainage plan for each subdivision shall be prepared by the developer and approved by the city engineer. Such plan shall adequately provide and assume both upstream and downstream build-out within the watershed in which the property is located. The plan and improvements shall include improved drainage channels and systems, culverts, retention and detention ponds, as are reasonably necessary to prevent flooding within the subdivision and, to the extent consistent with good engineering practices to not increase the volume or flow of water from the subdivision onto adjoining property, during a 100-year storm event (unless a higher or more restrictive standard is otherwise required by this ordinance or other applicable law). In the event the city engineer and the developer are unable to agree on the requirements for the drainage plan and improvements in the foregoing manner, the drainage plan and improvements shall be prepared and constructed in conformance with the requirements of the Lower Colorado River Authority Highland Lakes Watershed Ordinance Manual, as amended, in effect as of the date hereof.

The commission shall not recommend approval or approve any plat or plan which does not meet the minimum requirements of this ordinance in making adequate provisions for control of the quantity of stormwater runoff to protect the public health, safety and property, and benefit the present and future owners of property within the development, other lands within the city and neighboring areas.

It shall be the responsibility of the developer to design and construct a system for the collection and transport of all stormwater runoff flowing into, and generated within the development, in accordance with:

The requirements of this ordinance.

Good engineering practices.

The Lower Colorado River Authority Highland Lakes Watershed Ordinance Manual, as amended, in the event the city engineer and the developer are unable to agree upon the requirements for the plan and work.

Approved engineering plans for construction.

Regulations and principles of law established pursuant to the Texas Water Code.

In general, drainage improvements shall be designed and constructed in a manner which promotes the development of a network of both natural and built drainageways throughout the community and so as to:

Retain natural floodplains in a condition that minimizes interference with floodwater conveyance, floodwater storage, aquatic and terrestrial ecosystems, and ground and surface water.

Reduce exposure of people and property to the flood hazards and the nuisances associated with inadequate control of stormwater runoff.

Systematically reduce the existing level of flood damages.

Ensure that corrective works are consistent with the overall goals of the city.

Minimize erosion and sedimentation problems and enhance water quality.

Protect environmental quality, social well-being and economic stability.

Plan for both the large flooding events and the smaller, more frequent flooding events by providing both major and minor drainage systems.

Minimize future operational and maintenance expenses.

Reduce exposure of public investment in utilities, streets and other public facilities (infrastructure).

Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the public.

Acquire and maintain a combination of recreational and open space systems utilizing floodplain lands.

Warning and disclaimer of liability. The degree of flood protection required under this section is considered reasonable for regulatory purposes and is based on engineering and scientific methods of study. Larger floods may occur on rare occasions. Flood heights may be increased by man-made or natural causes, such as ice jams and bridge openings restricted by debris. This ordinance does not imply that areas outside the delineated flood hazard areas or land uses permitted within such areas will be free from flooding or flood damages. This ordinance shall not create liability on the part of the city or any officer or employee thereof for any flood damages that result from reliance on this ordinance or any administrative decision lawfully made thereunder.

Land suitability. No land shall be subdivided which is held unsuitable for its intended use for reasons of flooding, inadequate drainage, soil and rock formations with severe limitations for development, susceptibility to mudslides or earthslides, severe erosion potential, unfavorable topography, inadequate water supply or sewage disposal capabilities, or any other feature harmful to the health, safety or welfare of the future residents or property owners of the proposed subdivision or the community at large. However, the planning commission may approve preliminary and final plats if subdividers improve lands consistent with the standards of this and other applicable ordinances to make subdivision area, in the opinion of the planning commission, suitable for their intended uses. The planning commission may also approve the preliminary and final plats if subdividers agree to make suitable improvements and place a sum in escrow pursuant to this ordinance to guarantee performance. In determining the appropriateness of land subdivision at a site, the planning commission shall consider the objectives of this section, and:

The danger of life and property due to the increased flood heights or velocities caused by subdivision fill, roads, and intended uses.

The danger that intended uses may be swept on to other lands or downstream to the injury of others.

The adequacy of proposed water supply and sanitation systems and the ability of these systems to prevent disease, contamination and unsanitary conditions under flood conditions.

The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner.

The importance of the services provided by the proposed facility to the community.

The availability of alternative locations not subject to flooding for the proposed subdivision and land uses.

The compatibility of the proposed uses with existing development and development anticipated in the foreseeable future.

The relationship of the proposed subdivision to the comprehensive plan and floodplain management program for the area.

The safety of access to the property for emergency vehicles in times of flood.

10.

The expected heights, velocity, duration, rate of rise and sediment transport of the floodwaters expected at the site.

11.

The costs of providing governmental services during and after flood conditions including maintenance and repair of public utilities and facilities such as sewer, gas, electrical and water systems, and streets and bridges.

Building site improvements.

No subdivision or part thereof shall be approved if proposed subdivision levees, fills, structures or other features will individually or collectively significantly increase flood flows, heights, or damages.

Building sites for residences, motels, resorts, or other dwelling accommodation uses shall not be permitted in floodway areas. Sites for these uses may be permitted outside the floodway if the sites are elevated or filled to a height at least 1 foot above the elevation of the regulatory flood or if other provisions are made for elevating or adapting structures to achieve the same result. Required fill areas must extend 5 feet beyond the limits of intended structures and, if the subdivision is not to be sewered, must include areas for on-site waste disposal.

Building sites for structures not included in Subsection F.2 shall similarly not be permitted in floodway areas. Such sites located outside floodway shall ordinarily be protected as herein provided. However, the planning commission may allow subdivision of areas for commercial and industrial use at a lower elevation if the subdivider protects the areas to a height of 1 foot above the regulatory flood protection elevation by levees, seawalls, channel modifications, or other protective techniques; or if the subdivider assures that uses will be protected through structural floodproofing, flood warning systems or other techniques specified in this ordinance.

If the planning commission determines that only part of a proposed plat can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.

When the subdivider does not intend to develop the plat himself and the planning commission determines that additional use controls are required to insure safe development, it may require the subdivider to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on the face of the final recorded plat.

Drainage facilities. Storm drainage facilities shall be designed to store and convey the flow of surface waters from a 100-year frequency storm without damage to persons or property. The system shall insure drainage at all points along streets, and provide positive drainage away from buildings and on-site waste disposal sites. Plans shall be subject to approval by the planning commission. The planning commission may require a primarily underground system to accommodate frequent floods and a secondary surface system to accommodate less frequent floods. Drainage plans shall be consistent with local and regional drainage plans.

Roads. The finished elevation of proposed streets shall not be below the regulatory flood protection elevation. The planning commission may require, where necessary, profiles and elevation of streets to determine compliance with this requirement. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.

(Ordinance 2025-O-650 adopted 1/9/2025)

§ 5.3.3 Transportation improvements

Purpose. The planning for a thoroughfare system is essential for the continued efficient movement of people and goods, and the master plan shall serve as a guide for the location and scale of future collector and arterial streets. The precise alignment of thoroughfares included in the plan may be varied to allow adjustments that increase the compatibility of the right-of-way with natural or man-made features such as steep slopes, waterways, wildlife habitats, neighborhoods, historic structures or existing roadways.

Policy. All transportation improvements including streets, driveways, sidewalks, bikeways, traffic control, and parking areas within the city's jurisdiction shall be designed in accordance with good engineering practices and the city's Comprehensive Plan; provided that, in the event the city engineer and the city are unable to reach a satisfactory agreement with the developer as to the requirements for any transportation increment or improvement, the issue and matter shall be resolved using the standards and policies set forth in the City of Austin's Transportation Criteria Manual, as amended. The City of Austin's Transportation Criteria Manual shall be a primary resource and shall be and become applicable in the event that the city engineer and the developer are unable to reach agreement acceptable to the planning commission and the City Council with respect to the streets, transportation plan and all transportation-related improvements within any development or subdivision. The City of Austin's Transportation Criteria Manual, as amended, is hereby adopted for such purposes, except as follows:

All references to the Austin Metropolitan Area Transportation Plan shall be construed to mean the City of Jonestown's Comprehensive Plan;

Subsection 3.6.3;

Compact parking spaces will not be allowed;

All references to Austin zoning districts as they pertain to street classifications, trip generation, recommended pavement design, off-street parking requirements;

Appendix F; and all references to the City of Austin, including its departments, boards or divisions shall be the same departments, boards or divisions within the City of Jonestown. Where such departments, boards or divisions do not exist within the city, such references shall be construed to mean the commission, the city engineer or other representative authorized by the City Council to perform such functions on the city's behalf.

Streets.

Street layout. Adequate streets shall be provided by the subdivider and the arrangement, character, extent, width, grade, and location of each shall conform to the comprehensive plan of the city and shall be considered in their relation to existing and planned streets, to topographical conditions, to public safety and convenience, and in their appropriate relationship to the proposed uses of land to be served by such streets. The street layout shall be devised for the most advantageous development of the entire neighborhood.

Relation to adjoining street system. Where necessary to the neighborhood pattern, existing streets in adjoining areas shall be continued, and shall be at least as wide as such existing streets and in alignment therewith.

Projection of streets. Where adjoining areas are not subdivided the arrangements of streets in the subdivision shall make provision for the proper projection of streets into such unsubdivided areas.

Street jogs. Whenever possible, street jogs with centerline offsets of less than 125 feet shall be avoided.

Half-streets or adjacent streets. In the case of collector, minor, or marginal access streets, no new half-streets shall be platted.

Street intersections. Street intersections shall be as nearly at right angles as practicable, giving due regard to terrain and topography.

Dead-end streets. Dead-end streets shall be prohibited except as short stubs to permit future expansion.

Cul-de-sacs. Except as provided herein, a cul-de-sac street shall have a turnaround of not less than 100 feet in diameter and shall not exceed 1,000 feet in length or serve access to more than 25 residential lots, whichever is less; except that a longer length may be allowed if the planning and zoning commission determines that any of the following conditions exist:

That no secondary access can be reasonably provided to the portion of the subdivision which is to be served by the cul-de-sac; or

That limited access to the subdivision is due to a topographical condition on the property or a particular physical surrounding; or

That the cul-de-sac is temporary, and the road is planned to extend into the adjacent property in the future.

Marginal access streets. Where a subdivision has frontage on an arterial street, there shall be provided a marginal access street on both sides or on the subdivision side of the arterial street, if the arterial street borders the subdivision, unless the adjacent lots back up to the arterial street, or unless the commission determines that such marginal access streets are not desirable under the facts of a particular case for adequate protection of the lots and separation of through and local traffic.

10.

Streets on comprehensive plan. Where a subdivision embraces a street as shown on the comprehensive plan of the city, such street shall be platted in the location and of the width indicated by the comprehensive plan.

11.

Minor street. Minor streets shall be laid out so as to discourage their use by through traffic.

12.

Pavement widths and rights-of-way. Pavement widths, which shall be curb back to curb back, and rights-of-way shall be as follows:

Arterial streets shall have a right-of-way width of at least 80 feet, with a pavement width of at least 60 feet.

Collector streets shall have a right-of-way of at least 70 feet and a pavement width of at least 44 feet.

Intermediate streets shall have a right-of-way of at least 60 feet and a pavement width of at least 36 feet.

Minor streets shall have a right-of-way of at least 60 feet with a pavement width of at least 31 feet.

Nonresidential marginal access streets shall have a right-of-way width of at least 60 feet and a pavement width of at least 36 feet.

Residential marginal access streets shall have a right-of-way width of at least 60 feet and a pavement width of at least 31 feet.

13.

Pavement and rights-of-way width for adjacent streets.

The subdivider shall dedicate a right-of-way of 80 feet in width for new adjacent arterial streets, and 36 feet of such right-of-way shall be paved.

New adjacent collector, minor or marginal access streets shall conform to Subsection C.12 of this section.

Where the proposed subdivision abuts upon an existing street or half-street that does not conform to Subsection C.12 of this section, the subdivider shall dedicate right-of-way sufficient to make the full right-of-way width conform to Subsection C.12, and there shall be paved so much of such right-of-way as to make the full pavement width comply with Subsection C.12. Before any pavement is laid to widen existing pavement, the existing pavement shall be cut back 2 feet to assure an adequate sub-base and pavement joint.

14.

Curbs. Curbs shall be installed by the subdivider on both sides of all interior streets, and on the subdivision side of all streets forming part of the boundary of the subdivision.

15.

Street names. Names of new streets shall not duplicate or cause confusion with the names of existing streets, unless the new streets are a continuation of or in alignment with existing streets, in which case names of existing streets shall be used.

16.

Construction standards. All streets shall be paved with a minimum of one and one-half inches (1-1/2") of compressed hot mix with a minimum of 8" of base over a proper subbase; provided that such shall be the minimum requirements and the subdivider shall comply with any higher standards established pursuant to ordinance or provided in the city standard details and specifications.

17.

A traffic impact analysis (TIA) conducted in accordance with the most recent Design & Construction Standards shall be submitted with a voluntary annexation, zoning, amendment, concept plan, preliminary plat, final plat, replat or building permit application when the proposed development will generate 100 or more peak hour vehicle trips.

Street lighting. Street lighting shall be installed by the developer for all new streets within the jurisdiction of the city, and shall be designed and constructed in accordance with city standard details and specifications. Unless a lesser requirement shall be provided therein, streetlights shall be installed by the subdivider at all street intersections within the subdivision.

Street signage. Street signs shall be installed by the developer at all intersections within and immediately adjacent to a proposed development, and shall be designed and constructed in accordance with city standard details and specifications.

Sidewalks. Sidewalks shall be installed by the developer on both sides of all streets within and immediately adjacent to a proposed development, and shall be designed and constructed in accordance with city standard details and specifications. This provision related to sidewalk width shall control over other conflicting provisions of this code.

On residential and collector streets. Pedestrian concrete walkways (sidewalks) not less than six (6) feet wide shall be required within a residential subdivision on both sides of residential and collector streets, and sidewalks not less than six (6) feet wide shall be provided within all nonresidential developments and along all perimeter arterials, for both residential and nonresidential developments, Root barriers will be required underneath, and along with the construction of, all public sidewalks per the City's adopted technical construction standard specifications, particularly in locations where trees are (or will be) in close proximity to the sidewalk. Barrier-free ramps shall be constructed at all street intersections and at any other locations deemed appropriate by the City due to anticipated pedestrian travel patterns. Sidewalks shall be constructed within the street right-of-way, one (1) foot away from the right-of-way line, and at least five (5) feet away from the street curb. In certain instances, the City Council may, at its sole discretion, approve placement of the sidewalk adjacent or closer than five (5) feet to the curb provided that such placement benefits the general public by allowing more space for landscaping, such as for street trees, screening shrubs, and decorative walls and fences, and provided that the width is increased to a minimum of six (6) feet of sidewalk pavement or to such a width as may be needed in the interest of public safety.

On perimeter roadways or arterials to development. All sidewalks along a perimeter roadway or arterial are considered part of the overall development's required public improvements and shall be installed prior to acceptance of the subdivision by the City and prior to Final Plat approval, unless surety is provided and as authorized by the City's ordinances. In any event, a Certificate of Occupancy will not be issued for any lot within the subdivision until the required sidewalks are in place or appropriate surety is provided. The cost and provision of any perimeter sidewalks, such as along major thoroughfares, may be escrowed as a part of a developer's agreement, if approved by the City Council. The City has the right, but not the obligation, to refuse escrow and to require paving of the sidewalks if, in its sole opinion, immediate provision of the sidewalks is necessary for safe pedestrian circulation or if it would otherwise protect the public health, safety, convenience or welfare.

Fee in lieu of construction. When the subdivision requirements are waived in accordance with the City's code, the Planning and Zoning Commission may recommend and the City Council may require the payment of a fee-in-lieu of construction of the sidewalk(s) to the City Sidewalk Fund, as approved by the City. Payments will be calculated based on the linear feet of sidewalk waived as set out in Appendix A, Fee Schedule, of the City Code of Ordinances and be used for the sole purpose of equipping public streets within the City with sidewalks. The fee in lieu of sidewalks shall be paid in full to the City prior to the recording of the Final Plat.

Maintenance of private streets. The developer of any subdivision in which private streets are approved for construction shall establish a property or homeowner's association, or similar entity, (the "POA") that will have a binding, continuing responsibility for the maintenance and operation of the private streets and shall establish adequate funding for such maintenance and operation. The POA's maintenance obligation shall be noted on the plat and in the restrictive covenants filed of record for the subdivision in a form that is acceptable to the city. The restrictive covenants shall provide for a monthly or annual assessment sufficient to fund the maintenance and operation of the private streets, shall give the city the authority to judicially enforce the covenants requiring adequate assessments to be made and collected and the streets to be maintained and repaired; and shall provide for the city to recover any attorney fees and expenses incurred in judicial enforcement. Compliance with this section shall be a condition of final plat approval.

Private streets; required easements. The developer of any subdivision in which private streets are approved for construction shall grant the city a public safety easement and a public utility easement over the private streets in the subdivision in the form acceptable to the city, said public utility easement to include cable and telecommunications utilities. Compliance with this section shall be a condition of final plat approval.

(Ordinance 2025-O-650 adopted 1/9/2025; Ordinance 2025-O-653 adopted 4/10/2025)

§ 5.3.4 Water utility improvements

Policy. Developers shall be responsible for providing an approved public water supply system consistent with the master plan, this ordinance and the rules and regulations of the entity providing or to provide water to the development.

Where an approved public water supply or distribution main is within reasonable distance of the subdivision as determined by the commission, but in no case less than one-half (1/2) mile away and connection to the system is both possible and permissible, the developer shall be required to bear the cost of connecting the development to such existing water supply. In some instances, the city may request that the main water connection be oversized or rerouted to suit future water system improvements in that area. In such cases, the city will reimburse the developer the costs of oversizing or rerouting such connections.

The developer shall, consistent with all existing ordinances, make a pro-rata contribution to funding of needed storage facilities, treatment facilities, and specific distribution lines as determined necessary by the city. Under extraordinary circumstances, these provisions may be varied with the approval of the council and commission.

Design.

The design and construction of a public water system shall:

Comply with regulations covering extension of public water systems adopted by the Texas Commission on Environmental Quality;

Be of sufficient size to furnish adequate domestic water supply and fire protection services to all lots, and to conform with the Comprehensive Plan for the city;

Be located where maintenance can be accomplished with the least interference with traffic, structures and other utilities;

Be designed in an effort to eliminate the need for booster pumps or other similar devices;

Not propose water mains less than eight (8) inches in diameter, with consideration for four- and six-inch pipe in cul-de-sacs and looped streets;

Be acceptable, without penalty, to the state fire insurance commission. To that end, the following fire flows shall be required:

(1)

Principal mercantile and industrial areas: 3,000 gpm;

(2)

Light mercantile areas: 1,500 gpm;

(3)

Congested residential areas: 750 gpm;

(4)

Scattered residential areas: 500 gpm;

Include fire hydrants:

(1)

At a minimum spacing of 600 feet for residential developments;

(2)

Within 300 feet of all sides of a nonresidential development;

(3)

At the end of all cul-de-sac streets, or similar dead-end water distribution lines; and

(4)

For fire flows calculated with twenty-pound residual pressure;

Include valves on each fire hydrant lead, at each intersection of two (2) or more mains, and valve spacing so that no more than 30 customers will be without water during a shutoff;

Be designed and constructed in accordance with city standard details and specifications; and

Be designed and constructed to comply with all applicable rules, regulations and policies of the entity that will provide water service to the development. The design of private water systems shall include backflow prevention assemblies for domestic and fire protection systems that are directly or indirectly connected to the city's potable water distribution system.

(Ordinance 2025-O-650 adopted 1/9/2025)

§ 5.3.4.1 Private water wells

On the effective date of this article, all private water wells that are inoperative, abandoned or operating without a valid permit shall be capped in accordance with state statutes, rules, regulations and directives or apply for a permit. All private water wells existing, operational and having a valid permit issued by the city on the effective date of this section shall be subject to the following requirements:

Permits. Prior to re-working any well, the owner of the property and/or the person to re-work the well must submit an application for a permit. An owner of an unplatted residential parcel of five (5) acres or more may request a permit to drill a water well for non-commercial use. A permit fee in the amount set forth in appendix A to this code shall be paid at the time the application is filed, including any fees for review by the City engineer. The application for any permit required by this code shall include: the name and address of the owner and operator of said well; the name and address of the contractor re-working or drilling the well and the estimated cost of the work; the legal description of the property on which the well is to be re-worked or drilled together with a plat showing the exact location of the well on said property; and a statement concerning the extent of re-working, if any, the location of the well in conjunction with the items listed in subsection 2 below, the well construction and the work to be done thereon.

No permit for the reworking of or drilling of a new water well in the City will be granted unless the City engineer determines that the re-working or proposed new well complies with the location, safety and construction standards required by city ordinances or code, and any other applicable local, state and federal rules, regulations and laws, including but not limited to applicable rules and regulations of the Lower Colorado River Authority ("LCRA") and the Texas Commission on Environmental Quality ("TCEQ")."

Location. Water well sites that are operating must be in compliance with state, federal and local laws, rules, directives and regulations and located so that there will be no danger of pollution from flooding or from unsanitary surroundings, such as privies, sewage, sewage treatment plants, livestock and animal pens, solid waste disposal sites or underground petroleum and chemical storage tanks and liquid transmission pipelines, or abandoned and improperly sealed wells.

Water wells shall be a minimum horizontal distance of 50 feet from any watertight sewage and liquid waste collection facility.

Water wells shall be a minimum horizontal distance of 150 feet from any concentrated sources of contamination, such as existing or proposed livestock or poultry yards, privies, septic system absorption fields, evapotranspiration bed, improperly constructed water wells or underground petroleum and chemical storage tank and drainfields.

Water wells shall comply with applicable rules and regulations of the Lower Colorado River Authority, and in the event of a conflict with the regulations in this article, the most stringent regulation shall apply.

No well site shall be within 500 feet of a sewage treatment plant or within 300 feet of a sewage wet well, sewage pumping station or a drainage ditch which contains industrial waste discharges or the wastes from sewage treatment systems.

No water wells shall be within 500 feet of animal feed lots, solid waste disposal sites, lands on which sewage plant or septic tank sludge is applied, or lands irrigated by sewage plant effluent.

Livestock shall not be allowed within 50 feet of a well site.

Sanitary or storm wastewaters constructed of ductile iron or PVC pipe meeting state water well standards for such materials, having a minimum working pressure of 150 psi or greater, and equipped with pressure type joints may be located at distances of less than 50 feet from a well site but in no case shall the distance be less than ten feet.

Water wells shall be operated at a site not subject to flooding; provided, however, that if a well is in a floodprone area, it shall be protected with a watertight sanitary well seal and steel casing extending a minimum of 24 inches above the known flood level.

Water wells shall be located at least 150 feet from each property line of the lot on which the well is located.

(Ordinance 2025-O-650 adopted 1/9/2025)

§ 5.3.5 Wastewater utility improvements

Policy. Developers shall be responsible for providing an approved wastewater system, consistent with the master plan, this ordinance and the rules and regulations of the entity providing or to provide wastewater service to the development, throughout the development, such that all lots, parcels, or tracts of land will be capable of connecting to the wastewater system except as otherwise provided herein.

Where an approved public wastewater collection main is within reasonable distance of the subdivision as determined by the commission, but in no case less than one-half (1/2) mile away and connection to the system is both possible and permissible, the developer shall be required to bear the cost of connecting his development to such existing wastewater system. In some instances, the city may request that the main wastewater connection be oversized or rerouted to suit future wastewater system improvements in that area. In such cases, the city will reimburse the developer the costs of oversizing or rerouting such connections.

The developer shall, consistent with all existing ordinances, make a pro-rata contribution to funding of needed lift station facilities, treatment facilities, and specific collection lines as determined necessary by the city. Under extraordinary circumstances, these provisions may be varied with the approval of the council and commission.

Design. The design and construction of wastewater collection systems, lift stations, inverted siphons and septic systems shall comply with regulations covering extension of public wastewater systems, and other applicable regulations, adopted by the Texas Natural Resources Conservation Commission and the Texas Department of Health. Under extraordinary circumstances, these provisions may be varied with the approval of the council and commission.

All new public wastewater systems shall be designed and constructed to operate on a gravity flow basis by taking advantage of natural topographic conditions and thereby reducing the need for lift stations and force mains.

Flow determinations should include generally accepted criteria for average daily flow, inflow and infiltration, peaking factors, minimum slopes and minimum flow velocities.

The minimum size of any public wastewater line will be six (6) inches in diameter.

Public wastewater lines shall be located where maintenance can be accomplished with the least interference with traffic, structures and other utilities. Minimum separation distance from water utilities shall be in accordance with the rules adopted by the Texas Natural Resource Conservation Commission.

Manholes shall be located so as to facilitate inspection and maintenance, including intersections, horizontal alignment changes, vertical grade changes, change in pipe size or material, and force main discharge points.

All wastewater appurtenances shall be designed and constructed in accordance with city standard details and specifications.

All wastewater systems shall be designed and constructed to comply with all applicable rules, regulations and policies of the entity that will provide wastewater service to the development.

(Ordinance 2025-O-650 adopted 1/9/2025)

§ 5.3.6 Blocks and lots

Except as provided otherwise in this section, the terms and provisions of the zoning ordinance establishing the minimum lot area, width, setback line, side yard and rear yard requirements for each zoning or use category are incorporated herein by reference. Such regulations and standards shall be applied to property within the city limits based upon the zoning of the property and to property within the extraterritorial jurisdiction based on agreement of, and the land use proposed by, the developer.

Blocks.

The length, width, and shape of blocks shall meet the following standards:

Provide adequate building sites (lots) suitable to the special needs of the type of use designated on the plat;

Accommodate lots of the size and dimensions required by this section;

Provide for convenient access, circulation, control, and safety of street traffic;

Minimize reductions in the capacity of adjacent streets in so far as possible by reducing the number of turning movement conflicts;

Provide an appropriate response to the limitations and opportunities of topography; and

Increase the ability of building sites (lots) to receive or to be protected from solar gain as the season requires in order to improve utility efficiency and increase the livability of each lot.

Provide fire and police access to ensure public safety.

Residential blocks shall not exceed one thousand three hundred (1,300) feet nor be less than five hundred (500) feet in length, except as otherwise provided for herein.

Blocks along arterial streets shall not be less than one thousand six hundred (1,600) feet.

The width of blocks shall be sufficient to accommodate two (2) tiers of lots with minimum depth as required by this section, exceptions to this width shall be permitted in blocks adjacent to major streets, railroads, waterways, or other topographical features prohibiting a second lot tier.

The commission may, at the preliminary plat phase, require the dedication of an easement or right-of-way not less than ten (10) feet wide bisecting the center of any block in excess of eight hundred (800) feet in length to accommodate utilities, drainage facilities, and/or pedestrian access to greenbelts or park areas.

Blocks shall be identified on each plat by consecutive adjacent numbers within each subdivision and portion thereof. Blocks forming a continuation of a previous subdivision block shall continue the block letter.

Lots. All land area within the boundaries of the subdivision or re-subdivision except that area specifically dedicated as public right-of-way for any purpose shall be designated as a lot.

The required lot area, width, building setback line, front, side, street side and rear yard requirements for each lot as established in the zoning ordinance are incorporated herein by reference; provided that, except as may be specifically provided otherwise (for the specific land use proposed) by and amendment to the zoning ordinance adopted subsequent to the date of this ordinance, the minimum size of any lot developed within the corporate limits of the city shall be one acre.

Within the city limits such requirements and standards shall be based on the zoning of the property; except as provided above with respect to lot size; and

Within the extraterritorial jurisdiction, such requirements and standards shall be based on the agreement of, and land use proposed by, the developer; provided that, in no event, shall any lot be less than one acre in size.

The minimum lot size for all lots shall further be dependent upon the availability of central sewage disposal system service.

Lots to be served by the central sewage system shall have a minimum area and size as provided in Subsection B.1. Except as specifically permitted for certain uses authorized by an amendment to the zoning ordinance adopted subsequent to the date of this ordinance, the minimum size of any lot developed within the corporate limits of the city or its ETJ shall be one acre.

Lots to be served by septic systems shall be a minimum of one acre in size, or larger dependent on soils and percolation tests, and shall conform to the county regulations based on percolation tests.

Each lot shown on a plat shall be clearly designated by a number located within the boundaries of the lot. The boundaries of each lot shall be shown by bearing and distance in relation to the monuments found or established on the ground in conformance with this ordinance.

For developments within the corporate limits of the city, the proposed use for each lot shall be indicated on the plat, and in accordance with the city's zoning ordinance.

For developments within the city's ETJ, the proposed use for each lot shall be indicated on the plat, and consistent with similar uses as defined in city's zoning ordinance.

All lots shall be rectangular, except when the street alignment is curved, in order to conform with other provisions of this ordinance.

No lot shall have a corner intersection of less than forty-five (45) degrees.

The ratio of average depth to average width shall not exceed two and one-half to one (2.5:1) nor be less than one and one-half to one (1.5:1).

All lots shall face and have contiguous frontage on a usable, dedicated public road right-of-way except lots within a PUD which may have similar frontage on a private street under common ownership. The extent of this frontage (front line) shall conform to the minimum lot width requirements set forth in the city's zoning ordinance.

10.

Except as otherwise approved through the granting of a variance, all lots shall face a similar lot across the street.

11.

Lot lines common to the street right-of-way line shall be the front line. Side lot lines shall project away from the front line at approximately at right angles to street lines and radial to curved street lines. The rear line shall be opposite and approximately parallel to the front line.

The length and bearing of all lot lines shall be indicated on the plat; and

Wherever feasible, lots arranged such that the rear line of a lot or lots is also the side line of an adjacent lot shall be avoided. When this occurs, ten (10) feet shall be added to the minimum lot width and the side building line adjacent to the rear yard of another lot.

12.

Lot area, width, and depth shall conform to the requirements as established in the zoning ordinance. For developments outside the corporate limits of the city, but within the city's extraterritorial jurisdiction, lot size shall be consistent with similar uses as defined in the zoning ordinance.

13.

Double frontage lots.

Residential lots shall not take access on two (2) nonintersecting local and/or collector streets; and

Residential lots adjacent to an arterial street shall also have frontage on a local street. Vehicular access to these lots shall be from the local street only. Nonresidential lots with double frontage shall have offset access points to inhibit cut-through traffic.

14.

Reverse frontage lots. Residential lots with rear yards facing highways, access roads, and major or minor arterial streets should be at least 130 feet in depth so as to provide adequate rear yard area for screening and buffering of the rear of the structure, as required by this ordinance.

15.

Corner lots.

Lots having frontage on two (2) or more intersecting streets shall be classified as corner lots;

Corner lots adjacent to streets of equal classification shall have only one (1) access driveway on either of the intersecting streets, except as otherwise approved by the commission;

Corner lots adjacent to streets of unequal classification shall access the lower classification street only and only one (1) drive approach shall be allowed, except as otherwise approved by the commission;

Corner lots shall contain at least one (1) street side building setback line; and

Corner residential lots shall be ten (10) feet wider than the average interior lot on the same block.

16.

Building setback lines.

Each lot shall have a building setback line which runs parallel to the property line.

The front and rear building setback lines shall run between the side lot lines.

The side building setback lines, and street side building setback lines for corner lots, shall extend from the front building setback line to the rear building setback line.

The building setback line for each designated lot shall conform to the city's zoning ordinance, as currently amended. For developments outside the corporate limits of the city, but within the city's extraterritorial jurisdiction, building setback lines shall be consistent with similar uses as defined in the zoning ordinance.

All building setback lines shall be indicated on the subdivision plat. For nonresidential developments, a note stating that "all building setback lines shall be in accordance with the city's current zoning ordinance" shall be placed on the plat.

17.

Yard areas. The area between the property line and the front, side or rear building setback line shall be the required front, side and rear yard areas, respectively.

No structure or impervious construction shall be allowed in the front yard area except for fences, driveways, sidewalks, utility distribution lines and appurtenances within dedicated easements and rights-of-way, and/or drainage structures; and

No structures or impervious construction shall be allowed in required side or rear building setback areas except for the following accessory structures on one-, two- or three-family residential lots:

(1)

Playscapes not taller than nine (9) feet above mean grade, located at least three (3) feet from the property line and screened by a six-foot-tall privacy fence;

(2)

Satellite dishes or telecommunications devices not taller than nine (9) feet above mean grade, located at least three (3) feet from the property line and screened by a six-foot-tall privacy fence; and/or

(3)

Driveways to side entry garages.

18.

Lot access.

A minimum of one (1) all-weather access area (either individually, or common to more than one lot) or driveway shall be provided for lot connecting the lot to an existing or proposed dedicated public street. An exception may be made for lots within a planned unit development which may have similar access to a private street. Each lot shall front upon a public street or, in the case of a planned unit development, have access by way of access easement sufficient to meet the requirements of the Standard Fire Prevention Code.

All driveway approaches shall be constructed to conform with the provisions of this ordinance, and the city standard details and specifications.

19.

Lot numbering.

All lots are to be numbered consecutively within each block. Lot numbering may be cumulative throughout the subdivision if the numbering continues from block to block in a uniform manner that has been approved on an overall preliminary plat.

Any lot(s) being resubdivided shall be renumbered utilizing the original lot number, followed by a letter designation starting with "A".

Lot easements. Public utility easements on side and rear lot lines shall be required as needed to accommodate public utility and drainage appurtenances, and as specified in this ordinance.

20.

Lot drainage. Lot drainage shall be in conformance with this ordinance.

(Ordinance 2025-O-650 adopted 1/9/2025)

§ 5.3.7 Easements

All existing and proposed easements, safety lanes, and rights-of-way shall be clearly indicated on the plat or plan by width and conveyance document, as well as an indication as to the use of each easement or right-of-way and certified by the surveyor.

No permanent structure may be placed in or over any easement or right-of-way except a structure whose use and location are necessary to the designated use of the right-of-way or easement or which otherwise will not affect the use, maintenance or repair of such easement.

The width and alignment of all easements or rights-of-way to be dedicated shall be determined by the city engineer, any applicable utility provider and the commission, and approved by the commission, and shall be accompanied by a written statement of dedication on the plat.

Easements shall be established and dedicated for all public utility and drainage appurtenances, including common access areas, and other public uses requiring dedication of property rights.

In so far as practicable, easements shall not be centered on a property line, but shall be located entirely on one (1) side of a lot.

(Ordinance 2025-O-650 adopted 1/9/2025)

§ 5.3.8 Affected development area

Affected development area. The following described property area (herein the "development area") shall have additional development requirements and must also comply with this subsection. In case of a conflict between another provision of this article and this subsection, the more restrictive shall apply.

All the land area that was released from Austin's ETJ and that is located between the northern most corporate limits of Jonestown and a line on the south that is generally described as follows: Beginning near the Little Devil's Hollow of Lake Travis at the southeast corner of the property annexed by Jonestown on January 22, 1999; thence generally in a westerly direction and then northeasterly direction with the meanders of the corporate boundary of Jonestown (as established by the January 22, 1999 annexation) and the boundary line of the Marshall's Point Subdivision (hereinafter "MPS") to a point for corner; thence with the northernmost boundary of the MPS to the northeast corner of the MPS; thence in a northwesterly direction with the northerly boundary of a 533.382 acre tract of land described in a deed, dated September 3, 1987, to George K. Marshall Trust and George K. Marshall III, of record at Volume 10402, Page 572, Official Records of Real Property of Travis County, Texas, to the northwest corner of said 533.382 acre tract; thence in a north, northeasterly direction with the easterly boundary line of Travis Hollow Subdivision, Section 3, as shown on the plat of record at Book 78, Page 394-397, Plat Records of Travis County, Texas, to the most north, northeasterly, corner of Travis Hollow, Section 3; thence with the easterly boundary line of Travis Hollow Subdivision, Section 1, as shown on the plat of record at Book 76, Page 141, Plat Records of Travis County, Texas, and an extension of said line beyond the most north, northeasterly, corner of Travis Hollow, Section 1, to a point of intersection with the south right-of-way ("ROW") line Adrian Way Street; thence westerly with the meanders of the south ROW line of Adrian Way Street to a point of intersection with the most easterly ROW line of FM 1431; and

All that certain area of Lake Travis that was released from Austin's ETJ, that abuts or is adjacent to the geographic area that is between the northernmost corporate boundary of Jonestown and the above-described southerly line, and that is within one thousand one hundred feet (1,100') of the 681 elevation contour line above mean sea level (as established by the United States Geological Survey in effect as of the date hereof).

All that certain area released from Austin's ETJ that is more particularly shown and described in Appendix D attached hereto and incorporated herein for all purposes.

All that certain area released from Austin's ETJ that is more particularly shown and described in Appendix E attached hereto and incorporated herein for all purposes.

The following development standards, in addition to other requirements of this article, shall apply to all properties described in Subsections A.1 and 2:

All single-family development will be set back at least 75 feet from the 681-foot contour line above mean sea level, as established by the United States Geological Survey in effect as of the date hereof. All condominium units, apartments and commercial buildings (excluding any marinas) will be set back at least 100 feet from said 681-foot contour line.

Temporary erosion and sedimentation controls as required by the LCRA under section 5(c) of the Lower Colorado River Authority Highland Lakes Watershed Ordinance Manual, as amended, in effect as of the date hereof, and those controls of the City of Austin as provided in section 25-8-181 of the City of Austin Land Development Code in effect as of the date hereof, will be implemented.

Permanent water quality controls equivalent to or better than that required under the City of Austin Land Development Code in effect as of the date hereof will be implemented, designed, constructed and maintained according to the City of Austin Environmental Criteria Manual as determined by comparing calculations under the City of Austin's requirements with those under the proposed controls.

Impervious cover will be limited to twenty percent (20%) of the net site area, as defined by City of Austin Land Development Code section 25-8-62 over the property for any lot developed with any retail, condominiums, apartments or office commercial uses.

A minimum average lot size of one acre shall be maintained on all residential lots in the planning area.

Cut and fill is limited to four feet (4') maximum, provided that cut and fill over four feet (4') shall be permitted if the cut/fill slope is terraced to control erosion and sedimentation.

Detention of the 2-year storm for erosion control or, as an alternative, non-erosive conveyance of stormwater to Lake Travis, will be provided as required under City of Austin Land Development Code chapter 25-7 (drainage) and the City of Austin Drainage Criteria Manual.

A building envelope that encompasses the limits of building disturbances will be established and required for residential construction on any lot.

All of the 100-year floodplain located within the Jonestown Release Area shall be dedicated to the Jonestown as a drainage easement in accordance with the City of Jonestown's development rules. For the purpose of this subsection, the 100-year floodplain shall be determined based on fully developed conditions.

10.

Jonestown shall provide notice of all site plan or subdivision plat approvals by the City of Jonestown to the City of Austin within 72 hours of such approval.

The following development standards, in addition to other requirements of this article, shall apply to all properties described in Subsection A.3:

A minimum average lot size of one acre shall be maintained on all lots that are served by on-site septic systems.

Density of lots served by on-site septic systems may not exceed one single-family unit per acre, provided that a minimum of 40% of the total site area is open space.

The city may approve density not to exceed 1.5 single-family units per acre for lots that are connected to a wastewater treatment facility, provided that a minimum of 40% of the total site area is open space.

The city may approve additional density not to exceed 2 single-family units per acre for lots that are connected to a wastewater treatment facility and for which a minimum of 40% of the total site area is open space according to the following requirements:

One additional single-family unit for every two acres of land dedicated for irrigation of wastewater effluent;

One additional single-family unit for each acre of land permanently preserved by instrument acceptable to the city as undeveloped open space;

One additional single-family unit for each living unit equivalent (LUE) of wastewater treatment capacity in excess of that required to serve the development that is used to disconnect existing on-site septic systems.

Cut and fill is limited to four feet (4') maximum, provided that cut and fill over four feet (4') shall be permitted if the cut/fill slope is structurally engineered by a licensed structural engineer or terraced to control erosion and sedimentation.

Development is prohibited on a slope with a gradient that exceeds thirty-five percent (35%). This prohibition does not apply to a fence, driveway, road or utility that cannot be reasonably placed elsewhere, or a pedestrian facility.

Detention of the 2-year storm for erosion control or, as an alternative, non-erosive conveyance of stormwater to Lake Travis, will be provided as required under City of Austin Land Development Code chapter 30-4 (drainage) and the City of Austin Drainage Criteria Manual.

A building envelope that encompasses the limits of building disturbances will be established and required for residential construction on any lot.

All of the 100-year floodplain located within the properties described in Subsection A.3 shall be dedicated to the city as a drainage easement in accordance with applicable city rules and regulations. For the purpose of this subsection, the 100-year floodplain shall be determined based on fully developed conditions.

10.

The city shall provide an annual status report to the director of the City of Austin Watershed Protection and Development Review Department of the options used by developers to obtain additional density, which report shall include the following:

Developments that have connected to a wastewater treatment facility;

The number of septic systems that have been disconnected on the properties described in Subsection A.3;

The number of acres dedicated for irrigation of wastewater effluent; and

The number of acres permanently preserved for open space. The developer or owner of property subject to this subsection shall provide the city with information as necessary to complete the annual status report.

The following development standards shall apply to all properties described in Subsection A.4:

Lake Travis critical water quality zone (LTCWQZ). A critical water quality zone shall be established along and parallel to the shoreline of Lake Travis. For Lake Travis this coincides with the 681-foot contour line. The width of the critical water quality zone, measured horizontally inland, is 100 feet, or for a detached single-family residence, 75 feet. Development within the LTCWQZ that may be submerged from time to time below the 681-foot contour line is prohibited, except that a boat dock, pier, wharf, or marina and necessary access are allowed, provided that such is allowed by the city's zoning ordinance and otherwise complies with applicable local, state, and federal regulations, including regulations applicable to building materials set forth in chapter 3.

Development will comply with the 2006 LCRA Highland Lakes Watershed Ordinance, as amended from time to time, and the 2006 LCRA Water Quality Management Technical Manual, as amended from time to time.

(Ordinance 2025-O-650 adopted 1/9/2025)