HomeMy WebLinkAbout06-13-25-Ordinance-Amending and Replacing Chapter 10 Subdivision Regulations-06/16/2025 CITY OF SANGER, TEXAS
ORDINANCE 06-13-25
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANGER, DENTON
COUNTY, TEXAS, AMENDING THE CITY OF SANGER CODE OF ORDINANCE, BY
REPEALING AND REPLACING CHAPTER 10 SUBDIVISION REGULATIONS,
PROVIDING FOR THE REPEAL OF ALL ORDINANCES IN CONFLICT,PROVIDING A
CUMULATIVE CLAUSE, PROVIDING FOR A SEVERABILITY CLAUSE, PROVIDING
FOR A PENALTY OR FINE IN ACCORDANCE WITH SECTION 1109 OF THE CODE
OF ORDINANCE FOR VIOLATIONS, AND PROVIDING A SAVINGS CLAUSE,
AUTHORIZING PUBLICATION, AND ESTABLISHING AN EFFECTIVE DATE
WHEREAS,the City of Sanger(the"City")is a home rule municipality regulated by state
law and Charter, and
WHEREAS, the City Council finds it necessary for the public health, safety and welfare
that development occur in a controlled and orderly manner, and
WHEREAS, On June 16,2025 the City Council approved Ordinance 06-13-25
amending Chapter 10, Subdivision Regulations, and
WHEREAS, all requests for a amendment to the Code of Ordinances were duly filed with
the City of Sanger, Texas, concerning the hereinafter described, and
WHEREAS, the Planning and Zoning Commission on June 9, 2025, duly covered and
conducted public hearing for the purpose of assessing a request for an amendment to the code of
ordinances recommending approval for the hereinafter described and
WHEREAS,the City Council finds that the passage of this Ordinance is m the best interest
of the citizens of Sanger
NOW, THEREFORE,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SANGER, TEXAS
SECTION 1 That Chapter 10 Subdivision Regulations is amended as provided in Exhibit A
SECTION 2 That all matters stated in the preamble are found to be true and correct
and are incorporated herein as if copied in their entirety
SECTION 3 It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses, phrases and words of this Ordinance are severable and, if any
word, phrase, clause, sentence, paragraph, or section of this Ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent junsdiction, such
unconstitutionality shall not affect any of the remaining portions of this Ordmance,smce the same
Ordinance —Amending Chapter 10 Subdivision Regulations
Page 1 of 2
would have been enacted by the City Council without the incorporation in this Ordinance of any
such unconstitutional word,phrase, clause, sentence,paragraph, or section.
SECTION 4. That this Ordinance shall be cumulative of all other City Ordinances and all other
provisions of other Ordinances adopted by the City which are inconsistent with the terms or
provisions of this Ordinance are hereby repealed.
SECTION 5. Any person, firm or corporation who shall violate any of the provisions of this
article shall be guilty of a misdemeanor and upon conviction shall be fined in accordance with
the general penalty provision found in The Code of Ordinances, Section 1.109 General Penalty
for Violations of Code.
SECTION 6. This ordinance will take effect immediately from and after its passage and the
publication of the caption, as the law and Charter in such case provides.
PASSED AND APPROVED by the City Council of the City of Sanger, Texas, on this
16th day of June, 2025.
APPROVED: pp'
ATTEST: Thomas E. Muir, Mayor
APPROVED TO FORM:
Kelly'Edwa s, City Secretary \`\� i <<�//
SA /NG£"'.
,••• ' , '�Hugh Coleman, City Attorney
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Ordinance —Amending Chapter 10 Subdivision Regulations
Page 2 of 2
Article 10.100 SUBDIVISION ORDINANCE
ADOPteD JUNe 16, 2025
Antero Group
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TABLE OF CONTENTS
Article I0.100 Subdivision Ordinance
Section 1: Adopted .............................................................................................................1
Section 2: Definitions ........................................................................................................1
Section 3: Purposes, Authority, and Jurisdiction ..................................................10
Section 4: Procedure ........................................................................................................11
Section 5: Preliminary Plat ...........................................................................................16
Section 6: Final Plat ........................................................................................................20
Section 7: Short-Form Subdivision ...........................................................................28
Section 8: Amending Plat ............................................................................................30
Section 9: Replatting ......................................................................................................31
Section 10: General Plat Requirements .....................................................................33
Section 11: Improvements .............................................................................................46
Section 12: Final Fees and Charges ............................................................................82
Section 13: Maintenance Bond or Escrow Account ..............................................83
Section 14: Extension to Extraterritorial Jurisdiction of City .............................83
Section 15: Other Requirements .................................................................................84
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city Of SANger SUbDiviSiON OrDiNANceii
SECTION 1: Adopted
these regulations, authorized by chapter 212 of the texas local government code,
shall govern every person, firm, association or corporation owning any tract of land
within the city limits of the city of Sanger who may hereafter divide the same into
two (2) or more parts for the purpose of laying out any subdivision of any tract of
land or any addition to said city, or for laying out suburban lots or building lots, or
any lots, streets, alleys, parks or other portions intended for public use, for the use of
purchasers or owners of lots fronting thereon or adjacent thereto.
SECTION 2: Definitions
A
Acreage, Net. the acreage included within the boundary line of a subdivision, tract,
parcel, lot, etc., but excluding all public ways.
Addition. lots, tracts, or parcels of land lying within the corporate boundaries of the
city which is intended for the purpose of development.
Administrative Officers. every officer referred to by title, i.e., city manager, city
attorney, city engineer, director of public works, etc., and shall be the person so
retained in this position by the city or his duly authorized representative.
Agricultural Purposes. farming and/or ranching, not residential, commercial or any
other use.
Alley. A minor way used primarily for vehicular service to the rear or side of
properties otherwise abutting on a street and designed for the special
accommodation of the property it reaches and not intended for general travel or
primary access.
Applicant. A developer submitting an application for development.
B
Build. to erect, convert, enlarge, reconstruct, restore, or alter a building or structure.
Building. Any structure designed, used, or intended to be used for human
occupancy or use or to support the human occupancy or use of land, including
mobile homes.
Building Line. A line beyond which buildings must be set back from the right-of-
way line or property line.
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Camper. See recreational vehicle.
City or the City. the city of Sanger, texas.
City Council. the duly elected governing body of the city.
City Engineer. the city engineer of the city, the city’s consulting engineers, or their
duly authorized representatives.
City Manager. the city Manager of the city.
Code. the city of Sanger code of Ordinances.
Commercial Tract. Any tract containing any type of land-use except for single-family
detached residential and two-family (duplex) residential uses and agriculture
use. requirements and standards for religious and educational land uses shall
be the same as the character of the predominant surrounding land use. Nothing
contained in this definition shall be considered as limitations to or repeal of the
definitions set forth in the city’s fire prevention code.
Commission. the official city Planning and Zoning commission of the city as
appointed by the city council. See Planning and Zoning commission.
County or the County. Denton county, texas.
Cul-De-Sac. A short residential street having but one vehicular access to another
street and terminated by a vehicular turnaround.
D
Developer. the legal or beneficial owner or owners of a lot or any land proposed to
be included in a proposed development including the holder of an option or
contract to purchase, or other person having an enforceable proprietary interest
in such land.
Development. Any manmade change to improved or unimproved real estate,
including but not limited to, buildings or other structures, paving, drainage or
utilities, but not agricultural activities.
Development Exaction. Any dedication of land or easements for, construction of, or
monetary contribution toward construction of a public improvement required as
a condition of plat approval by the city under these regulations.
Director of Development Services. the individual who manages all development
capabilities of the city, including all planning and zoning activities, building
inspections and code enforcement, or his or her designee.
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Director of Public Works. the individual who manages, administers, and directs
operations of the city’s Public Works Department.
DRDCT. Deed records of Denton county, texas.
E
Easement, Emergency Access. A private street, alley or paved place dedicated
to the public for the purpose of providing access to adjacent structures
by emergency vehicles such as fire equipment, police or ambulances, the
boundaries of which are continuously and permanently marked.
Engineer. Whenever used without a prefix, shall refer to a registered professional
engineer retained by a subdivider.
Escrow. A deposit of cash with the city in accordance with city code.
Extraterritorial Jurisdiction or ETJ. the unincorporated area outside of and
contiguous to the corporate boundaries of the city as defined and established in
accordance with chapter 42 of the local government code.
F
Floodplain. Area of land lying below the fully developed 100-year water surface
elevation or federal emergency Management Agency base flood elevation,
whichever is greater.
Floodplain Development Permit. A permit required before any development
activity occurs within a floodplain or federal emergency Management Agency
designated Special flood Hazard Area. this shall require a separate submittal to
the floodplain Administrator.
Flood Study. A study performed for a specific land disturbance site that examines,
analyzes, evaluates, or determines the hydraulic and hydrologic characteristics of
flood hazards for a site or an area of interest.
Floodway. the channel of a river or other watercourse and the adjacent land areas
that must be reserved in order to discharge the base (100-year) flood without
cumulatively increasing the water surface elevation more than a designated
height (1.00 feet).
Frontage. the side of a lot, parcel or tract abutting a street right-of-way and
ordinarily regarded as the frontal orientation of the lot.
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Fully Developed Conditions. All existing developed areas that reflect current land
use or current zoning, and all existing undeveloped areas that reflect anticipated
future land use designated by zoning classification, by the city, or by an
accepted concept plan.
H
HUD-Code Manufactured Home. A single or multi-section home which requires
transport to the site and installation that was built on or after June 15, 1976,
according to the rules of the United States Department of Housing and Urban
Development, and as defined by Article 5221f, revised civil Statues of texas, now
or as hereinafter amended.
HUD-Code Manufactured Home Subdivision. A development of a single lot divided
into more than one stand for the placement of HUD-code Manufactured
Homes, accessory uses, and service facilities, meeting all requirements of this
code and any applicable deed restrictions and state laws.
L
Lot. land occupied or to be occupied by a building and/or accessory building and
including such open spaces as are required by city code and having its principal
frontage on a public street or officially approved place.
Lot Improvement. Any building, structure, work of art or other object or
improvements of land on which they are situated, whether immediate or
future, which includes streets, alleys, utilities, drainage modifications, access
modifications including curb cuts and other similar activities covered by these
regulations. lot improvements include off-site work accomplished for the
betterment of removed building lots.
Lot of Record. A lot which is part of a subdivision, the plat of which has been
recorded with the county clerk, Denton county; or a parcel of land, the deed for
which was recorded with the county clerk, Denton county, prior to November
1961.
M
Main, Approach. An off-site main which brings water or sewer service to the
subdivided property.
Main, Border. A water or sewer main located in a roadway, alley or utility easement
abutting the perimeter of the property of a subdivider.
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Main, Sewer or Sewer. Used without any prefix shall refer to a sanitary sewer
(excluding service lines).
Main, On-Site. A water or sewer main located in a roadway, alley, or easement within
the perimeter of the property of a subdivider and which provides service only
within a subdivider’s property.
Main, Oversize. A water or sewer main which the system’s master plan requires or
which the city elects to construct or have constructed of larger diameter than
that required to provide service to the property of a subdivider.
Main, Public. A pipe or conduit which is a part of a public water distribution system
(excluding service lines).
Main, Private. A pipe or conduit which is not part of the public water distribution
center and is maintained by a private entity.
Manufactured Housing. Any residential structure which is fabricated off-site (in
whole or in part) and is assembled on the lot to a permanent foundation.
Structures of this type include modular homes, prefabricated homes, or any
other structure commonly classified as manufactured housing.
Master Plan. the comprehensive plan of the city and adjoining areas as adopted by
the city council and the city Planning and Zoning commission, including all its
revisions. this plan indicates the general location recommended for various land
uses, transportation routes, public and private buildings, streets, parks and other
public and private developments and improvements.
May. Permissive.
Mayor. the duly elected presiding officer of the city council of the city.
Mobile Home. A moveable structure built before June 15, 1976, and used primarily
for residential purposes and any structures driven or towed to a site by the same
conveyance.
Mobile Home Park. Areas for renting or leasing sites for Mobile Homes.
N
NCTOG. North central texas council of governments.
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One Hundred Year Water Surface Elevation. the water surface elevation
established by hydrologic/hydraulic analysis of a stream, river, creek, or tributary
based upon the 100-year rainfall event. this elevation is considered to be the fully
developed (ultimate) or effective (existing, base flood) water surface elevation,
whichever is higher.
Open Space. that part of any lot or tract that is used for recreational purposes, both
passive and active, but not including areas used for parking or maneuvering of
automobiles or drives or approaches to and from parking areas.
Owner. An all-inclusive term denoting the person with primary responsibility toward
the city to see that these subdivision rules and regulations and the city code
are complied with. the term includes person, firm, corporation, partnership
or agent, attorney-in-fact, manager or director, developer. Such term as used
in this chapter always includes one (1) or more of the persons enumerated in
this section who own all or any part of the land which is contemplated to be
developed.
P
Planning and Zoning Commission. the body of seven (7) appointed members
charged with the responsibility of reviewing for approval all subdivisions,
preliminary plats and final plats in the city. See commission.
Plat, Conveyance. A record of property approved by the city for the purpose of sale
or conveyance in its entirety or interests thereon defined.
Plat, Development. A plat reflecting new construction or the enlargement of any
exterior dimension of any building, structure, or improvement on property
previously final platted or not required to be platted.
Plat, Final. A map or drawing prepared according to the provisions of this ordinance,
and containing all surveying and legal data, dedications, and certificates
necessary to the recording of same in the plat records of the county.
Plat, Preliminary. A map or drawing on which is shown the subdivider’s proposed
arrangement of streets, lots, easements and other public spaces and facilities in
the subdivision, and which is intended for review and study by the city, and not
for recording.
PRDCT. Plat records of Denton county, texas.
Private Road. See Street, Private.
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R
Recreational Vehicle or RV. A vehicle, either self-propelled or towed, which is
not classified as a travel trailer or HUD-code Manufactured Home that is so
constructed to permit occupancy for sleeping purposes.
Recreational Vehicle Park. A parcel of land which is used solely for the rental or
lease of lots for transient campers, trailers, motor homes, or temporary parking
of any other recreational vehicle that is not a Hude-code Manufactured Home.
Replatting. A process, also referred to as resubdivision, that modifies any part or all
of any block or blocks of a previously platted subdivision, addition, lot, or tract.
Residential Tract. Any tract of land developed for the purpose of single-family
detached or two-family domestic living (religious and educational institutions
may also be included). requirements and standards for religious and
educational institutions shall be the same as the character of the predominant
surrounding land-use.
Resubdivision. See replatting.
Right-of-Way. A strip of land occupied or intended to be occupied by a street,
crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water
main, sanitary or storm sewer main or for another special use. the usage of
the term “right-of-way” for land platting purposes means that every right-of-
way established as shown on a final plat is to be separate and distinct from
the lots or parcels adjoining such right-of-way and not included within the
dimensions or areas of such lots or parcels. right-of-way intended for streets,
crosswalks, water mains, sanitary sewers, storm drains or any other use involving
maintenance by a public agency shall be dedicated to public use by the maker
of the plat on which such right-of-way is established.
S
Service Line. A water or sewer pipe running from the water or sewer main to the
property to which water or sewer service is given.
Sewer, Sanitary. A pipe or conduit for water-carried wastes from residences,
business buildings, institutions, and industrial establishments, and to which
storm, surface and ground water are not normally admitted, and which is a part
of the public sewage collection system.
Sewer, Storm or Storm Drain. A pipe, conduit or channel which carries storm and
surface water and drainage but excludes domestic sewage and industrial
wastes.
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Shall. Wherever used in the code, will be interpreted in its mandatory sense.
Standard Specifications. the document published by the North central texas
council of governments entitled “Standard Specifications for Public Works
construction” and all subsequent revisions thereto and other specifications as
adopted by the city.
Standard Specifications and Codes of the City. All improvements constructed
within the city and shall be in accordance with all revisions, as adopted by the
city.
Street. A way for vehicular traffic, whether designated a street, highway,
thoroughfare, parkway, throughway, road, avenue, boulevard, lane, place or
however otherwise designated.
Street, Collector. A street which is continuous through several residential or other
districts and is intended as a connecting street between such districts and
thoroughfares, highways, or business districts.
Street, Commercial. Any street situated so that fifty percent (50%) or more of the
property abutting it is zoned for other than low-density residential development.
Street, Dead-End. A street, other than a cul-De-Sac, with only one (1) outlet.
Street, Private. Any road or street that is not dedicated to the city and is maintained
by the property owner.
Street, Residential. A street which is intended primarily to serve traffic within a
neighborhood or limited residential district which is used primarily for access
to abutting properties and which is geometrically designed to discourage high
speeds and through traffic.
Street Right-of-Way Width. the shortest distance between the lines which
delineate the rights-of-way of a street.
Subdivider. An individual, firm, association, syndicate, partnership, corporation,
or other organization dividing or proposing to divide land, or making
improvements to such land, to affect a subdivision of land hereunder for himself,
or for itself, or for another.
Subdivision. Any division of any lot, tract, or parcel of land into two (2) or more
parts for the purpose of sales or of building development, whether immediate
or future. it also includes re-subdivision or re-platting of land, lots, or tracts.
Divisions of land for agricultural purposes in parcels of five (5) acres or more shall
not be included within this definition, unless any such division of five (5) acres
or more includes the planning or development of a new street or extension of
public utilities.
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Subdivision, Short-Form. Any subdivision plat which meets the requirements
therefore contained in this article.
Surveyor. A licensed land surveyor or a registered public surveyor, as authorized by
the state statutes to practice the profession of surveying.
T
Telecommunications Service. the transmittal of voice, data, image, graphics, and
other communications between or among points by wire, fiber optics, or other
similar facilities, as well as the rental, lease, or furnishing of the facilities to
accomplish such transmittal, but does not include the provision to the public
of any “wireless service,” as defined by law, and does not include long distance
transmissions.
Telecommunications Service Provider. Any person that supplies
telecommunication Services to others within the city in exchange for money or
other value.
Thoroughfare. A principal traffic thoroughfare continuous across the city, intended
to connect remote parts of the city, or areas adjacent thereto, and act as a
principal connecting street with state and interstate highways.
Thoroughfare Plan. the official map depicting the city’s existing and future street
system and roadway network, together with explanatory text. the thoroughfare
Plan includes the thoroughfare map.
Travel Trailer. Any vehicle or similar portable structure which is not more than eight
(8) feet wide or longer than forty (40) feet and can be legally moved on state
highways without a special permit, and having no foundation other than wheels,
jacks, or skirting, and so designed or constructed as to permit occupancy for
sleeping purposes.
U
Utility Easement. An interest in land granted to the city, to the public generally,
and/or to a private utility corporation, for installing or maintaining utilities
across, over or under private land, together with the right to enter thereon with
machinery, vehicles, and people necessary for the maintenance of said utilities.
Used for. includes the phrases, “arranged for,” “designed for,” “intended for” and
“occupied for” and shall apply exclusively to physical uses.
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Valley Storage. the water volume between the water surface and the ground
surface that occupies a given reach of a river. for the purpose of this manual, the
valley storage is computed with respect to the 100-year water surface elevation.
Variance. A modification from the terms of this code, as applied to a specific tract
of property, if the modification is not contrary to the public interest and, due to
special conditions, a literal enforcement of the code would result in unnecessary
hardship, and so that the spirit of the code is observed, and substantial justice is
done.
SECTION 3: Purposes, Authority, and Jurisdiction
Under the authority of chapter 212 of the texas local government code, as
amended, which is hereby made a part of these regulations, the city does hereby
adopt the following regulations to control the subdivision of land within the
corporate limits of the city and in the unincorporated areas lying within the etJ
of the city, in order to provide for the orderly development of the areas and to
secure adequate provisions for traffic, light, air, recreation, transportation, water,
drainage, sewage and other facilities.
Any owner of land inside or within the etJ of the city wishing to subdivide such
land shall submit to the Planning and Zoning commission a plan of subdivision
which shall conform to the minimum requirements set forth in these regulations.
Any owner subdividing his land into parcels of greater than ten (10) acres each for
agricultural or single-family use and not involving new streets or the extension of
public utilities shall be exempt from these requirements.
No subdivision plat shall be filed for record and no lot in a subdivision inside of or
within the etJ of the city shall be improved or sold until the plat shall have been
considered and approved by the Planning and Zoning commission. the city shall
have the authority to prohibit the installation of public utilities in unapproved
subdivisions and to prohibit the issuance of building permits for structures on lots
in an unapproved subdivision.
All property not subdivided into lots, blocks and streets, or property to be
resubdivided within the city or within its etJ, shall hereafter be laid out under the
direction of the Planning and Zoning commission and no other subdivision will
be recognized by the city.
Any violation of any provision of this article outside the corporate limits of the city
shall not constitute a misdemeanor nor shall any fine be applicable to a violation
within the etJ of the city, however, a district court shall have the power to grant
any or all types of injunctive relief in such cases.
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SECTION 4: Procedure
A. Pre-Application Conference
1. Prior to the filing of a plat, the subdivider shall request a pre-application
conference with the Director of Development Services, fire Marshal, and city
engineer concerning compliance with the Master Plan, the ultimate land use
of the proposed development, the suitability of the location of the proposed
subdivision, the most advantageous subdivision plan, the arrangement of
streets, alleys and lots, and the layout of utility lines and availability of service
from trunk mains.
2. No applications may be submitted to or accepted for filing with the Director
of Development Services during the pre-application conference.
3. No application required by this chapter will be accepted for filing until after
the subdivider completes a pre-application conference.
4. No rights derived from chapter 245 of the texas local government code, as
amended, shall accrue from any pre-application conference, development
review process or documents offered for review in connection therewith.
there shall be no vested rights based on a pre-application conference.
B. General Application Contents
1. Application contents generally. All applications and filings shall meet the
requirements as defined by the subdivision application checklist and
engineering standards, as exists or may be amended, which shall be
established and maintained by the Director of Development Services and
city engineer, respectively.
a. filing Procedure.
i. All Plats shall be filed with the Director of Development Services, who
will make a preliminary study of the plat. Any plat which is found to be
incomplete or requires significant changes shall not be accepted for
filing and shall be returned to the subdivider for additions or changes
before resubmission.
ii. All applications and filings for approval required by this chapter shall
be filed electronically with the Director of Development Services.
iii. All applications and filings for approval required by this chapter shall
be accompanied by a letter of intent to the Director of Development
Services providing the subdivider’s name and address, the contact
information of the person(s) preparing the submitted documents, and
designating a point of contact for future correspondence. the letter
shall also state the intent of the plat application, briefly describing the
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location, amount of land, and particulars as to the intended use(s) of
the property and requesting that the plat be reviewed and considered
by the appropriate approval body, such as the Planning and Zoning
commission or Director of Development Services.
iv. the subdivision application checklist, as it exists or may be amended,
shall prescribe the procedures for filing.
v. All applications and filings shall occur only on official development
services schedule dates, published as part of the subdivision
application checklist.
vi. if an application or filing is rejected by the Director of Development
Services, then it is not considered filed under this chapter or the law or
regulation governing the application or filing, including chapter 212 of
the texas local government code, if applicable.
vii. An application must be considered complete and officially filed
in accordance with subsection c.3 of this section prior to being
processed for review and consideration.
b. Development review schedule dates. the Director of Development
Services shall publish schedules of the official development review
processing dates.
c. fees required. No plat will be considered filed with the city until and
unless the prescribed application fees as defined in Appendix A of this
code have been paid.
d. Delinquent city taxes on property. An application shall not be deemed
complete, nor shall it be approved, if there are delinquent city taxes on
the subject property.
2. Modification of applications prior to approval. the subdivider may modify
a complete application following its filing and prior to the expiration of the
period during which the city is required to act on the application only in
accordance with the following conditions:
a. if the modification is for revisions requested by the city, and the
modification is received at least fourteen (14) calendar days prior to the
time scheduled for decision on the application, the application shall be
decided within the original period for decision (from the original official
filing date) prescribed by this chapter.
b. Any other modifications to an application will not be accepted.
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C. Initiation, complete application, and expiration
1. initiation by owner. An application required under this chapter may be
initiated only by the owner of the land subject to the application, or by the
owner’s duly authorized representative. if the applicant is a representative
of the property owner, the application shall include a written and notarized
statement from the property owner, such as a duly executed “power of
attorney,” authorizing the representative to file the application on the
owner’s behalf.
2. Applicability. the procedures within this section shall apply to all applications
that are required by the city and submitted in accordance with this chapter.
3. Determination of completeness. every application shall be subject to a
determination of completeness by the Director of Development Services. An
application must be determined to be complete in order to be accepted for
review by the city.
a. the application shall only be accepted by the Director of Development
Services for processing when it is accompanied by all documents
required by, and prepared in accordance with, the requirements of
this chapter. A typographical error shall not, by itself, constitute an
incomplete application.
b. A determination of completeness shall not constitute a determination of
compliance with the substantive requirements of this chapter.
i. if the application does not contain all information as defined by the
application checklist, as it exists or may be amended, and/or does not
conform to all standards required by any ordinance, law, or regulation
governing the application, then it shall be considered incomplete. the
subdivider shall be notified in writing within ten (10) business days if
the submitted application is incomplete.
ii. the city shall reject all incomplete applications and provide written
notice of the rejection to the subdivider by one of the following
methods: mail, email, delivery service, or hand delivery or other
delivery method of written notice by the Director of Development
Services. the written notice need not identify all reasons why the
application was deemed incomplete. if the notice contains one
or more reasons why the application was deemed incomplete,
addressing the reason(s) identified in the notice does not guarantee
acceptance of a subsequent application.
iii. if the application is determined to be complete, the application shall
be processed as prescribed by this chapter.
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(d) it is not guaranteed that an accepted, complete application will
be approved, if after the application is deemed complete, it is
determined that the application does not comply with this chapter
and all other applicable laws or regulations.
4. 30-day action extension request.
a. request. An applicant may submit in writing a request to extend the 30-
day action in relation to the decision time for plats of thirty (30) days, as
mandated by state law.
b. received. if the applicant requests an extension, such request must
be received by the municipal authority on or before the eleventh (11th)
calendar day prior to the municipal authority’s deadline to act at which
action would have to be taken on the application (based on the 30-day
requirement in state law). extension requests that are not received by
that day shall not be considered properly submitted, and action shall be
taken on the application at such meeting as scheduled.
c. requirements maintained. Submission of a request to extend the 30-
day action, and acceptance of such waiver by the municipal authority,
shall not be deemed in any way a waiver of any requirement within this
subdivision chapter. A waiver from requirements herein is a separate and
distinct process.
5. Official filing date. the 30-day time period established by state law for
taking action on an application shall commence on the official filing date of
the complete application pursuant to the development services schedule,
published as part of the subdivision application checklist. the official filing
date shall be defined as the date the application is deemed complete by the
responsible official in the manner prescribed by subsection c.3.
D. No officer or employee of the city shall perform, or cause to be performed, any
work upon any streets or in any addition or subdivision of the city, unless all
requirements of these regulations have been complied with by the owner of the
addition or subdivision.
E. the city hereby defines its policy to be that the city will withhold improvements
of any nature whatsoever, including the maintenance of streets, issuance of
building permits or furnishing of sewage facilities and water service, until the
subdivision plat has been approved by the Planning and Zoning commission.
No improvements shall be initiated, nor any contracts executed until this
approval has been obtained.
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F. Any owner or developer of any lot, tract or parcel of land located within the
corporate limits of the city or within its etJ who may wish to affect a subdivision
of such land shall conform to the general procedure described as follows:
1. the subdivider shall prepare and submit a Preliminary Plat to the Director
for Development Services in accordance with Sec. 5 Preliminary Plat for
subdivisions not eligible for the Short-form Subdivision procedure;
2. in the case of a proposed phased development, the subdivider shall file a
preliminary plat showing the entire proposed subdivision, the various phases
by which the subdivision will be developed, and lots that will be sold within
the phase to be developed upon approval of the final plat the Planning
and Zoning commission. if the subdivision is to be developed in phases
or units, an overall master development plan for street, drainage, water
and sewer improvements shall be submitted to the city engineer by the
subdivider’s engineer at the time the first phase of construction is submitted
for approval. this overall plan shall show the layout of streets and easements,
lot configurations, water and sewer main locations and sizes, fire hydrant
locations, manhole locations and drainage improvements;
3. After approval of the preliminary plat by the Director of Development
Services the subdivider may then prepare a final Plat in accordance with Sec.
6 final Plat of all or a portion of the land included in the preliminary plat for
submission to and approval by the Planning and Zoning commission;
4. Upon completion of required public facilities and acceptance by the city or
the filing of a performance bond by the developer which covers said facilities
that are not complete, copies of the approved final plat in the number
determined by the director of development services shall be submitted to
the county clerk for recordation with Denton county. the recording of the
final plat shall be the responsibility of the Director of Development Services;
5. in subdivisions approved for phased development no building permits shall
be issued by the building official until the public improvements, including
installation of franchise utilities, within that phase are completed and
accepted by the city;
6. the subdivider shall include in the conditions of sale for each lot within the
subdivision a notice to the purchaser that no certificate of occupancy shall be
issued for any structure or building constructed therein unless and until the
Planning and Zoning commission has approved and accepted that phase of
the subdivision;
7. All proposed improvements are to be installed or constructed at the
subdivider’s own cost and expense, unless otherwise noted herein; and
8. Where a plat of a lot of record of undivided property is proposed to be
subdivided and meets the criteria for abbreviated procedures set forth under
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the Sec. 7 Short-form Subdivision, and provided all the requirements therein
have been met, the subdivider may submit a final plat to the Planning
and Zoning commission for approval. Where circumstances in the opinion
of the Director of Development Services warrant, such plat may receive
administrative approval, which action shall authorize the building official to
issue a building permit for improvements on said parcel
SECTION 5: Preliminary Plat
A. Procedure for approval of preliminary plat.
1. On reaching conclusions as recommended in Sec. 4 Procedure, any owner
or developer of any lot, tract or parcel of land located within the corporate
limits of the city or within its etJ who may wish to affect a subdivision of
such land shall have prepared a preliminary plat for submission to the city
for staff approval of subdivisions not eligible for the Short-form Subdivision
procedure.
2. the preliminary plat as described in subsection b shall be submitted
electronically to the Director of Development Services on the dates specified
in the development services schedule and shall include a formal request for
consideration by the Director of Development Services.
3. A preliminary plat is required for all new subdivisions, phasing of any master
subdivisions, and replats.
4. A fee set by the approved fee schedule per plat as defined in Appendix
A shall be collected by the Director of Development Services when a
preliminary plat is submitted to the city for staff approval. the plat will not
be reviewed or considered in any respect until such fee has been collected
and the deliverables required on the subdivision application checklist are
provided.
B. Form and content of preliminary plat. the plat shall be drawn to a scale of not to
exceed one inch equals hundred feet (1” = 100’) maximum. the preliminary plat
shall show or be accompanied by this information:
1. legal description (metes and bounds) with total acreage.
2. Description and location of all permanent survey monument pins, control
points, and ties and reference to the survey corner at two points to the
texas State Plane coordinate System North central Zone 1983-1999 datum.
the point of beginning (POb) shall be clearly marked including state plane
coordinates, NAD 83.
3. An accurate location of at least two (2) corners of the subdivision with
reference to original corners of the original survey of which the subdivision
is a part or an existing permanent monument to an approved and recorded
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plat or permanent markers established by and approved by the city
engineer.
4. An accurate location of the subdivision in reference to the deed records
of the county which shall include the volume and page of the deed of the
property to be subdivided.
5. Northpoint and date.
6. Scale (both graphic and written) appropriate for the level of detail and not
to exceed one inch equals one hundred feet (1”=100’), unless otherwise
approved the Director of Development Services.
7. legend for any symbols used.
8. location/vicinity map showing the location of the subject property, existing
and proposed streets and thoroughfares covering an area at least one
thousand feet (1,000’) outside the proposed subdivision.
9. title block with the following information:
a. Plat type (ex: “preliminary plat”, “final plat”, etc.);
b. the title or name of the proposed subdivision, which must not be so
similar to that of an existing subdivision as to cause confusion;
c. total number of lots and HOA/open space lots;
d. Survey name and abstract number;
e. gross acreage;
f. right-of-way acreage if dedicated;
g. Date of preparation and subsequent revisions;
h. block with name(s), address, phone number, and email of preparer,
owner, developer, engineer, and/or surveyor.
10. existing features.
a. location and dimension of all boundary lines (accurate in scale) with
dimensions and bearings including lot lines, building lines, and city limits
lines (if within two hundred (200) feet of the subject tract).
b. the location, name, and width of all existing or platted streets or other
public ways within or adjacent to the tract, parks, existing permanent
structures, land dedicated within or contiguous to the subject property,
railroads, rights-of-way, easements, and other important features, such as
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abstract lines, political subdivision or corporation lines, and school district
boundaries.
c. existing sewer mains, water mains, drainage culverts or other
underground structures within the tract and immediately adjacent
thereto with pipe sizes, grades, locations, and dimensions indicated, if
available.
d. contours with intervals of two (2) feet or less, referred to mean sea
level datum. in areas where the terrain is relatively flat, supplementary
contours shall be shown so that the average horizontal distance between
said lines does not exceed two hundred (200) feet.
e. Subdivision name of adjacent properties from the PrDct or ownership
information for adjacent unplatted properties from the DrDct with
recording information.
f. location of existing fire hydrants and fire lanes, if available.
11. New features.
a. the proposed streets and their names, alleys, easements, blocks, lots,
building lines, etc., with principal dimensions. the width of rights-of-way
(from centerline to both edges as well as from edge to edge) for streets
and alleys and the proposed pavement width shall be shown.
b. length and radii of all street segments.
c. curve table for all streets, drives, and alleys.
d. Acreage or square footage of rights-of-way dedicated should be shown,
including corner clips and deceleration/turn lanes on the plat.
e. lot and block numbers (lot number are numbers; and block numbers are
letters), square footage, and other description according to the real estate
records of the city or county auditor and recorder; also, designation of the
proposed uses of land within the subdivision.
f. All parcels of land intended to be dedicated for public use or reserved in
the deeds for the use of all property owners in the proposed subdivision,
together with the purpose or limitations of such reservations.
g. the proposed layout, numbers, setback lines and approximate
dimensions of proposed lots, blocks, parks, etc.
h. location of proposed fire hydrants and fire lanes.
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i. USPS Postmaster approved location of mailboxes (if cluster mailboxes).
j. Proposed building line with square footage of the lot and proposed use.
k. Proposed parking layout.
l. table showing the following information:
i. listing of the lots with square footage and the associated lot widths at
the front building line.
ii. Square footage of the total building footprint and of each land use (if
available).
iii. Number of required and provided parking spaces.
iv. required and provided total landscaped area and front yard
landscaped area.
m. existing and proposed feMA 100-year floodplain boundaries and
elevation. include minimum finished floor elevations (minimum 2 feet
above the 100-year elevation) of all lots adjacent to floodplain. if the site
does not contain a floodplain, note that: “No 100-year floodplain exists on
the site.” A floodplain reclamation study will be required with final plat if
necessary.
n. Submittals for preliminary plats shall include plans, documents,
and information adequate for the review of the provision of public
improvements to the properties involved. this includes but is not limited
to streets, water service, wastewater service, franchise utilities, street
lighting, and stormwater detention (ex: preliminary drainage plan,
preliminary utility plans, floodplain study, traffic impact study, etc.).
o. One (1) electronic copy of the typical cross-sections of proposed streets
showing the width of pavement, type of pavement and location and
widths of sidewalks when not in conformance with standard details.
p. Digital Approval Section. A digital signature block, including a timestamp,
shall be placed on the face of each preliminary plat by the subdivider. the
signature block shall appear in the upper right corner on the face of each
preliminary plat and bear a label which reads: “Approved for Preparation
of final Plat.”
C. Processing of preliminary plat.
1. the city engineer shall check the preliminary plat as to its conformity with
the and the standards and specifications set forth or referred to herein.
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2. Within thirty (30) days after the preliminary plat application is accepted, the
Director of Development Services shall approve or disapprove such plat, or
conditionally approve it with modifications. the subdivider shall be informed
by mail or e-mail of the action taken.
3. the Director of Development Service’s approval or conditional approval of a
preliminary plat shall be deemed as an expression of approval of the layout
submitted on the preliminary plat as a guide to the installation of streets,
water, sewer, and other required improvements and utilities, and to the
preparation of the final plat. Approval or conditional approval of a preliminary
plat shall not constitute automatic approval of the final plat.
4. Approval or conditional approval of a preliminary plat shall be effective for a
period of one hundred eighty (180) days after the approval date.
5. if a final plat for the subdivision, or a portion thereof, has not been submitted,
or if a change in requirements has not occurred which would affect the
preliminary plat, at the end of the one hundred eighty (180) days after
approval, then Director of Development Services may declare the preliminary
plat null and void, unless the subdivider has requested and received an
extension of time.
D. Exceptions. Where the subdivider may request exceptions or a waiver of these
regulations or disagrees with the intent or interpretation of the requirements set
forth herein, the Director of Development Services may submit such requests of
the subdivider to the Planning and Zoning commission with recommendations
for either an approval or disapproval.
SECTION 6: Final Plat
A. Procedure for approval of final plat.
1. the submission of a preliminary plat and its approval by the city engineer
shall be a condition precedent to the acceptance of an application for a final
plat.
2. final plat may not be submitted until the civil engineering plans are
sufficiently complete as determined by the city engineer.
3. All changes, alterations, and modifications required on the preliminary plat
and from the civil plan review shall be incorporated into the final plat.
4. the final plat may constitute only that portion of the approved preliminary
plat which the subdivider proposed to record and develop at that time,
provided that such portion conforms to all requirements of these conditions.
5. the final plat shall be submitted to the Planning and Zoning commission
through the Director of Development Services on the dates specified within
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the development services submission schedule. the plat shall be transmitted
electronically and shall include a formal request for consideration by the
Planning and Zoning commission.
6. A fee set by the approved fee schedule per plat as defined in Appendix A
shall be collected by the Director of Development Services when a final
plat is submitted to the city for staff approval. the plat will not be reviewed
or considered in any respect until such fee has been collected and the
deliverables required on the subdivision application checklist are provided.
7. the final plat shall be accompanied by a letter from the electric, gas,
and water companies stating that all easements are satisfactory for the
installation and maintenance of their respective utilities. the letter shall be
accompanied by an electronic copy of the final plat showing the proposed
utility plans. No letter shall be required from service providers where the city
is the sole provider of electric or water service.
B. Form and content of final plat.
1. the plat shall be printed on white bond paper measuring twenty-four (24)
inches by thirty-six (36) inches. the scale shall not exceed one inch equals
hundred feet (1” = 100’) maximum. the drawing shall be neat, legible, and
suitable for filing for record in the office of the county clerk of Denton county.
the paper quality shall be durable and free of any tears, folds, or blemishes.
Patching and pasting of paper or other attachments are not acceptable.
Allowance shall be made for a one-half (1/2) inch border at the top, bottom,
and right edges of the sheets, and a one and one-half (1-1/2) inch border at
the left edge of the tracing sheets.
2. the final plat is to be reviewed electronically by city staff prior to submitting
prints and tax certificates for filing. A printed copy are only required after
approval by the Planning and Zoning commission.
3. When more than one sheet is used for a plat, a key map showing the entire
subdivision on a smaller scale shall be shown on the first sheet.
4. the final plat may constitute all or only a portion of the approved preliminary
plat, but any portion thereof shall conform to all the requirements of
these regulations unless an exception has been granted by Director of
Development Services or Planning and Zoning commission.
5. if final plats are submitted for approval for portions or sections of the
proposed subdivision, each portion or section shall carry the name of the
entire subdivision but shall bear a distinguishing letter, number or subtitle.
block letters shall run consecutively throughout the entire subdivision, even
though such subdivision might be finally approved in sections.
6. the final plat shall show or be accompanied by this information:
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a. the plat shall be drawn to a scale shall not exceed one inch equals
hundred feet (1” = 100’) maximum, unless otherwise approved in advance
by the Director of Development Services.
b. the boundary marked with heavy weighted lines with accurate distances
and bearings, a metes and bounds description of the boundary (error
of closure shall not exceed one (1) in fifty thousand (50,000) for the plat
boundary), exact acreage to the hundredths, and the exact location and
width of all existing or recorded rights-of-way intersecting the boundary
of or bordering on the tract. One (1) copy of the traverse closure sheet
shall be enclosed.
c. the name and address of the owner, subdivider, and engineer.
d. the name of the licensed state land surveyor or registered public surveyor
making the survey and preparing the plat.
e. the name of the proposed subdivision.
f. Subdivision name of adjacent properties from the PrDct or ownership
information for adjacent unplatted properties from the DrDct with
recording information.
g. North point, date, scale, and acreage being subdivided.
h. true bearings and distances to the nearest established street lines, official
monuments or subdivision corner, which shall be accurately described
on the plat. Municipal, township, county or abstract survey lines shall be
accurately tied to the lines of the subdivision by distances and bearings,
where applicable.
i. Description and location of all permanent survey monument pins, control
points, and ties and reference to the survey corners at two points to
the texas State Plane coordinate System North central Zone 1983-1999
datum. the Point of beginning (POb) shall be clearly marked including
State Plane coordinates, NAD 83.
j. An accurate location of at least two (2) corners of the subdivision with
reference to an original corner of the original survey of which the
subdivision is a part or an existing permanent monument on an
approved and recorded plat or permanent markers established by and
approved by the city engineer.
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k. An accurate location of the subdivision in reference to the deed records of
the county which shall include the volume and page of the deed of the
property to be subdivided.
l. the exact layout, including:
i. Street and/or alley names;
ii. the length of all arcs, radii, internal angles and points of curvature,
length and bearing of the tangents;
iii. All existing and proposed easements for right-of-way, public services,
utilities, or any other easements and any limitations of the easements;
iv. Show centerline of existing street. Dimensions from centerline to
edges of existing and proposed right-of-way on both sides of the
centerline;
v. All lot numbers and lines, with accurate dimensions in feet and
hundredths and with bearings and angles to street and alley lines to
the nearest second.
m. the accurate location, material, and approximate size of all monuments.
n. the accurate outline description of all property which is offered for
dedication for public use, such as parks, etc., with the purpose indicated
thereon, and all property that may be reserved by deed covenant for the
common use of the property owners in the subdivision.
o. A signed and notarized copy of private restrictions (if any), that are filed
for record in the office of the county clerk shall be provided with the final
plat.
p. 3” x 3” recording box in the lower right-hand corner.
q. A title block with the following information shall be provided on each
page:
i. Plat type (ex: “preliminary plat”, “final plat”, etc.);
ii. the title or name of the proposed subdivision, which must not be so
similar to that of an existing subdivision as to cause confusion;
iii. total number of lots and HOA/Open Space lots;
iv. Survey name and abstract number;
v. gross acreage;
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vi. right-of-way acreage, if dedicated;
vii. Date of preparation and subsequent revisions.
r. Standard notation to be added on the plat:
i. “All lots comply with the minimum size requirements of the zoning
district.”
ii. “this property may be subject to charges related to impact fees and
the applicant should contact the city regarding any applicable fees
due.”
iii. “All common areas, drainage easements, and detention facilities will
be owned and maintained by the HOA/property owner. Any common
area within the city’s right-of-way will require a facilities agreement, to
be reviewed and approved by the city.”
iv. “Notice – selling a portion of this addition by metes and bounds is a
violation of state law and is subject to fines and withholding of utilities
and building permits.”
v. “this plat does not alter or remove existing deed restrictions, if any, on
this property.”
vi. “Minimum finished floor elevations (min. ffe) are at least two (2) feet
above the 100-year floodplain.” – Add this note only if subject property
is within or adjacent to the floodplain: “the subject property does
not lie within a 100-year floodplain according to community Panel
No.____________, dated ____________, of the National flood insurance
rate Maps for Denton county, texas.”
vii. “the purpose of this plat is _____[state the purpose]_________.”
viii. “bearings are based on the State Plane coordinate System, texas
North central Zone (4202), North American Datum of 1983 (NAD ’83)”.
s. city limits line, if within two hundred (200) feet of the subject tract.
t. location map showing existing and proposed streets and thoroughfares
covering an area at least one thousand (1,000) feet outside the proposed
subdivision.
u. One electronic copy of approved civil/construction plans along with giS/
cad files for all approved public improvements.
v. reserved.
w. for conveyance plats only: All conveyance plats must be titled
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“conveyance plat” and carry the following text:
“conveyance plat is a record of property approved by the city of Sanger
for the purpose of sale or conveyance in its entirety or interests thereon
defined. No building permit may be issued, nor development begin, nor
permanent public utility service provided until a final plat is approved,
filed of record and public improvements are accepted in accordance with
the city of Sanger code of Ordinances. Selling a portion of this property
by metes and bounds, except as shown on an approved, filed and
accepted conveyance plat, final plat or replat is a violation of the state
law.”
x. certification by a registered public surveyor or licensed state land
surveyor, registered in the State of texas, to the effect that the plat
represents a survey made by him or under his direct supervision and
that all monuments shown thereon have been verified and exist, and
that their location, size and material are correctly shown. Such surveyor’s
certificate may be prepared as follows:
State of texas
county of Denton
i hereby certify that this plat is true and correct and was prepared
from an actual survey of the property made on the ground under my
supervision.
(engineer or surveyor seal)
licensed Professional engineer Or Date
registered Public land Surveyor
texas r.P.l .S. No. .
y. A certificate of ownership and dedication of all streets, alleys, parks and
playgrounds to public use forever, signed and acknowledged before
a notary public, by the owner or authorized representative and lien
holder of the land, and a complete and accurate description of the land
subdivided, and the streets dedicated. Such owner’s certificate may be
prepared as follows:
State of texas
county of Denton
i (we), the undersigned, owner(s) of the land shown on this plat within
the area described by metes and bounds as follows:
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(Metes and bounds Description of boundary)
NOW, tHerefOre, KNOW All PerSONS by tHeSe PreSeNtS:
tHAt _________________________, acting herein by and through its
duly authorized officer does hereby adopt this plat designating
the hereinabove described property as _________________ (lot/lock/
subdivision), an addition to the city of Sanger, texas, and does hereby
dedicate to the public use forever by fee simple title, free and clear of all
liens and encumbrances, all streets, thoroughfares, alleys, fire lanes, drive
aisles, parks, and watercourses, and to the public use forever easements
for sidewalks, storm drainage facilities, utilities, and any other property
necessary to serve the plat and to implement the requirements of
the subdivision regulations and other city codes and do hereby bind
ourselves, our heirs, successors and assigns to warrant and to forever
defend the title on the land so dedicated. further, the undersigned
covenants and agrees that he/she shall maintain all easements and
facilities in a state of good repair and functional condition at all times in
accordance with city codes and regulations. No buildings, fences, trees,
shrubs, or other improvements or growths shall be constructed or placed
upon, over, or across the easements as shown, except that landscape
improvements may be installed, if approved by the city of Sanger. the
city of Sanger and public entities shall have the right to access and
maintain all respective easements without the necessity at any time of
procuring permission from anyone.
WitNeSS My HAND this day of , 20 .
, owner
, title and company (if applicable)
State of texas
county of Denton
before me, the undersigned authority, on this day personally appeared,
known to me to be the person whose name is subscribed to the
foregoing instrument, and acknowledged to me that he/she executed
the same for the purposes and considerations therein expressed and in
the capacity therein stated.
given under my hand and seal of office this day of , 20 .
Notary Public in and for the State of texas”
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(X) the following certificate shall be included on the plat in a manner that
will allow the signatures of the designated officials and the affixing of the
city seal.
chairman Date
Planning & Zoning commission
city of Sanger, texas
z. certificate from city tax collector and from the proper official of other
taxing agencies within whose jurisdiction the proposed subdivision lies
showing that all ad valorem taxes, liens and fees have been paid on the
tract to be subdivided.
C. Processing of final plat.
1. the Director of Development Services shall check the final plat for
conformity with the requirements of this chapter and transmit his or her
recommendations to the Planning and Zoning commission in writing.
2. Within thirty (30) days after the final plat application is accepted, the
Planning and Zoning commission shall approve, conditionally approve, or
disapprove the plat.
3. if the final plat is disapproved, the Director of Development Services shall
give written notice to the subdivider by mail or e-mail stating the reasons for
disapproval.
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SECTION 7: Short-Form Subdivision
A. Procedure for Short-Form Subdivision.
1. Any subdivision or replat thereof which may be determined to fall within
the following criteria may be termed a “Short-form Subdivision” and shall
comply with the abbreviated procedures set forth herein. “Plats for record” or
“lots of record” of unplatted property shall be deemed to meet these criteria
if:
a. the land in question is not being subdivided into more than three (3) lots;
b. the subdivision or use of the land subdivided does not necessitate any
appreciable alteration of utility installations, streets, alleys or building
setback lines; and
c. the tracts so subdivided conform in size and shape to the lots in the
vicinity and the zoning in the immediate area.
2. All design, engineering, improvements and drawing information standards
provided in these regulations applicable to all subdivisions shall be applicable
to the Short-form Subdivisions. Preliminary platting is not required.
3. if the Director of Development Services finds that the final plat meets all
the provisions of these regulations, he/she shall present the final plat to the
Planning and Zoning commission for review.
4. A fee set by the approved fee schedule for the plat as defined in Appendix
A of this code shall be collected by the Director of Development Services
when a short form plat is submitted to the city for approval. the short form
plat will not be reviewed or considered in any respect until such fee has been
collected and the deliverables required on the short form plat application
checklist are provided. After all requirements have been met, the plat and all
other necessary instruments shall be filed for record with the county clerk by
the city Secretary.
5. in the case of plats for record, after all requirements have been met,
administrative approval may be granted and the final short form plat
properly filed.
B. Construction of Improvements.
1. the developer shall contract for construction of the public improvements
required for the subdivision, except where city participation is involved. in
cases of city participation, the developer/owner shall comply with State
statutes and city regulations regarding competitive bidding, if required by
law.
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2. the developer’s engineer shall administer the contract.
3. A pre-construction conference shall be required, held at a location
designated by the city. this conference shall be attended by the city
engineer or authorized representative, the developer’s engineer, the
engineer’s inspectors, the contractor(s), and other appropriate representative
as deemed necessary by the city.
4. One (1) electronic set of construction plans and specifications for water,
sanitary sewer, paving and drainage improvements, prepared by a registered
professional civil engineer, shall be submitted to the city engineer.
5. the approval of the construction plans by the city engineer shall be effective
for a period of two (2) years after the approval date, unless the developer has
requested and received an extension of time. construction plans which have
expired shall be resubmitted to the city engineer for approval before any
construction is begun. the design of the proposed improvements shall be
based on the city’s construction requirements which are in effect at the time
of resubmittal.
6. construction plans must be submitted electronically and approved prior
to construction of the public improvements, must have profiles drawn
on sheets, measuring twenty-four (24) inches by thirty-six (36) inches
in electronic form, the same size as the final plat, and must include the
following information:
a. A plan and profile of each street with top of curb grades shown. each
sheet shall include north point, scale, date and benchmark description to
mean sea level datum. Unless otherwise approved by the city, scales shall
be one inch equals forty feet (1” = 40’) horizontally and one inch equals
four feet, five feet or six feet (1” = 4’, 5’ or 6’) vertically. each plan shall show
the seal and signature of the registered professional civil engineer who
prepared it.
b. the typical cross-sections of proposed streets showing the width of
roadways and type of pavement and location and width of sidewalk.
c. A plan and profile of proposed sanitary sewers, with grades and pipe
sizes indicated and showing locations of manholes, cleanouts, etc., and
a plan of the proposed water distribution system showing pipe sizes and
locations of valves, fire hydrants, fittings, etc., in conformance with the
applicable criteria presented in Sec. 11 improvements. Unless otherwise
approved by the city, scales shall be one inch equals forty feet (1” = 40’)
horizontally and one inch equals four feet, five feet or six feet (1” = 4’, 5’ or
6’) vertically. each plan shall show the seal and signature of the registered
professional civil engineer who prepared the plan. each sheet shall
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include north point, scale, date and benchmark description to mean sea
level datum.
d. A plan and profile of the proposed storm sewers, showing hydraulic
data, pipe grades and sizes, manholes, inlets, pipe connections, outlet
structures, etc., in conformance with the criteria as shown in Sec. 11
improvements. Unless otherwise approved by the city, scales shall be one
inch equals forty feet (1” = 40’) horizontally and one inch equals four feet,
five feet or six feet (1” = 4’, 5’ or 6’) vertically. each plan shall show the seal
and signature of the registered professional civil engineer who prepared
it. each sheet shall include north point, scale, date and benchmark
description to mean sea level datum.
e. A plan of all the other utilities, showing the relative locations proposed
for the water, sewer, storm sewer and gas mains, utility poles, tv and
electrical services, street lighting, traffic-control signs, and street signs,
and acknowledged by the appropriate representative of each agency
involved.
SECTION 8: Amending Plat
A. Any person who wishes to revise a subdivision plat which has been previously
filed for record must make an application of the proposed revised plat to
Planning and Zoning commission. An amendment of a subdivision may be
done for one of the following purposes:
1. to correct an error in a course or distance shown on the preceding plat;
2. to add a course or distance that was omitted on the preceding plat;
3. to correct an error in a real property description shown on the preceding plat;
4. to correct any other type of error or omission on a previously filed plat;
5. to replat one or more lots fronting on an existing street if:
a. the owners of all lots join in the application for amending the plat;
b. the amendment does not attempt to remove any restrictions;
c. the amendment does not increase the number of lots; and
d. the amendment does not create or require the creation of a new street or
make necessary the extension of municipal facilities.
B. A public hearing is not required for the approval and issuance of an amended
plat.
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C. the city Manager and Director of Development Services are delegated the
approval responsibility of an amended plat. At any time, the city Manager or
Director of Development Services may elect to present the plat for approval to
the Planning and Zoning commission, neither the city Manager nor the Director
of Development Services shall disapprove a plat, and upon refusal to approve
the amended plat shall refer the amended plat to the Planning and Zoning
commission.
SECTION 9: Replatting
A. General
1. replatting or resubdividing a plat, or a portion thereof, without vacation of
the immediate previous plat, is hereby authorized and shall be deemed valid
and controlling, when approved, after a public hearing by the Planning and
Zoning commission during which citizens and interested parties have an
opportunity to be heard. the replat shall comply, when applicable, with the
following general requirements:
a. it shall be signed and acknowledged by all the owners of the particular
property which is being replatted or resubdivided.
b. it shall not attempt to alter, amend, or remove any covenants, easements
or restrictions.
B. Procedure for approval of replats.
1. the submission of a preliminary plat and its approval by the city engineer
shall be a condition precedent to the acceptance of an application for a
replat.
2. A replat may not be submitted until the civil engineering plans are
sufficiently complete as determined by the city engineer.
3. All changes, alterations, and modifications required on the preliminary plat
shall be incorporated into the replat.
4. the replat may constitute only that portion of the approved preliminary plat
which the subdivider proposed to record and develop at that time, provided
that such portion conforms to all requirements of these conditions.
5. the replat shall be submitted to the Planning and Zoning commission
through the Director of Development Services on the dates specified
within the development services submission schedule. the replat shall
be transmitted electronically and shall include a formal request for
consideration by the Planning and Zoning commission.
6. A fee set by the approved fee schedule per replat as defined in Appendix A
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shall be collected by the Director of Development Services when a replat
is submitted to the city for staff approval. the replat will not be reviewed
or considered in any respect until such fee has been collected and the
deliverables required on the subdivision application checklist are provided.
7. the replat shall be accompanied by a letter from the electric, gas, and water
companies stating that all easements are satisfactory for the installation and
maintenance of their respective utilities. the letter shall be accompanied by
an electronic copy of the replat showing the proposed utility plans. No letter
shall be required from service providers where the city is the sole provider of
electric or water service.
C. Form and content of replat.
1. replats or resubdivisions shall show or be accompanied by the information
that is required for preliminary plats or final plats, whichever is applicable.
replats or resubmissions shall not be docketed for Planning and Zoning
commission consideration unless the requirements of this chapter are met.
D. Processing of a replat.
1. the city engineer shall check the replat for conformity with the requirements
of this chapter and transmit his or her recommendations to the Planning
and Zoning commission in writing.
2. Within thirty (30) days after the replat application is accepted, the Planning
and Zoning commission shall approve, conditionally approve, or disapprove
the replat.
3. if the replat is disapproved, the Planning and Zoning commission shall give
written notice to the subdivider by mail or e-mail stating the reasons for
disapproval.
E. Additional requirements. the following additional requirements for approval
shall apply, in any resubdivision or replatting of a subdivision, without vacating
the immediate previous plat, if any of the proposed area to be resubdivided
or replatted was, within the immediate preceding five (5) years, limited by
an interim or permanent zoning classification to residential use for not more
than two (2) residential units per lot, or if any lot in the immediate previous
subdivision was limited by deed restriction to residential use for not more than
two (2) residential units per lot:
1. Notice of Planning and Zoning commission hearing shall be given in advance,
in the following manner:
a. Publication at least fifteen (15) days in advance of hearing being published
in the official newspaper of the city of Sanger.
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b. Written notice of such public hearing forwarded, with a copy of this
subsection (e) attached, by the Planning and Zoning commission to
owners (as the ownerships appear on the last approved ad valorem tax
roll of such governing body) of all lots in the immediately preceding
subdivision plat not less than fifteen (15) days prior to the date of such
hearing. Such notice may be served by depositing the same, properly
addressed and postage paid, in the post office in closest proximity to
the city hall of the city of Sanger, provided, however, if such immediate
preceding subdivision plat shall contain more than one hundred (100)
lots, such notice shall be mailed only to those owners of lots which are
located within two hundred (200) feet of the lot or lots which are sought
to be replatted or resubdivided.
2. if the proposed replat requires a variance or is protested in accordance with
this subsection, the proposed replat must receive, in order to be approved,
the affirmative vote of at least three-fourths of the members present of the
Planning and Zoning commission.
for a legal protest, written instruments signed by the owners of at least 20%
of the area of the lots or land immediately adjoining the area covered by the
proposed replat and extending two hundred (200) feet from that area, but
within the original subdivision, must be filed with the Planning and Zoning
commission prior to the close of the public hearings.
3. Provided, however, compliance with subsections (1) or (2) of this subsection
(e) shall not be required for approval of a replat or resubdividision of a
portion of a prior plat, if all of the proposed area sought to be replatted or
resubdivided was designated or reserved for usage other than for single- or
multi-family residential usage, as indicated by notation on the last legally
recorded plat or in the legally recorded restriction applicable to such plat.
SECTION 10: General Plat Requirements
All requirements pertaining to lot size, yard size, dwelling size, lot coverage,
height, parking, loading and screening contained in the current zoning ordinance
of the city shall be adhered to for development under this article.
A. General.
1. conformity with comprehensive Plan. the subdivision shall conform to the
comprehensive plan of the city and the parts thereof.
B. Streets.
1. the arrangement, character, extent, width, grade and location of all proposed
streets shall conform to the general plan of the community, and their
relationship shall be considered to that of the existing and planned streets,
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to topographical conditions, to public convenience and safety, and in their
appropriate relation to the proposed uses of the land to be served by such
streets.
2. the reservation in private ownership of strips of land, at the end of offered
or existing streets intended solely or primarily for the purpose of controlling
access to property not included in the subdivision shall be prohibited.
3. Where such is not shown in the general plan for the community, the
arrangement of streets in a subdivision shall:
a. Provide for the continuation or appropriate projection of existing principal
streets in surrounding areas;
b. conform to a plan for the neighborhood approved or adopted by the
city to meet a situation where topographical or other conditions make
continuation of or conformance to an existing street impracticable; and
c. be planned so that they shall intersect, as nearly as possible, at right
angles.
4. residential streets shall be aligned so that their use by through traffic is
discouraged.
5. in phased developments, streets which are continuous through more than a
single phase shall be provided with temporary turnarounds (at the point of
temporary termination) until the street is fully constructed per the original
approved plan.
6. Developers shall be required to coordinate all planning and engineering work
with all adjacent property owners/developers.
7. Street jogs with centerline offsets of less than one hundred twenty-five (125)
feet (shall be avoided.
8. the street minimum right-of-way widths and centerline radius shall be
in accordance with the city’s thoroughfare plan and shall conform to the
following:
Code Type of Street
Minimum
Right-of-
Way Width
Minimum
Centerline
Radii Intersection
fW freeway 200 feet varies varies
P4U Principal arterial four
lane undivided 75 feet 150 feet 1,000 feet
P3U Principal arterial three
lane undivided 75 feet 85 feet 1,000 feet
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Code Type of Street
Minimum
Right-of-
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Minimum
Centerline
Radii Intersection
M4U Minor arterial four
lane undivided 80 feet 90 feet 1,000 feet
c2U collector two lane
undivided 60 feet 75 feet 500 feet
r2U residential/local two
lane undivided 50 feet 70 feet 250 feet
9. Streets shall be classified according to the following:
a. Arterial (Principal). Principal arterial streets can occur in three (P3U) or
four (P4U) lane streets that are intended to move high volumes of traffic
quickly between larger sub-areas of the city or etJ. these roadways
deal with greater vehicular traffic counts and can accommodate transit
services rather than pedestrian or bicycle facilities. they are typically
characterized by limited direct access at minimal and controlled points,
generally at intersections with other arterial streets or larger collector
roads. See Sanger comprehensive Plan.
b. Arterial (Minor). the main function of minor arterial streets (M4U) with
four (4) lanes provide movement within sub-areas of the city but with
lower traffic volumes as Principal Arterial. M4U streets provide more
direct access to commercial and high-density residential properties,
with moderate transit, bicycle and pedestrian facilities due to the more
localized usage patterns. See Sanger comprehensive Plan.
c. collector. 2-lane collector Streets (c2U) carry traffic from residential/
local streets to Principal and Minor Arterial streets. they may serve
local facilities such as schools and churches. Uses served would include
medium and high density residential, limited commercial facilities,
elementary schools, some small offices and as direct access within
industrial parks. collector streets also carry heavy traffic to major
commercial and industrial facilities from thoroughfare. Uses would
include office parks, industrial parks, and community level commercial
facilities. transit services are low while bicycle and pedestrian facilities are
more utilized, which can include street parking.
d. residential/local. carries traffic from residential and commercial areas
to collector streets and interconnects individual sites. local streets carry
light traffic volumes and trips are of a short duration.
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10. Street widths proposed for industrial subdivisions or commercial
developments shall not be less than that required for a collector.
11. Half streets shall be prohibited, except where there is no alternative for
reasonable development of the subdivision in conformance with the
other requirements of these regulations and where the city finds it will be
practicable to require the dedication of the other half when the adjoining
property is subdivided. Wherever a half street has already been provided
adjacent to an area to be subdivided, the other remaining portion of the
street shall be platted within such subdivision. Where part of a residential or
collector street is being dedicated along a common property line, the first
dedication shall be one-half (1/2) of the proposed street right-of-way plus five
(5) feet unless a construction easement on the adjoining parcel has been
obtained, and the developer shall construct the half street or place in escrow
cash for the estimated half-paving cost as determined by the city council.
12. cul-de-sacs in residential additions shall not be longer than six hundred
(600) feet from the nearest intersection, except under unusual conditions
with the approval of the city council, and there shall be provided at the
closed-end a turnaround having a minimum outside roadway diameter
of eighty-one (81) feet. in industrial areas, cul-de-sacs shall not exceed one
thousand (1,000) feet from the nearest intersecting street, and there shall
be provided at the closed-end a turnaround having a minimum outside
roadway diameter of one hundred (100) feet and a minimum street property
line diameter of one hundred (100) feet. Alternate turnaround designs in
residential tract developments which provide adequate turnaround area may
be considered or approved by the city.
13. All streets shall be paved, and paving shall conform to the requirements of
Sec. 11 improvements, of these regulations.
14. Street grades shall be established regarding topography, proposed land-
use and the facilities in the area surrounding the land to be subdivided.
Minimum grades shall be five-tenths percent (0.50%) on concrete streets
and five-tenths percent (0.50%) on all other types of street paving. cross
(transverse) slopes between pavement and the right-of-way shall not be less
than 100:1 or steeper than 3:1. Where necessary, additional right-of-way or
slope easement shall be provided to meet this requirement.
15. Street name markers shall be installed in accordance with the prescribed
type currently in use by the city or an approved equal, as approved by the
city Manager. Street markers and erections will be at the expense of the
subdivider.
16. the materials for all traffic-control and regulatory signs shall be furnished by
the subdivider and installed by the city for all intersections within or abutting
the subdivision. Such signs shall be in strict compliance with the regulations
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of the federal Highway Administration and according to the requirements of
the Manual on Uniform traffic-control Devices, latest edition. No signs will be
placed in undeveloped portions of the subdivision.
17. the subdivider shall comply with the guidelines and criteria for driveways,
including the design requirements, grades, spacing, and access standards as
provided by the city’s thoroughfare plan.
18. if a proposed development is projected to generate a lesser traffic volume
than would normally require roadways as specified in the city’s thoroughfare
plan, the developer may install a “minimum acceptable alternative” approved
by the city engineer and Director of Development Services. the full right-of-
way and pavement thickness are unchanged. Only the outside two (2) lanes
would be paved in this situation. the city engineer must approve the use of
this option.
C. Alleys.
1. Alleys are not required, except where the city has determined that one is
necessary for adequate service access, such as off-street loading, unloading
and parking consistent with and adequate for the uses proposed.
2. All alleys shall be paved with reinforced concrete, and the paving shall
conform to Sec. 11 improvements of these regulations.
3. All alleys must be privately maintained by the homeowners’ association or
other entity.
4. the minimum width of any alley shall be twenty (20) feet in industrial and
commercial areas and fifteen (15) feet in residential areas.
5. Alley intersections, sudden changes in alignment, and dead-end alleys shall
be avoided.
6. residential driveway and alley pavement cuts must be approved by the
city engineer onto loop and major thoroughfares. Alleys on frontage roads
shall be provided along side and rear lot lines which front on loop and major
thoroughfares for rear entrance.
D. Gated Community/Private Streets.
1. Private streets in gated communities shall conform to the same standards
regulating the design and construction of public streets. A gated community
will only be permitted in a planned development (PD) zoning district.
2. Any gate installation must conform to the following provisions:
a. All gate installations must be approved by the Director of Development
Services or his or her duly authorized representative or the fire
Department prior to installation. the installation must be completed and
tested prior to the city’s acceptance of the subdivision.
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b. gate design may incorporate one or two gate sections to meet the
required minimum gate width of twenty-four (24) feet. if the entrance will
incorporate a median, guard shack or similar structure that necessitates
a divided gate arrangement, the gate widths may be reduced if approved
by the city, but in no case shall any single gate or street pavement have a
clear opening of less than twenty (20) feet.
c. Approach and departure areas on both sides of a gated entrance must
provide adequate setbacks and proper alignment to allow free and
unimpeded passage of emergency vehicles through the entrance area.
All entry gates must be setback a minimum of one hundred (100) feet
from any adjacent public street right-of-way to allow for vehicle stacking
out of the public travel lanes. Any exception must be approved by the
Director of Development Services.
d. Automatic gate installations must conform to the design and performance
guidelines established by the city’s fire chief and Director of Public Works.
e. All components of the gate system must be maintained in an approved
operating condition, with all components serviced and maintained on a
regular basis as needed to ensure proper gate operation. A proper power
supply shall be maintained to all electrical and electronic components at
all times.
f. each security gate regulated under this section will be subject to a
performance test as determined by either the fire chief or public works or
a designated city official. Upon failure of a performance test, the security
gate system shall be disabled and maintained in the open position
until repaired and shall not be placed back in service until tested and
authorized by the city.
g. All streets, gates and other fire protection features, signage, and
equipment are subject to periodic inspection by the city and must be
repaired immediately if found to be in condition of disrepair. the city
shall have the right to enter the subdivision and disable, open, or remove
any gate, device, or other feature that impedes or controls vehicle access
at the sole expense of the homeowner’s association. emergency repairs
shall be assessed against the homeowner’s association.
h. the person or corporation in control of the property is responsible for, and
liable for any violations of this section. this includes, but is not limited
to, the developer, property owner, the homeowner’s association and its
officers, if applicable, or other who may own or exercise control over the
property.
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3. Property Associations required. Subdivisions developed with open spaces,
parks, private streets or alleys must have a mandatory property owners
association which includes all property served by private streets or alleys.
the association shall own and be responsible for the maintenance of
private streets, alleys, parks, open spaces, and other homeowner association
appurtenances. the association documents shall be reviewed by the city
Attorney and subject to approval by the city to ensure that they conform to
this and other applicable city ordinances and concerns. the documents shall
be filed of record prior to the approval of the final plat. lot deeds may not
be dissolved without the prior written consent of the city. No portion of the
association documents pertaining to the maintenance of the private streets
and alleys and assessments therefore may be amended without the written
consent of the city.
4. Private Street lot. Private streets and alleys must be constructed within
a separate lot owned by the property owners’ association. this lot must
conform to the city’s standards for public street and alley right-of-way. An
easement covering the street lot shall be granted to the city providing
unrestricted use of the property for utilities and storm drainage systems
and the maintenance of same. this right shall extend to all utility providers
including telecommunications Service Providers, operating within the city.
the easement shall also provide the city or its contractors with the right of
access for any purpose related to the exercise of a governmental service or
function, including but not limited to fire and police protection, inspection
and code enforcement, trash collection or utility maintenance. the easement
shall permit the city to remove any vehicle or obstacle within the street lot
that impairs emergency access.
5. construction and Maintenance cost. the city shall not pay for any portion of
the cost of construction or maintaining a private street. the homeowners’
association shall maintain an escrow account as approved by the city for all
road maintenance.
6. reserved.
7. city Utilities. Water, sewer and drainage facilities placed within the private
street and alley lot shall be installed to city standards and dedicated to
the city as part of the approval of the final plat. All city regulations relating
to infrastructure, financing, developer cost participation and capital cost
recovery shall apply to developments with private streets except for those
applying to internal street construction.
a. Street lights and signs shall be installed and maintained by the
homeowners’ association subject to approval by the city.
b. the property association documents shall give the city the right, after
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giving written notice, to perform maintenance upon streets and alleys
to protect health, safety and welfare of the residents and to place a
lien upon the lots within the association to recover the cost of such
maintenance.
8. Plans and inspections. Developments proposed with private streets must
submit to the Director of Development Services the same plans and
engineering information required to construct public streets and utilities.
requirements pertaining to inspection and approval of improvements prior
to issuance of building permits shall apply. inspection fees charged for these
services as defined in Appendix A of this code shall also apply. the city may
periodically inspect private streets and require repairs necessary to ensure
emergency access.
9. Waiver of Services. the subdivision final plat, property deeds and property
owners’ association documents shall note that certain city services shall
not be provided on private streets. Among the services which will not be
provided are: routine police patrols, street lighting, enforcement of traffic and
parking ordinances and preparation of accident reports. All private traffic
regulatory signs shall conform to the texas Manual of Uniform traffic-control
Devices. Depending on the characteristics of the proposed development
other services may not be provided.
10. Petition to convert to Public Streets. the property association documents
shall allow the association to request that the city accept private streets and
alleys and the associated property as public streets and right-of-way upon
written notice to all association members and the favorable vote of seventy-
five (75) percent of the association membership. However, in no event shall
the city be obligated to accept said streets and alleys as public. Should the
city elect to accept the streets and alleys as public, the city may inspect the
private streets and assess the lot owners for the expense of needed repairs
concurrent with the city’s acceptance of the street and alleys.
the city will be the sole judge of whether repairs are needed. the city may
also require, at the association’s expense, the removal of guard houses,
access control devices, landscaping or other aesthetic amenities located
within the street lot. the association document shall provide for the city’s
right to such assessment. those portions of the association documents
pertaining to the subject matter contained in this paragraph shall not be
amended without the written consent of the city.
11. Hold Harmless. On the subdivision final plat shall be language whereby
the property owners association, as owner of the private streets and
appurtenances, agrees to release, indemnify, defend and hold harmless the
city, any governmental entity and public utility for damages to the private
street occasioned by the reasonable use of the private street by the city,
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governmental entity or public utility, for damages and injury (including
death) arising from the condition of said private street; for damages and
injury (including death) arising out of the use by the city, governmental
entity or public utility of any restricted access gate or entrance; and
for damages and injury (including death) arising out of any use of the
subdivision by the city, governmental entity or public entity. further, such
language shall provide that all the owners of all lots shall release the city,
governmental entities and public utilities for such damages and injuries. the
indemnifications contained in this paragraph apply regardless of whether
such damages and injury (including death) are caused by the negligent
act or omission of the city, governmental entity or public utility, or their
representative officers, employees, or agents.
12. Sidewalks and bikeways.
a. Sidewalks. Sidewalks shall be constructed in accordance with city
standards for all lots adjoining dedicated streets, along major
thoroughfares where lots do not adjoin the street or in other areas
as required by the city. Sidewalk construction may be delayed until
development of lots, but in locations not adjacent to lots and across
bridges and culverts, the sidewalk shall be constructed with the other
improvements to the subdivision or addition. exceptions to this section
must be approved by the city.
b. Pedestrian Accesses. the city may require, in order to facilitate pedestrian
access from the streets to schools, parks, playgrounds, or other nearby
streets, perpetual unobstructed easements at least fifteen (15) feet in
width. easements will be indicated on the plat.
c. bikeways. Hike and bike sidewalks, designed and located according to
city standards, shall be constructed along streets designated for hike and
bike trails. Such sidewalks shall be built by the owner at the time of site
development.
13. Drainage and Storm Sewers.
a. general requirements. All plats shall conform to the city’s standards for
drainage facilities.
b. Design of facilities. Design of storm sewer systems shall be in accordance
with city standards. Materials and construction shall conform to the
standard specifications.
14. Secondary Access. All gated subdivisions shall provide a secondary access
point accessible by means approved by the city and the fire marshal for
emergency services unless specifically exempted by the city.
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15. federal requirements. the post office requires seven (7) day access for
mail delivery. if a security gate or fencing is used, a key keeper box with
retractable key reel that will accommodate a post office arrow lock and/
or the device (mechanical/electronic) needed to gain access into complex,
must be installed next to the door or gate that the carrier uses to enter the
complex. (Systems that use a keyboard to punch in codes, in most cases, will
accept a post office arrow lock in the control panel).
Note: carriers must not carry keys, written codes, electronic openers or
badges for entrance into buildings or complex.
E. Lots.
1. lot Size. the size or area of the lot shall be measured in square feet and shall
conform to the zoning requirements for the applied zoning district.
2. corner lots. corner lots with a width of less than seventy-five (75) feet
are to be at least five (5) feet wider than the average of interior lots in the
block. corner lots with a width of less than eighty-five (85) feet adjacent to
a thoroughfare are to be at least fifteen (15) feet wider than the average of
interior lots in the block.
3. lot Shape. lots should be rectangular where practicable. Sharp angles
between lot lines should be avoided. the ratio of depth to width should not
ordinarily exceed two and one-half to one (2-1/2:1).
4. lot facing.
a. each lot shall be provided with adequate access to an existing or
proposed street by frontage on such street. residential lots shall front on
residential class streets, as defined in Sec. 11 improvements;
b. Double frontage lots are prohibited except where the lot has rear
frontage on thoroughfares; and
c. Wherever feasible, each lot should face the front of a similar lot across the
street. in general, an arrangement placing facing lots at right angles to
each other should be avoided.
5. lot lines. radial to street frontage, and the following note may be used on
the plat in lieu of bearings: “All side lot lines are perpendicular or radial to
street frontage unless otherwise noted.”
6. 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.
7. lot grading. finished grade for the building site will be not less than six
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(6) inches above the top of the curb grade or alley pavement or two (2)
feet above the adjacent base flood elevation as defined by the federal
emergency Management Agency, whichever is greater. in any case, the
property line grades adjacent to the street should not be below the top of
curb grade.
8. exceptions: Plats involving cluster developments or zero-lot lines shall be
reviewed by the city on a case-by-case basis.
F. Easements.
1. Use. Where necessary to provide access for the purposes of maintenance,
construction or other service, easements shall be provided for poles,
wires, conduits, storm sewers, sanitary sewers, water lines, open drainage,
floodplains, gas lines or other utilities. Such easements may be required
across parts of lots, including rear and side lot lines, where alleys are not
provided.
2. Size. Where possible, easements shall be provided fully located upon one
(1) lot and shall be not less than fifteen (15) feet in width. Where such is not
feasible, easements shall be not less than seven and one-half (7-1/2) feet on
each side of the lot line.
a. Where overhead utility service on poles is allowed, an additional easement
of five (5) feet on each side shall be provided. the full width of easements
shall not be less than twenty-five (25) feet.
b. Where a subdivision is bounded by a watercourse, drainage way, channel
or stream, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially to the lines of such watercourse,
or of such width to provide for any future anticipated construction, plus a
minimum of ten (10) feet on each side.
3. Where required by the city, emergency Access easements shall have: (i) a
clear, unobstructed width of twenty-four (24) feet; (ii) an all-weather surface
constructed and maintained by the owner; (iii) a connection at each end to a
dedicated public street or have a turnaround of suitable size at the dead-end;
and (iv) appropriate turning space at inside corners to permit free movement
of fire trucks. An emergency access easement may be used as a driveway to
gain access to parking or loading spaces but shall not be used for parking.
the limits of the easement shall be marked by the city, and the marking shall
be maintained by the city.
G. Blocks.
1. the lengths, widths and shapes of blocks shall be determined with regard to
the following items:
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a. Provision of adequate building sites suitable to the special needs of the
type of use proposed;
b. Zoning requirements as to lot sizes and dimensions;
c. Needs for convenient access, circulation, control and safety of traffic; and
d. limitations of topography.
2. Where no existing subdivision controls, the blocks shall not exceed one
thousand (1,000) feet in length nor be less than five hundred (500) feet in
length, except in certain instances where topographical features warrant
special consideration. these limits shall be exceeded only upon specific
approval by the Director of Development Services. blocks longer than six
hundred (600) feet shall be avoided in business districts including city
and etJ regional commercial (rc), Neighborhood commercial (Nc), and
Downtown Urban retail and Urban Mixed Use zoning districts.
3. blocks are to be numbered or lettered consecutively within the overall plat
and/or section of an overall plat, as recorded.
H. HUD-Code Manufactured Home Subdivision.
1. location.
a. Mobile homes/manufactured home parks are prohibited within the city
limits.
b. HUD-code Manufactured Homes may only be located in the appropriate
zoning districts as permitted in exhibit 14A of this code.
2. Platting. HUD-code Manufactured Home Subdivisions are governed by the
same requirements for all other subdivisions. both preliminary and final
plats will be required, and both will be subject to the specifications of Sec. 5
Preliminary Plat and Sec. 6 final Plat of this article.
3. Streets. each HUD-code Manufactured Home Subdivision must abut a public
street and provide access there from. each lot/unit may only be accessed
from a private interior street. Minimum pavement widths of interior streets
shall be twenty (24) four to allow for emergency vehicle and trash removal
access and shall have a nine (9) foot parking lane on one side of the street,
and a marked fire lane. All streets must be maintained by the development
owner.
4. Screening. each HUD-code Manufactured Home Subdivision must include a
landscaping/screening plan to buffer the park from adjoining land uses. (this
plan must receive approval from the city engineer.) A landscaped strip of not
less than ten (10) feet in width shall be established and maintained within the
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development’s property along the exterior boundaries. fencing and other
materials must also be used as approved by the city.
5. Utilities. A master water meter and backflow prevention device shall be
installed at the connection to the public water main. the water and sewer
lines in each HUD-code Manufactured Home Subdivision must remain
private and will be maintained by the development owner. the development
owner is responsible for the entire water and sewer usage fees and individual
lots will not be billed by the city.
6. Prohibited Use. No HUD-code Manufactured Home for the purpose
of residential living shall be located outside an approved HUD-code
Manufactured Home Subdivision. HUD-code Manufactured Homes in
approved developments must be used for no other purpose than residential
and will be not allowed outside an approved HUD-code Manufactured Home
Subdivision. these regulations shall not apply to Manufactured Housing.
7. Additional requirements. All other sections of this document shall apply
as appropriate to HUD-code Manufactured Home Subdivisions. the city
council may also impose additional conditions, requirements or limitations
concerning the design, development and/or operation of said development
as it deems necessary for the protection and general welfare of adjacent
properties and the public interest.
8. filing fees. refer to Appendix A of this code for applicable filing fees and
charges.
I. Survey Monuments and Lot Markers.
1. Permanent Survey reference Monuments. Permanent type monuments
shall be placed at each corner and angle point of the boundary survey of
the subdivision, and on all property line points of curve and tangent. these
monuments shall be class “b” concrete, eight (8) inches in diameter, and
thirty-six (36) inches long. A three-fourths (3/4) inch diameter steel bar
eighteen (18) inches long shall be placed in the center of this monument to
denote the exact point being marked. these monuments shall be set so that
they are flush with the finished grade or below ground, if necessary, in order
to avoid being disturbed.
2. lot Markers. All lot corners shall be located and marked with one-half (1/2)
inch reinforcing bar, eighteen (18) inches long, or approved equal, and shall
be placed flush with the ground, or below ground, if necessary, in order to
avoid being disturbed.
3. common boundaries. if the adjacent, abutting or adjoining property outside
the subdivision does not belong to the subdivider of the subdivision being
considered, then the subdivider must acquire written agreement between
himself and the owner or owners of the adjacent, abutting, or adjoining
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property as to the common boundary line between said properties. in
the event the subdivider of the subdivision under consideration and the
owner or owners of the adjacent, abutting, or adjoining properties cannot
agree on a common boundary line, then the city shall act, at the expense
of the subdivider of the subdivision being considered to establish the legal
boundary, and at least three (3) permanent markers shall be placed, with the
consent of the city and the property owners involved, establishing an agreed
point which shall be tied to the original survey or ancient subdivision as
provided thereof.
4. Schedule for Placement. At the developer’s option, permanent monuments
and lot markers may be placed before or following construction of on-
site improvements. if installed prior to construction, the final plat of the
subdivision will be filed for record as set forth in Sec. 6 final Plat of these
regulations. if installed following construction of improvements, the plat will
be held for filing until, and the certificates of occupancy will be issued when,
the monuments and markers are set (see Sec. 11.M. Surveyor’s certificate).
SECTION 11: Improvements
the subdivider shall place these improvements in all new subdivisions, in
accordance with all applicable regulations, including Article 13.2800 Municipal
Setting Designation (MSD). the satisfactory installation of these improvements,
with due regard to any limitations or requirements imposed by existing or
potential MSDs, shall be a precedent to the final approval and acceptance of the
subdivision by the city.
A. Standard Specifications and Construction Details.
1. All improvements proposed for any subdivision to be developed under the
jurisdiction of these ordinances shall be furnished and installed by the
subdivider in accordance with the applicable divisions of the NctcOg
standard specifications for public works construction, as adopted by the city
and the other applicable specifications noted herein, or in the absence of
such specifications and details, to meet the approval of the city.
2. references are made herein to specific divisions, items and sections of the
NctcOg standard specifications, and it is not intended to preclude other
portions of the NctcOg standard specifications that may be appropriate and
applicable to the development of a subdivision. therefore, by reference to the
fact that the city has adopted the NctcOg standard specifications for public
works construction, the NctcOg standard specifications, latest edition as
amended, are to be considered a part of this ordinance.
3. All improvements, even in previously approved but still unimproved
subdivisions, or in re-subdivided tracts, shall conform to the city’s current
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regulations and specifications for street, drainage and utility construction.
4. Where reference is made within these regulations to the standard
specifications, it shall be understood that the word “owner” is to be
interpreted as the developer or subdivider and the words “engineer,”
“inspector,” and “owner’s representative” are to be interpreted as the
developer’s engineer. Where the standard specifications allow options not
specifically addressed by these regulations, the developer’s engineer shall
request guidance from the city engineer in writing.
B. Street Paving – Concrete.
1. concrete Strength requirements.
a. concrete curb and gutter. concrete curb and gutter shall be constructed
thirty (30) inches in width and in accordance with division 8, item
8.2, of the Standard Specifications. reinforced concrete pavements
and monolithic curb refer to division 5, item 5.8, of the Standard
Specifications.
2. Pavement thickness requirements. the following specifies minimum
standards required for the pavement and subgrade design for roadways and
alleys within the city. these minimum standards are not intended to replace
the professional judgment of the geotechnical engineer for any specific
project. the standards may need to be expanded or modified on a case-by-
case basis as determined necessary and appropriate by the geotechnical
engineer, and as approved by the city engineer.
All roadways and alleys shall have a geotechnical investigation and
pavement and subgrade design performed. results of the geotechnical
investigations, engineering analyses, and recommendations shall be
presented in a geotechnical report for roadways (the “report”). Where
recommendations within the report differ from these minimum standards,
the more stringent criteria shall apply. the report and any subsequent
reevaluations or supplemental reports shall be signed and sealed by a
licensed professional engineer in the State of texas trained and qualified to
provide geotechnical engineering analyses and pavement and subgrade
design recommendations.
a. residential/local Street, residential/estate Street and Alley construction.
i. the subdivider shall, at his own cost and expense, pay for constructing
all residential streets and alleys within his subdivision and one-half
(1/2) of all existing and/or proposed perimeter streets. Monies for the
construction of the one-half (1/2) street shall be placed in an escrow
account if the construction of the street is to be deferred to a later
date.
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ii. A six (6) inch thickness of three thousand six hundred (3,600) p.s.i.
reinforced concrete pavement on a compacted sub-base shall be
required. All steel reinforcing shall be deformed No. 3 bars on eighteen
(18) inch center both ways or No. 4 bars on twenty-four (24) inch
centers both ways.
iii. Where the plasticity index of the soil is twelve (12) or greater,
stabilization of the subgrade, eight (8) inches thick with six (6) percent
hydrated lime by weight, shall be required. compaction of the lime
stabilized sub-grade shall be according to the Standard Specifications,
division 4, item 4.6., section 4.6.4(d).
iv. Unless otherwise approved by the city engineer, the concrete shall be
placed using either forms or slipform paver. concrete strength shall be
increased to four thousand (4,000) p.s.i. for hand poured concrete.
v. Any proposed pavement section of lesser thickness or alternate
materials shall be fully documented by the design engineer to
substantiate the fact that such alternate will provide an equivalent
capacity for the pavement noted above and must be approved by the
city engineer.
b. collector, commercial, or industrial Street and Alley construction.
i. the subdivider shall, at his own cost and expense, pay for constructing
all streets and alleys within his subdivision and one-half (1/2) of
all existing and/or proposed perimeter streets. Monies for the
construction of the one-half (1/2) street shall be placed in an escrow
account if the construction of the street is to be deferred to a later
date.
ii. collector streets and alleys shall, at a minimum, be designed and
constructed with eight (8) inch thickness of four thousand (4,000)
p.s.i. reinforced concrete pavement on a compacted sub-base. All steel
reinforcing shall be deformed No. 4 bars on eighteen (18) inch centers
both ways.
iii. Where the plasticity index of the soil is twelve (12) or greater,
stabilization of the subbase with an eight (8) inch thickness of six (6)
percent hydrated lime by weight will be required. compaction of the
lime stabilized sub-grade shall be according to division 4, item 4.6.,
section 4.6.4(d), of the Standard Specifications.
iv. Unless otherwise approved by the city engineer, the concrete shall be
placed using either forms or slipform paver. concrete strength shall be
increased to four thousand five hundred (4,500) p.s.i. for hand poured
concrete.
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v. Any proposed pavement section of lesser thickness or alternate
materials shall be fully documented by the design engineer to
substantiate the fact that such alternate will provide an equivalent
capacity for the pavement noted above and must be approved by the
city engineer.
c. Major or Secondary thoroughfare construction.
i. On roadways, adjacent to the proposed subdivision, that are designated
to be major or secondary thoroughfares (except class A loop
Highway), the subdivider shall be required to construct, at his own
cost and expense, one-half (1/2) of the street section, up to a width of
twenty-four (24) feet, measured to face of curbs, with integral curbs on
each side.
ii. Where thoroughfares traverse a subdivision, the subdivider shall be
required, at his own cost and expense, to construct a twenty-four (24)
foot wide section on each side of the roadway.
iii. thoroughfares shall be designed and constructed with a nine (9) inch
thickness of four thousand (4,000) p.s.i. reinforced concrete pavement
on a compacted sub-base. All steel reinforcing shall be deformed No. 4
bars at eighteen (18) inch centers both ways.
iv. Where the plasticity index of the soil is twelve (12) or greater,
stabilization of the subgrade, ten (10) inches thick with six (6) percent
hydrated lime by weight, shall be required. compaction of the lime
stabilized sub-grade shall be according to division 4, item 4.6., section
4.6.4(d), of the Standard Specifications.
v. Unless otherwise approved by city, the concrete shall be placed using
either forms or slipform paver. concrete strength shall be increased to
four thousand five hundred (4,500) p.s.i. for hand poured concrete.
vi. Any proposed pavement section of lesser thickness or alternate
materials shall be fully documented by the design engineer to
substantiate the fact that such alternate will provide an equivalent
capacity for the pavement noted above and must be approved by the
city engineer.
3. Paving Width requirements.
a. residential/local Streets, residential/estate Streets, collector Streets, and
Alleys.
i. residential/local two-lane undivided street paving shall be a minimum
of thirty-one (31) feet in width, measured between the faces of curbs.
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ii. collector street paving shall be a minimum of forty (40) feet in width,
measured between the faces of the curbs.
b. thoroughfares. the following minimum pavement widths are set by this
ordinance for the construction of thoroughfares as follows:
Thoroughfare
Classification
Minimum Right-
of-Way Width
Minimum Pavement Width
Between Faces of Curbs
class A (loop)180 feet two 12’ traffic lanes on each side
of the roadway centerline
class b
(Major)120 feet three 12’ traffic lanes divided by a
16’ median
class c
(Major)100 feet three 11’ traffic lanes divided by a
15’ median
class D
(Secondary)80 feet
four 11’ traffic lanes or two 12’
traffic lanes and two 10’ parking
lanes
Note: the minimum width of a median adjacent to a left turn shall
be five (5) feet.
c. Street returns.
i. the minimum radii for all street returns shall be twenty (20) feet on
collector and minor streets and thirty (30) feet on thoroughfares.
ii. returns for driveways on minor streets shall be ten (10) feet. Driveway
returns onto commercial and industrial property shall be a minimum
of fifteen (15) feet and a maximum of twenty-five (25) feet except in
special cases.
4. Miscellaneous.
a. reinforcing Steel. Steel furnished for street and alley paving shall
meet division 2, item 2.2., sections 2.2.6. and 2.2.7, of the Standard
Specifications.
b. Sawed Dummy Joints. refer to division 5, item 5.8., section 5.8.2, of the
Standard Specifications.
c. expansion Joints. refer to division 5, item 5.8., section 5.8.2, of the
Standard Specifications.
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d. longitudinal Pavement Slopes. the maximum longitudinal slopes are as
follows:
Type of Street Maximum Slope
class A - Major thoroughfare 6%
class b - Major thoroughfare 6%
class c - Major thoroughfare 6%
class D - Secondary thoroughfare 8%
class e - collector 8%
class f - collector 8%
class g - Minor (residential)10%
Maximum grades for an alley shall be eight (8) percent within thirty (30)
feet of its intersection with a street and fourteen (14) percent elsewhere.
Maximum longitudinal slopes within one hundred (100) feet of intersections
shall not exceed two (2) percent.
e. transverse Pavement Slopes. the transverse pavement slope for all non-
divided streets may consist of either a straight cross slope or a parabolic
curve from the pavement centerline to the gutter. the crown at the
pavement centerline shall be four (4) inches above the gutter grade on
residential streets and six (6) inches on collector streets and secondary
thoroughfares. for divided streets, the transverse slope shall be as
required by the city engineer.
f. lime Stabilization. refer to NctcOg Standard Specifications, division 4,
item 4.6.
C. Sidewalks. refer to division 8, item 8.3, of the NctcOg Standard Specifications.
1. concrete sidewalks shall be constructed on both sides of streets and
thoroughfares, except in industrial areas and along residential/estate streets,
by the subdivider. the sidewalks shall have a width of not less than five (5)
feet and thickness of not less than four (4) inches and shall be constructed
of three thousand (3,000) p.s.i. concrete on both sides of all streets within
the subdivision and of a width not less than eight (8) feet on all major
thoroughfares. Sidewalks shall be constructed one (1) foot from the property
line within the street or thoroughfare right-of-way and shall extend along the
street frontage including the side of corner lots and block ends. Alternate
sidewalk designs may be considered and shall be approved on a case-by-
case basis by the city engineer.
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2. construction of sidewalks adjacent to curb in residential areas will be
considered where driveway entrances are constructed from the rear of lots
on each side of the street for the full length of the block or where mountable
curbs are installed. in these instances, the sidewalks shall be six (6) feet wide.
3. Sidewalks in commercial areas shall be a minimum width of six (6) feet or
extend from the back of the curb to the building line as required by the city.
4. Sidewalks in industrial areas and planned developments will be as required
by the city.
5. All concrete for sidewalks shall be placed on a two (2) inch sand cushion.
6. cross slope of sidewalks shall be that of the curb adjacent to the sidewalk.
the cross slope of the sidewalk shall be one-fourth (1/4) inch per foot starting
at the back of the curb. the maximum ground slope from the back of the
curb to the property line shall not exceed six (6) percent. if it does exceed six
(6) percent, a retaining wall, that is acceptable to the city, shall be provided
on the property line or the private property graded to a 4:1 maximum slope.
D. Drainage and Storm Sewer Improvements.
1. general. Drainage facilities shall be provided and constructed by the
developer in accordance with all city standards and the following basic
requirements. if development utilizes residential/estate street section and is
located within the etJ of the city of Sanger at the time improvements are
constructed, the developer’s engineer shall follow the current Denton county
Subdivision rules and regulations as outlined in section viii - chapter iv
titled “drainage-design.”
Where it is necessary, in order to properly serve the subdivision, that existing
city utilities be extended or that drainage facilities be constructed outside
the subdivision, such extensions or facilities are herein referred to as “off-site
improvements,” and the subdivider shall install these off-site improvements
at their own expense.
2. runoff calculations.
a. the selection of which method to use for calculating runoff depends upon
the size of the contributing drainage area at the most downstream point
of the project. the “rational method” is acceptable for designing projects
in which the drainage area is less than two hundred (200) acres. A unit
hydrograph method is required for projects with larger drainage areas.
b. No matter which method is used to calculate runoff, a developer or
builder of property greater than one (1) acre in size, or any property that
was platted as a part of an overall tract which was greater than one (1)
acre in size (including churches and schools), shall either demonstrate
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through engineering analysis that the proposed improvements to the
property will not increase stormwater leaving the site or otherwise
adversely affect surrounding properties, or develop the property so that
the rate of runoff created by the development as it leaves the property
does not exceed the rate of runoff, velocity of runoff, depth of runoff, or
general flow characteristics as calculated in the existing condition.
c. runoff computations shall be based upon fully developed watershed
conditions in accordance with the land use projections in the latest
master plan.
i. Off-Site flows for Developed Upstream Watershed. the design engineer
may take the effects of upstream detention into account if the
hydrologic and hydraulic information for the existing upstream ponds
are shown on the construction plans and the information can be
verified by record drawings or a record survey. An emergency overflow
path between the existing detention ponds and the proposed site
shall be identified and clearly indicated on the construction plans. the
design engineer shall confirm the hydrologic and hydraulic effects of
upstream facilities in accordance with subsection D.
ii. Off-Site flows for Undeveloped Upstream Watershed. if an
undeveloped upstream property exists, the design engineer shall
assume fully developed conditions without detention.
d. Procedure for drainage areas less than two hundred (200) acres:
i. computation of stormwater runoff for drainage areas less than two
hundred (200) acres shall be by the “rational method,” which is
based on the principle that the maximum rate of runoff from a given
drainage area for an assumed rainfall intensity occurs when all parts
of the area are contributing to the flow at the point of discharge. the
formula for calculation of runoff by the “rational method” is:
Q = cf * c * i * A
Q = Maximum rate of Discharge (cfs)
cf = frequency factor to adjust for storms more intense than 10-year
(per NctcOg iSWM technical Manual)
c = coefficient of runoff (dimensionless)
i = rainfall intensity (in/hr.) (use Appendix 11A - iDf curve)
A = Drainage Area (ac)
the typical runoff coefficients below are for smaller, more frequent
events (10-year and less). less frequent, but higher intensity storms
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require adjustment to account for the diminished impact of initial
abstraction and infiltration (Wright-Mclaughlin engineers, 1969,
NctcOg iSWM technical Manual). the frequency factor (cf) should
be applied to adjust the runoff higher based on the storm frequency.
in no case should the adjusted runoff coefficient (c * cf) exceed 1.0.
Zoning District Coefficient of Runoff
Agricultural 0.30
ranch Density 0.55
Medium Density 0.60
town residential 0.65
Multi-family residential 0.80
Manufactured Home residential 0.55
lake 1.00
regional commercial 0.85
Neighborhood commercial 0.85
light industrial 0.80
Urban Single family residential 0.60
Urban Multi-family residential 0.80
Urban Mixed Use 0.80
Urban retail 0.85
Public facilities 0.70
FREQUENCY FACTOR FOR RATIONAL FORMULA
Recurrence Interval (years)Cf
10 or less 1.0
25 1.1
50 1.2
100 1.25
ii. time of concentration. Soil conservation Services (ScS) methodology
shall be used to determine the time of concentration (tc). this method
separates the flow through the drainage area into sheet flow, shallow
concentrated flow, and open channel flow. the tc is the sum of travel
times for sheet flow, shallow flow, and open channel flow. the time of
concentration flow path and sheet flow path shall be made available
to the city upon request.
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(a) Sheet flow. the maximum allowable length for sheet flow is three
hundred (300) feet for undeveloped drainage areas and one hundred
(100) feet for developed areas. When selecting n for sheet flow,
consider cover to a height of about 0.1’. this is the only part of the
plant cover that will obstruct sheet flow. the tt in minutes for sheet
flow is determined using the following equation:
tt =0.007(nl)0.8
(P2)0.5S0.4
tt = travel time (hr)
n = Manning’s roughness coefficient (see table below)
l = flow length (ft)
P2 = 2-year, 24-Hour rainfall
S = Slope of Hydraulic grade line (land slope, ft/ft)
Surface Description n
Smooth Surfaces (concrete, Asphalt, gravel, or bare Soil)0.011
fallow (no residue)0.05
cultivated Soils
residue cover <20%0.06
residue cover >20%0.17
grass
Short Prairie grass 0.15
Dense grasses 0.47
range (Natural)0.13
Woods
light Underbrush 0.40
Dense Underbrush 0.80
(b) Shallow concentrated flow. Shallow concentrated flow begins
where sheet flow ends. A projected slope should be established
along the flow line for the shallow concentrated flow length. the tt in
minutes for shallow concentrated flow is determined by the following
equation:
tt =l
3600v
tt = travel time (hr)
l = flow length (ft)
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v = velocity (fps)
Unpaved = 16.1345 * (S)0.5
Paved = 20.3282 * (S)0.5
(c) Open channel flow. Open channel flow is where the runoff is
located within a defined channel or, in some cases, closed storm
systems. the tt for open channel flow is determined using the
following equation:
tt =l
3600v
v =1.49 1.49r(2/3)s(1/2)
n
tt = travel time (hr)
v = Average velocity (ft/s)
r = Hydraulic radius (A/P) (ft.)
A = cross Sectional Area (ft2)
P = Wetted Perimeter (ft.)
s = Slope of the Hydraulic grade line (channel Slope, ft/ft)
n = Manning’s roughness coefficient
the engineer shall compare the calculated time of concentration to
the inlet time listed in the coefficient of runoff table in subsection
2.d.i. above. if the engineer desires to use a calculated time of
concentration (tc) value which differs from the value in the table
in subsection 2.d.i above, the engineer shall provide information to
justify the time of concentration (tc) calculations.
e. Procedure for drainage areas greater than two hundred (200) acres:
i. for drainage areas in excess of two hundred (200) acres where the use
of the “rational method” does not provide reliable results, the use of a
unit hydrograph method shall be made. the use of a unit hydrograph
calculation will be based upon standard and accepted engineering
principles subject to the approval of the city engineer. Acceptable
methods include the Soil conservation Services (ScS) technical release
number 55 or the United States corps of engineers Hec-HMS models
for drainage areas two hundred (200) acres or more.
(a) Modeling requirements
i. 24-hour storm duration using an ScS type ii distribution
ii. rainfall values from NOAA Atlas-14
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iii. the ScS curve Number (cN) method shall be used to calculate loss
rate and value shall be taken from technical release number 55.
iv. tc values shall be calculated as shown in Section 11.D.2.d.ii
v. Muskingum cunge method shall be used for routing through
drainage systems. Modified Puls shall be used when detailed
hydraulic modeling is available or at the discretion of the city.
ii. the unit hydrograph method shall be based upon fully developed
watershed conditions assuming no effects from the small on-site
detention facilities for maintaining the rate of runoff as if the property
was developed according to the future land use plan, which is
included in the city’s most recent comprehensive Plan. the detention
effects of large regional detention facilities can be considered in unit
hydrograph methods.
iii. circumstances that may require the use of a unit hydrograph method
include sizing open channels, reclaiming floodplains, creating lakes, or
building other types of drainage-related facilities on major drainage
courses. Design engineers of these types of facilities should be aware
that the requirement of designing for fully developed watershed
conditions will mean that they will have to calculate these fully
developed flows instead of using the flows calculated in the federal
emergency Management Agency’s (feMA) flood insurance studies for
the city or Denton county.
3. Design Storm frequencies. the approved drainage system shall provide for
positive overflow at all low points. the term “positive overflow” means that
when the inlets do not function properly or when the design capacity of
the conduit is exceeded, the excess flow can be conveyed overland along a
grassed or paved course. Normally, this would mean along a street or alley,
or shall require the dedications of special drainage easements on private
property
Storm Drainage
Facility
Design
Recurrence/
Frequency Freeboard
Freeboard Reference
Point
enclosed Pipe Systems
(Non-Sump Areas)10-year 1 foot from gutter elevation
roadside Ditches 10-year None from lowest Point of
containment
enclosed Pipe Systems
(Drainage Sump
Areas)
100-year None from gutter elevation
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Storm Drainage
Facility
Design
Recurrence/
Frequency Freeboard
Freeboard Reference
Point
city Street
rights-of-Way 100-year None from top of curb
channels and creek
improvements 100-year 1 foot
from top of channel
or creek and/or
based on Direction
from the floodplain
Administrator
culverts 100-year 1 foot from top of curb
bridges 100-year 2 foot from low chord of
bridge
Pedestrian bridges 10-year Non from low chord of
bridge
Detention/retention
basins 100-year 1 foot from lowest Point of
containment
Structures Adjacent to
floodplains 100-year 2 foot from finished floor
elevation
4. Street and Alley capacity.
a. for residential streets, the depth of flow, based upon the 100-year storm,
shall not exceed the top of curb. for other street classifications, at least
one dry lane in each direction must remain operational during a 100-year
storm.
b. the flows created by the 100-year storm shall be contained within the
capacity of all paved alleys.
c. the first-floor elevations of all residential and other structures shall be
set at a minimum elevation of one foot above the top of the street curb
elevation or the alley invert, and with positive drainage provided away
from the structure. Positive overflow sections shall provide a minimum
of 1 foot of freeboard from the overflow invert adjacent to structures
and the corresponding first floor elevation of all residential and other
structures.
5. inlet Placement and capacity.
a. Storm sewer inlets shall be designed and installed along paved streets to
ensure safe and efficient drainage during extreme weather events. for
residential streets, the depth of flow, based upon the 100-year storm, shall
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not exceed the top of curb. for other street classifications, at least one dry
lane in each direction must remain operational during a 100-year storm.
inlet placement and spacing shall be determined to achieve the design
criteria above. if the city engineer deems gutter flow excessive based
on the design criteria above, adjustments to storm sewer design or inlet
locations may be made to address adverse conditions.
b. inlets shall be placed upstream from an intersection whenever possible.
At any intersection, only one street shall be crossed with surface
drainage and this street shall be the lower classified street. When an
alley intersects a street, inlets shall be placed in the alley whenever flow
down that alley would cause the capacity of the intersecting street to be
exceeded. the maximum allowable flow across any street resulting from
a 5-year storm event shall not exceed five (5) cubic feet per second (cfs).
c. the minimum inlet size shall be five (5) feet for an on-grade inlet or ten
(10) feet for a sag. No more than twenty (20) feet of inlet shall be placed
along one gutter at any given location. Minimum sizes of laterals shall
be eighteen (18) inches for use with 5-foot inlets, 21-inch laterals with
10-foot, 15-foot, and drop inlets and 24-inch laterals for 20-foot inlets.
Where laterals tie into trunk lines, place the laterals on a 60-degree angle
with the trunk line and connect them so that the longitudinal centers
intersect.
6. Pipe Design Standards.
a. Storm sewer conduit shall be sized to flow full. Manning’s equation shall
be used to estimate conduit size and calculate friction losses along the
pipe.
b. Detailed design parameters and calculations shall be developed in
accordance with the North central council of governments (NctcOg)
integrated Stormwater Management (iSWMtM) technical Manual –
Hydraulics Section for closed conduit Systems.
c. Minimum and maximum velocities in pipes:
i. the minimum velocities in conduit shall be two and one half (2.5) feet
per second.
ii. Maximum velocity in the pipe shall not exceed twelve (12) feet per
second.
iii. the maximum discharge velocities in the pipe shall also not exceed
the permitted velocity of the receiving channel or conduit at the
outfall to prevent erosive conditions. the maximum outfall velocity
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of a conduit in partial flow shall be computed for partial depth and
shall not exceed the maximum permissible velocity of the receiving
channel unless controlled by an appropriate energy dissipater (e.g.
stilling basins, impact basins, riprap protection).
d. in general, stormwater shall be carried in concrete pipe conduit, but
other types of conduit can be used to carry stormwater. However, prior
permission to use other conduit materials must be obtained from the
city engineer.
e. Hydraulic gradient:
i. conduits must be sized, and slopes must be set such that runoff flows
smoothly down the drainage system. to ensure this smooth passage,
the hydraulic gradient must be at the proper elevations. the hydraulic
grade line shall be established and shown on the plans for all storm
sewer design.
ii. the hydraulic grade line shall in no case be closer to the surface of the
ground or street than one (1) foot.
iii. Hydraulic gradient calculations shall account for all head losses
that may occur in the storm sewer line. friction head loss shall be
determined by direct application of Manning’s equation. Minor losses
due to turbulence at structures shall be determined using Appendix
11b of this section.
iv. the hydraulic grade begins at the outfall of the system.
v. the starting hydraulic grade line at an outfall into a creek or channel
shall be the 100-year fully developed water surface unless an approved
flood hydrograph is available to provide a coincident flow elevation
for the system’s peak. if an approved flood hydrograph is available to
provide a coincident flow elevation for the system’s peak, coincident
peak flows can be considered using the discharge frequencies in the
below table.
FREQUENCIES FOR COINCIDENTAL OCCURRENCES
Area Ratio 100-Year Design
Main Stream Tributary
10000:1 2 100
100 2
1000:1 10 100
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FREQUENCIES FOR COINCIDENTAL OCCURRENCES
Area Ratio 100-Year Design
Main Stream Tributary
100 10
100:1 50 100
100 50
1:1 100 100
100 100
7. culvert Design.
a. One (1) foot of freeboard is required between the 100-year fully developed
water surface elevation and the top of curb elevation. exceptions must be
approved in writing by the city engineer.
b. culverts must be designed using standard methods and engineering
judgment. culverts shall be designed in accordance with the latest
edition of the texas Department of transportation (txDOt) Hydraulic
Design Manual. Where txDOt design standards conflict with those
provided by the city’s standards, the more stringent design criteria shall
apply.
c. culvert hydraulic grade line calculations shall consider both inlet and
outlet control.
d. culverts shall be skewed such that impacts due to the flood and normal
flow angles of attack on the structure are minimized.
e. the maximum velocity at a culvert outfall shall be six (6) feet per second
without energy dissipation.
f. Stream stability shall be assessed when determining the number of
barrels, height and width and culvert skew. Potential for scour shall be
accounted for in the design.
g. culvert calculations shall be provided to the city for review. for creeks
that have been modeled in the Hec-2 or Hec-rAS program, culverts and
bridges can be sized using the Hec-2 or Hec-rAS model. calculations
may include, but are not limited to, headwall, tailwater, and flowline
elevations, lowest adjacent grade and structure elevations, inlet and
outlet control calculations and velocity calculations.
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8. bridges.
a. two (2) feet of freeboard is required between the 100-year fully developed
water surface elevation and the low chord of the bridge. exceptions to
this requirement must be approved by the city engineer in writing.
b. the skew of the bridge piers and abutments shall be oriented as close
to the normal or flood direction of flow resulting in an angle of attack as
close to 0 degrees as possible.
c. bridges shall be designed using standard methods.
d. Stream stability shall be assessed when designing the abutments and
interior bents of the bridge. Scour shall be accounted for in the design.
i. A scour analysis performed in accordance with txDOt guidelines
and procedures shall be submitted with bridge design plans.
Scour revetment shall be provided and shall be designed using
methodology outlined in Hec-18 evaluation Scour at bridges and Hec-
23 bridge Scour and Stream instability countermeasures: experience,
Selection, and guidance. Alternative methodologies for scour analysis
and revetment may be approved at the discretion of the city engineer.
e. bridge calculations shall be provided to the city for review. for creeks
that have been modeled in the Hec-2 or Hec-rAS program, bridges
can be sized using the Hec-2 or Hec-rAS model. calculations may
include, but are not limited to, headwall, tailwater, and flowline elevations,
lowest adjacent grade and structure elevations, inlet and outlet control
calculations and velocity calculations.
9. channels.
a. Natural channels and their floodplains should be protected to minimize
environmental, maintenance, and flooding issues per the floodplain
Ordinance. All natural channels with a drainage area over 100 acres
should be preserved, to the extent possible, and surrounded by an
erosion control Zone (see below) and/or floodplain Zone. if excessive
erosion conditions exist, then stabilization measures should be employed
as approved by the city engineer.
b. for smaller drainage areas, open channels are discouraged in urban areas.
Open channels may be used instead of an enclosed system when the
pipe size, necessary to carry the design storm event, exceeds the capacity
of two (2) 60-inch rcP. Open channels shall not be permitted when
two (2) 60-inch rcP pipes will carry the design flow, unless approved by
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the city engineer. Any channel modification must meet the applicable
requirements of all local, State, and federal regulatory Agencies.
c. Open channel design criteria:
i. channels may be left in their natural state provided that the channel
velocities are 6.0 feet per second or less and that one (1) foot of
freeboard is available during the design storm event.
ii. if the natural channel is to be replaced by an improved channel, the
flow from the 100-year design flood must be contained within the
improved channel while allowing for one (1) foot of freeboard.
iii. improved channels shall be trapezoidal shaped with a minimum
bottom width of four (4) feet and include a lined section if the design
velocity is greater than six (6) feet per second. lining types such
as concrete, rock walls and gabions may be used upon approval of
the city engineer. the maximum velocity allowed in concrete lined
channels is fifteen (15) feet per second.
iv. Unless shown to be feasible in a soils report sealed by a licensed
professional engineer in the State of texas and approved by the city
engineer, improved channels shall have minimum side slopes of:
(a) four (4) feet horizontal to one (1) foot vertical for earthen, grassed-
lined side slopes.
(b) 1.5 feet horizontal to one (1) foot vertical for concrete-lined side
slopes in rock.
v. Where practicable, all unpaved channels should have enough grade to
avoid ponding during backwater flow conditions. A minimum slope of
0.50% is required for earthen channels and swales, except those used
as part of a wetlands area.
vi. the developer or owner shall use low maintenance vegetation for
vegetative cover, as approved by the city engineer prior to planting.
the selection of materials shall comply with the current ground cover
listing for North central texas furnished through the texas Agricultural
extension Service.
vii. Any work that disturbs a natural stream or channel shall have a
memorandum prepared by an environmental professional to satisfy
jurisdictional determination as required by the US Army corps of
engineers (USAce). Any further mitigation or permitting as required
by the results of the memorandum shall be required prior to
acceptance of the project.
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d. Manning’s equation can be used to design channels and determine water
surface elevations and velocities when backwater effects are negligible.
Where backwater effects occur, channels and roadside ditches must be
designed using models accepted by feMA.
e. the erosion clear Zone (ecZ) are needed to mitigate the risks of erosion
in both natural, improved, and man-made channels by preventing
construction close to the channel. the ecZ may be wider than the
floodplain and shall be fully contained within a drainage easement and
one of the following shall apply.
i. When a line is projected from the toe of the slope of the bank of the
natural creek on a four horizontal to one vertical slope to the natural
ground surface.
(a) if the resulting intersecting line is greater than 50 feet horizontally
from the toe of the natural bank, the ecZ shall be located at the
inter-section point. this is illustrated in the figure below, Deep Depth
creeks.
(b) if the resulting intersecting line is at least 40 feet, but less than
50 feet horizontally from the toe of the natural bank, additional
footage shall be added to the requirements, so that a total of 50 feet
measured horizontally from the toe of the bank is in the setback. this
is illustrated in the figure below, Medium Depth creeks.
(c) if the resulting intersecting line is less than 40 feet horizontally from
the toe of the natural bank, additional 10 feet shall be added to the
requirements. this is illustrated in the figure below, Shallow Depth
creeks.
ii. in lieu of an ecZ, a plan to stabilize and protect the banks of the
creek with design calculations shall be approved by the engineering
Department prior to construction.
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f. All channel sections must consider and account for channel stabilization
in their design, ensuring subcritical flow throughout the channel reach,
except at designated drop structures or energy dissipators specifically
designed to handle supercritical flow conditions. this requirement
pertains to all sections whether they are left in their natural condition
or are modified in any manner. the design of all drainage channels and
swales shall ensure adequate capacity and minimum maintenance to
overcome the result of erosion, silting, sloughing of bends or similar
occurrences.
g. When performing hydraulic analyses for channel or drainageway design,
the starting water surface shall be based on the following criteria:
i. When the ratio of the drainage area of the receiving creek (at
the confluence location) to the drainage area of the channel or
drainageway being designed is fifteen (15) or greater, the 10-year
water surface of the receiving creek shall be used as the starting water
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surface for hydraulic design calculations. for creeks where the 10-year
water surface is not available, the slope-area method will be used for
starting design calculations.
ii. When the ratio of the drainage area is less than fifteen (15), the 100-year
elevation on the receiving creek shall be used as the starting water
surface for design calculations.
Ration of Receiving Creek Drainage
Area to Channel/Drainageway
Drainage Area
Starting Water Surface
for Hydraulic Design
Calculations
15 or greater 10-year water surface of
receiving creek
less than 15 100-year elevation of
receiving creek
Unavailable 10-year water surface for
receiving creek Slope-area method
10. the following zone of influence analysis should be performed to determine
the need for detention. A structural control providing detention has a “zone
of influence” downstream where its effectiveness is large enough to be
noticed and quantifiable. beyond this zone of influence the stormwater
effects of a structural control become relatively small and insignificant
compared to the runoff from the total drainage area at that point. A general
rule of thumb is that the zone of influence can be considered to be the point
where the drainage area controlled by the detention facility comprises 10%
of the total drainage area. this is known as the 10% rule. As an example,
if a structural control drains 10 acres, the zone of influence ends at the
point where the total drainage area is 100 acres or greater. for additional
information, refer to NctcOg iSWM technical Manual – Hydrology Section.
New development in Sanger shall do the following:
a. Provide on-site detention facilities to limit the peak discharge of the
development to pre-project levels for both the 2-year and 100-year storm
events at the point(s) of discharge, or;
b. Study downstream facilities throughout the zone of influence to
determine if the receiving drainage facilities and/or natural channels have
the capacity to convey the fully developed 100-year storm event with
appropriate freeboard, and the fully developed 100-year storm event is
conveyed within public right of way or existing drainage and/or floodplain
easements.
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c. if the study determines that the necessary capacity with appropriate
freeboard does not exist, the developer must construct the
improvements to provide the necessary capacity or provide on-site
detention facilities.
d. if the study determines that the drainage and/or floodplain easements do
not exist, the developer must obtain the necessary easements, or provide
on-site detention facilities.
e. typical steps in a downstream assessment include:
i. Determine the outfall location(s) of the site and the pre-development
and post-development site conditions.
ii. Using a topographic map determine a preliminary lower limit of the
zone of influence (at the next junction beyond the 10% point).
iii. Using a hydrologic model determine the pre-development peak flows
at each junction beginning at the development outfall(s) and ending
at the next junction beyond the 10% point. Undeveloped off-site areas
are modeled as “fully developed” for both the pre-development and
post-development analyses. evaluate the discharge of the 2-year and
100-year fully developed storms.
iv. change the land use on the site to post-development conditions and
rerun the model.
v. compare the pre-development and post-development peak
discharges at the downstream end of the model. if the post-developed
flows are higher than the pre-developed flows, extend the model
downstream. repeat steps (c) and (d) until the post-development
flows are less than the pre-developed flows.
vi. Downstream assessments are unnecessary if a development is less
than 5% of the overall watershed at the outfall of the development.
f. A downstream assessment may be required if the city has reason to
believe that on-site detention may increase the fully developed 100-year
peak flow due to coincidental peaks. if the assessment demonstrates
coincidental peaks, on-site detention facilities will not be an acceptable
option. Downstream improvements may be required if downstream
capacity and easements are inadequate to convey the increased site flow.
this will be determined by the Director of engineering on a case-by-case
basis.
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11. Detention Design. Detention/retention facilities shall be designed for the 2-
and 100-year design flood according to the following criteria:
a. Dedicated detention/retention basins shall also include an additional
one (1) foot of freeboard and one (1) foot of sediment storage (added to
the depth of the pond). the volume of runoff storage for drainage areas
greater than fifty (50) acres shall be computed using unit hydrograph
procedures. Acceptable unit hydrograph procedures are provided in Sec.
11 improvements of this article.
for drainage areas less than or equal to fifty (50) acres, the above
methods are recommended; however, the modified rational method can
be employed as detailed in the NctcOg iSWM technical Manual.
b. criteria established by the State of texas for dam safety (tAc title 30,
Part 1, chapter 299) and impoundment of state waters (texas Water
code chapter 11) shall apply, where required by the State and where,
in the engineer’s judgment, the potential hazard requires these more
stringent criteria. lakes and dams will be designed with the top of the
dam established by the routed design flood as defined by current texas
commission on environmental Quality (tceQ) standards and regulations
and shall assume fully developed watershed conditions based on the
best available land use projections.
c. A detention facility shall have enough gradient to ensure positive
drainage to the outlet structures to avoid nuisance conditions such as
standing water, odors, insects, and weeds. A minimum slope of 0.50%
towards the outlet structure is required for all detention facilities.
d. Detention areas in parking lots shall not be:
i. in required parking spaces but in extra spaces.
ii. behind speed bumps unless the speed bumps are made with
reinforced concrete.
iii. Deeper than six (6) inches unless otherwise approved by the city
engineer and warning signs shall be posted.
e. Drainage easements and Maintenance Agreement.
i. requirement. A perpetual, non-exclusive drainage easement and
maintenance agreement shall be granted for all detention/retention
facilities, regardless of size or ownership configuration.
ii. easement Scope. the easement shall grant the necessary right of
access, ingress, egress, and passage for the purpose of inspecting,
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maintaining, repairing, and upgrading the detention/retention facility.
this includes, but is not limited to, activities such as vegetation
management, sediment removal, outlet structure maintenance, and
emergency repairs.
iii. Maintenance Agreement. the maintenance agreement shall clearly
define the responsibilities of all parties involved in the ongoing
upkeep of the detention/retention facilities. this shall include
provisions for routine maintenance tasks in accordance with
subsection h.
f. Detention facilities shall be designed to empty in less than 24 hours,
unless it is also serving as an erosion control facility.
g. the following criteria shall apply for pond and spillway geometry:
i. Detention basin embankments shall have a 10-foot crown width. for
access to the pond bottom, provide a maintenance ramp of at least
10 feet wide with a maximum slope of 15%. twelve (12) feet in width is
required next to vertical walls.
ii. fencing may be required around the detention area at the discretion
of the city engineer.
iii. grassed side slopes shall be 4:1 or flatter and less than 20 feet in
height. Slopes protected with concrete riprap shall be no steeper than
2:1. A detailed geotechnical investigation and slope stability analysis is
required for grass and concrete slope pavement slopes greater than
12 feet in height. A concrete-lined or structural embankment can be
steeper with the approval of the city engineer.
iv. A non-erodible emergency spillway shall be provided above the 100-
year maximum storage elevation with sufficient capacity to convey
the fully developed flood mitigation storm assuming blockage of
the closed conduit portion outlet works with 6 inches of freeboard.
Spillway requirements must also meet all appropriate state and
federal criteria. Design calculations will be added for all spillways.
v. Where the outflow structure conveys flow through the embankment
in a conduit, the conduit shall be reinforced concrete and designed
to support the external load. the conduit is to withstand the internal
hydraulic pressure without leakage under the full external load and
must convey water at the design velocity without damage to the
interior surface of the conduit. Antiseep collars or other acceptable
piping protection shall be provided for all conduits that discharge
through the embankment.
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vi. if the outflow structure discharges flows into a natural stream or
unlined channels, discharge shall be at a non-erosive rate.
vii. Dry detention basins are sized to temporarily store the volume of
runoff required to provide flood protection up to design storm, if
required. As such, pilot channels should follow the edges of the basin
to the extent practical. the bottom of the basin shall have a minimum
grade of 1%, although swales may have minimum grades of 0.5%.
concrete flumes shall be provided for slopes less than 0.5% and may
have slopes as shallow as 0.2%. they shall be at least 6 feet wide.
h. Detention facilities used as a sediment control device shall meet the
following requirements:
i. the sediment control facility shall be designed with minimal velocities
such that sediment is dropped and not picked up by flows at any time
during the storm event;
ii. the basin shall be designed with adequate sediment storage area
so that sediment removal is not required more than twice a year.
expected removal periods greater than twice a year must be specified
in the maintenance plan and approved by the city engineer; and,
iii. Sediment control facilities cannot be used to meet detention
requirements unless the volume of sediment is included in the
calculations for the detention basin design.
i. the owner shall maintain detention/retention facilities unless the facilities
are dedicated to the city. the following measures are required to ensure
the facility functions properly:
i. facilities should be mowed at least twice a year to control weeds and
discourage woody growth;
ii. Debris, litter and accumulated sediment should be removed from
detention facilities at least twice a year. Particular attention should
be given to removal of debris, litter and sediment around outlet
structures; and,
iii. Detention basins designed for sediment removal shall be maintained
as specified in the maintenance plan and approved by the city with
construction plan submittal.
12. flumes. the widespread use of flumes is not recommended. flumes shall
not be permitted when the purpose of a permanent flume is to carry runoff
down the sides of earthen channels. A flume may be used to direct overflow
runoff along property lines until the runoff can be intercepted by streets or
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conduits. flumes crossing sidewalks shall be covered or bridged such as to
minimize residential danger to pedestrians.
13. grading and Drainage.
a. Surface runoff from residential lots shall cross no more than one
additional lot before being directed toward the street or a dedicated
drainage system. When the flow reaches the second lot, side lot swales
shall be in place to direct the flows to the street or to a dedicated city
drainage system within an easement in the rear yard. furthermore, no
more than one lot may drain to a second lot before the flow is directed to
a street or to a dedicated city drainage system. Where lot to lot drainage
occurs, the lot lines shall be aligned, and a dedicated private drainage
easement shall be provided.
b. three general categories of residential lot grading and drainage plans are
anticipated within the city of Sanger as shown in figure No. 1. Specific
deviations from these three plans will be considered on an individual
basis by the city engineer.
c. When adjacent to the floodplain, the finished floor elevation (ffe) of
commercial buildings shall be two (2) feet above the 100-year fully
developed based flood elevation (bfe) of the ultimate floodplain. the ffe
elevation of residential buildings shall be two (2) feet above the 100-year
fully developed based flood elevation (bfe).
14. floodplain Management.
a. floodplain Development Permit (fDP) shall be required for all proposed
development in an area of special flood hazard (floodplain). Please see
the fDP application for procedures.
b. if study involves a feMA flood zone, 2 flood study reports should be
submitted, 1 for fully developed watershed conditions for the city and 1
post-construction feMA lOMr for existing watershed conditions for city
and feMA including feMA review fees.
c. Where construction occurs within a feMA defined floodplain with
established floodway, a clOMr and lOMr must be obtained from feMA
unless a variance for clOMr is obtained from the city.
d. flood studies shall include the following storm events: 2-, 5-, 10-, 25-, and
100-year.
e. construction within a feMA or city defined floodplain shall not increase
the 100-year existing or fully developed water surface elevation.
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f. if the stream has a floodplain defined without base flood elevations,
then base flood elevations shall be developed by the engineer using
existing watershed conditions and post project conditions for the feMA
submittal.
g. construction within a feMA defined floodplain fringe with an established
floodway shall not increase base flood elevations by more than approved
in the feMA hydraulic floodway model and most current fiS.
h. floodway elevations shall be based on an equal degree of encroachment
and equal reduction in conveyance on both sides of the stream.
i. encroachments or increased flows shall not increase flood damages.
j. No adverse impacts to adjacent property owners shall result from
development within the 100-year existing or fully developed floodplain.
k. construction shall not introduce erosive velocities (6 ft/s) for any of the
analyzed storm events.
l. construction shall result in no loss of valley storage for clear creek, Duck
creek, and ranger branch, and a 15% maximum loss of valley storage for
any other tributary for any reach, except at bridge and culvert crossings
where it can be proven that there are no detrimental effects downstream.
city floodplain Development Permit Application must be submitted
including any accompanying materials such as tables, model output, etc.
Appendix 11A. Intensity - Duration - Frequency Curve
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APPENDIX 11B. MINOR HEAD LOSSES
Entrance Losses
1. equation
Hl = Ke (v2)2
2g
Where
Hl = Head loss (feet)
v2 = velocity in Downstream Pipe (ft/s)
Ke = Head loss coefficient
g = gravity constant (32.2 ft/s2)
2. entrance loss coefficient
Type of Structure and Design of Entrance Ke
Concrete Pipe
Projecting from fill:
Socket end (groove end)0.2
Square cut end 0.5
Headwall or Headwall and Wingwalls
Socket end of Pipe (groove end)0.2
Square edge 0.5
rounded (radius = 1/12D)0.2
Mitered to conform to fill slope 0.7
end section conforming to fill slope 0.5
beveled edges, 33º to 45º bevels 0.2
Side- or slope-tapered inlet 0.2
Pipe or Pipe Arch Corrugated Metal
Projecting from fill (no headwall)0.9
Headwater or headwall and wingwalls square-edged 0.5
Mitered to conform to fill slope, paved or unpaved slope 0.7
end section conforming to fill slope 0.5
beveled edges, 33º to 45º bevels 0.2
Side- or slope-tapered inlet 0.2
Box, Reinforced Concrete
Headwall parallel to embankment (no wingwalls):
Square-edged on 3 edges 0.5
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APPENDIX 11B. MINOR HEAD LOSSES
Entrance Losses
rounded on 3 edges to radius of 1/12 barrel dimension or
beveled on 3 sides 0.2
Wingwalls at 30º to 45º to barrel
Square-edge rounded to radius of 1/12 barrel dimension
or beveled on 3 sides 0.2
Wingwalls at 10º to 25º to barrel
Square-edged at crown 0.5
Wingwall parallel (extensions of sides):
Square-edged at crown 0.7
Side or slope-tapered inlet 0.2
E. Water Systems. Water systems shall be of enough size to furnish adequate
domestic water, to furnish fire protection to all lots and shall conform to
the city’s comprehensive plan and meet the requirements, in all respects,
of the texas Department of Health. the city engineer shall make the final
determination of the adequacy of water mains proposed
1. Materials.
a. Water Mains.
i. All water mains twelve (12) inches in diameter and smaller may be
AWWA c900 polyvinyl chloride (Pvc) pipe or an approved equal. Water
mains larger than twelve (12) inches in diameter may be constructed
with either pre-tensioned or pre-stressed concrete steel cylinder pipe,
AWWA c900 polyvinyl chloride (Pvc) pipe or an approved equal.
ii. the subdivider shall comply with all applicable NctcOg Standard
Specifications, division 2, item 2.12., sections 2.12.5., 2.12.8., and 2.12.20.
b. gate valves. gate valves shall be furnished in accordance with the
NctcOg Standard Specifications, division 2, item 2.13., section 2.13.1.
c. fire Hydrants.
i. fire hydrants shall be furnished in accordance with the NctcOg
Standard Specifications, division 2, item 2.14.
ii. the subdivider shall furnish drawings with complete detailed
dimensions of the fire hydrant proposed for the subdivision.
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2. installation and testing.
a. Water Mains, fittings, gate valves and fire Hydrants.
i. the subdivider shall comply with all applicable NctcOg Standard
Specifications in division 6, for installing materials that comply with
the standards of the city.
ii. Prior to approval of plans and specifications for ductile iron pipe,
the subdivider shall perform a soil survey to establish the corrosive
characteristics of the soil at, and along, the alignment of the proposed
water mains. if the corrosive characteristics of the soil are found to
be excessive or indicate a potential for a corrosive condition, then an
approved polyethylene encasement or wrapping shall be installed
to protect the pipe in accordance with the NctcOg Standard
Specifications, division 2, item 2.9., section 2.9.5.
iii. tap installations on Pvc pipe will be made by attaching a bronze
service clamp equipped with a sealed threaded port on the periphery
of the main; then drilling through the pipe wall to complete each
service port. taps may be made either on an uncharged system or into
a main under pressure.
b. location.
i. All water mains shall be constructed within street rights-of-way or
easements dedicated to the city.
ii. easements shall be provided for water mains which parallel any state
numbered highway.
iii. Water mains shall be installed in or extended along all frontage
streets of the proposed subdivision and shall be connected to all
existing water mains where convenient. Provision of water mains
in conjunction with cul-de-sac streets shall be at the discretion of
the city engineer. to ensure reliability of service, dead-end mains of
adequate capacity shall not exceed three thousand (3,000) feet in
length. Adequate capacity shall be determined by the standards for
fire flow as adopted by the city and/or required by the State of texas
whichever is more stringent.
iv. in single-family zoning districts commonly referred to as “residential
sections,” the minimum size of water main shall be eight (8) inches in
diameter. Where intervals between “cross-connecting” mains must
exceed one thousand two hundred (1,200) feet, or where dead-ends
must exist, eight (8) inch diameter or larger mains shall be installed.
v. eight (8) inch diameter and larger mains shall be installed in zoning
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districts commonly referred to as “commercial”, “industrial,” or
“multifamily” with minimum size eight (8) inch diameter intersecting
mains every six hundred (600) feet as required by the city. Where
dead-ends must exist, eight (8) inch diameter or larger mains shall
be installed. the minimum limits set forth in the above shall not be
exceeded except upon the specific approval by the city engineer,
city building official and the fire chief, but in no event shall these
requirements be less than the minimum required by the city and/or
the State of texas whichever is more stringent.
vi. All valves buried in the ground shall be provided with cast-iron valve
boxes of proper dimensions to fit over the valve bonnets and to
extend to such elevation at or slightly above the finished street grade
or ground line, as approved by the city. tops shall be complete with
covers marked “water” and shall be adjustable. valve boxes shall be set
vertical and concentric with the valve stem.
Any valve box which has so moved from its original position as to
prevent the application of the valve key shall be satisfactorily reset by
the developer at his own expense. A reinforced concrete pad of the
dimensions, 3’-0” x 3’-0” x 6”, shall be poured around all valve boxes
that are outside the pavement section, unless otherwise directed by
the city.
vii. fire hydrants shall be placed to conform to the requirements as
adopted by the city. each hydrant shall be set upon a slab of stone
or concrete not less than four (4) inches thick and not less than one
(1) square foot of surface area. Where solid rock exists in the bottom
of the trench and same is excavated to the proper depth to form
a foundation for the hydrant, the slab of stone or concrete above
specified may be omitted.
the hydrant shall be set perpendicular, and to the proper depth, and
shall be carefully and substantially blocked against firm trench walls
using class 2,000 concrete.
viii. fire hydrants shall be installed and operable prior to the erection of
any building in which any combustible material is used as determined
by the fire chief.
F. Sanitary Sewers. Sanitary sewer facilities shall be furnished and installed to
adequately service the subdivision and shall conform to the city’s sanitary sewer
plan and meet the requirements, in all respects, of the texas commission on
environmental Quality or its successors. the adequacy of the sewerage facilities
provided by the subdivider shall be determined by the city.
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1. Materials.
a. Sewer Mains and Appurtenances.
i. Sanitary sewer mains shall be constructed using polyvinyl chloride
(Pvc) pipe.
the subdivider shall comply with the applicable Standard
Specifications of division 2, which are related to the materials for the
sewer mains accepted by the city.
connections shall be made with a fabricated fitting specifically
designed for the purpose. field-glued connections are not allowed.
When Pvc pipes pass through a manhole wall, a water-tight
connection shall be achieved using approved watertight sleeves
or boots with materials compatible with both Pvc and concrete
and designed to resist long-term exposure to wastewater and
environmental conditions, or using an alternative connection method
that meets or exceeds current safety and performance standards as
approved by the city engineer.
ii. the minimum diameter of sewer mains shall be eight inches (8”). Six (6)
inch diameter sewer mains may be acceptable only for short distances
(not to exceed four hundred (400) feet) and only in locations where
the main will not be extended, as approved by the city engineer.
iii. Manholes shall be constructed in accordance with the applicable
NctcOg Standard Specifications, division 6, item 6.7., section 6.7.2.(i).
the manholes shall be placed at points of change in alignment, grade,
size of sewer, the intersection of sewers; at the right-of-way lines of
major and secondary thoroughfares, whether existing or proposed,
and the end of all sanitary sewer mains subject to extension.
Maximum manhole spacing for sewers with straight alignment and
uniform grades should be determined to assure continuous operation
based on available gleaning equipment. the maximum manhole
spacing shall be five hundred (500) feet in all cases.
iv. Standard cleanouts shall be constructed at the ends of all sanitary
sewers not subject to extension and shall be in accordance with the
applicable Standard Specifications, division 6, item 6.7., section 6.7.2(j).
b. lift Stations and force Main.
i. All lift stations shall be designed and constructed with two (2) or more
sewage pumps, and the stations shall be capable of pumping the
design maximum flow with the largest pump out of service. Detailed
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layout, projected flows, design data, plans and specifications of the lift
station and pumps shall be submitted to the city engineer prior to the
purchase and installation of the pumps.
All force mains shall be polyvinyl chloride (Pvc) or an approved equal,
furnished in accordance with the applicable NctcOg Standard
Specifications, division 2.
for the initial flows or at design for average flows, a cleansing velocity
of at least two (2) feet per second shall be maintained, with the
velocity not to exceed five (5) feet per second at the peak pumping
rate. Where high points are necessary in the design of the force main,
automatic air relief valves shall be placed at high points in the force
main to prevent air locking.
ii. the design of the lift station and force main shall comply, in all
respects, with the “design criteria for sewerage systems” of the texas
commission on environmental Quality (tceQ) or its successors.
c. location. Wherever possible, sewers shall be in the alleys or easements
and shall be a minimum of five (5) feet to six and one-half (6-1/2) feet
deep to the invert. easements shall be provided for sewer mains which
parallel any state-numbered highway.
d. installation and testing.
i. All sewers shall be laid in straight alignment where possible with a
uniform grade between the manholes. in those cases where horizontal
curvature must be utilized to serve a particular area, the minimum
radius of curvature shall be one hundred (100) feet.
grades and appurtenances of sanitary sewers shall conform to the
requirements of the texas commission on environmental Quality
(tceQ) or its successors and the following are the minimum and
maximum slopes which should be provided for a velocity greater than
two (2) feet per second and less than ten (10) feet per second when
flowing full.
Sanitary Sewer Pipe
Diameter (inches)
Minimum
Slope (%)
Maximum
Slope (%)
6 0.50 12.35
8 0.335 8.40
10 0.25 6.23
12 0.20 4.88
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Sanitary Sewer Pipe
Diameter (inches)
Minimum
Slope (%)
Maximum
Slope (%)
15 0.15 3.62
18 0.115 2.83
21 0.095 2.30
24 0.08 1.93
27 0.07 1.65
30 0.06 1.26
33 0.055 1.26
36 0.045 1.12
39 0.04 1.01
> 39 **
* for pipes larger than 39 inches in diameter, the slope is
determined by Manning’s formula to maintain a velocity
greater than two (2) feet per second and less than ten (1) feet
per second when flowing full.
ii. the excavation, embedment and backfill requirements for the
sewer pipe shall all be in accordance with the applicable Standard
Specifications, division 6, item 6.2. On non-ferrous pipe, class b+
embedment shall be used per Standard Specifications, division 6, item
6.2.9.(c)(6).
iii. Performance tests of the sewer mains, manholes and appurtenances
shall be performed and documented by the subdivider in accordance
with the procedures and requirements of the Standard Specifications,
division 6, item 6.7.
visual inspection by photographic means (either video or film) shall
be required on all sewer mains under the proposed street pavement
and shall be performed after completion and acceptance of the street
subgrade but prior to the final paving.
Prior to any testing being performed, the subdivider shall submit
for approval to the city engineer a full description of the method for
testing and the procedures that are to be employed.
G. Utility Services.
1. All services for utilities shall be installed for each lot in such a manner to
eliminate the necessity for disturbing the street and the alley pavement,
curb, gutter, sidewalks and drainage structures when connections are made.
Water meters shall not be located within the approach or driveway of any
property.
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2. the subdivider shall provide separate service lines for water and sanitary
sewerage to each lot or point of metering. the developer shall install separate
service lines for each potential business.
3. Water service lines shall be in accordance with Standard Specifications,
division 6.7., and shall be provided with a corporation stop at the main and
a curb stop located at least two (2) feet outside of curb at a depth of not less
than one and one-half (1-1/2) feet. All service lines shall be on an individual
basis. No bullhead connections allowed.
A meter box, meter yoke and miscellaneous fittings shall be furnished and
installed by the subdivider and shall conform to the standard materials
currently used by the city.
4. Sanitary sewer service lines shall have a minimum diameter of four (4) inches
in residential districts and six (6) inches in commercial and industrial districts,
shall meet the same requirements for sanitary sewers described above, shall
be constructed from the main to the building using wyes and necessary
bends, and shall have a minimum cover at the property line of four (4) feet,
where possible.
5. the subdivider shall place a suitable marker at the point where said service
lines are stubbed out so that these lines can be easily located for connection
by the city. Suitable markers shall be “W” for water and “S” for sewer stamped
in top of curb, or edge of the pavement if no curb is constructed. letters shall
have a minimum height of two (2) inches and a minimum width of two (2)
inches.
6. the subdivider shall make arrangements with all other appropriate utility
companies for the extension of their respective utility lines and service,
including telephone and cable services, to and within the addition and for
any costs or refunds of such costs.
7. the use of underground electrical services and transmission lines is required
for all subdivisions.
H. Street Lighting.
1. Street lighting shall conform to the latest edition of the illuminating
engineering Society lighting Handbook. Aggregate poles with approved
fixtures shall be used and lighting levels, as recommended, shall be provided
for very light traffic in residential areas, medium traffic on collector streets,
and heavy traffic on thoroughfares. in no instance shall the spacing between
streetlights exceed four hundred (400) feet.
2. the street lighting plan shall be approved by the city engineer. the street
lighting plan shall include all information required on plats for each plan
sheet.
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3. initial cost of installation of street lighting shall be borne by the subdivider.
Street lighting shall not be installed in undeveloped areas, unless monitored
and maintained by the developer, until homes/businesses have been
occupied within one hundred (100) feet of the light.
I. Construction Contracts. the subdivider shall contract for construction of the
street, drainage, water and sewer improvements in accordance with the plans
and specifications approved by the city.
J. Record Drawings (As-Built Plans). the subdivider shall furnish the city engineer
one (1) set of reproducible as-built drawings and one electronic copy compatible
with the city of Sanger’s cAD system prepared and certified correct by the
subdivider’s engineer within thirty (30) days after completion of construction.
these as-built drawings shall be twenty-two (22) inch by thirty-four (34) inch
sheets and shall show complete details of the installation improvements and
appurtenances as required by the city, including, but not limited to:
1. Plans, profiles and cross sections of all streets and alleys;
2. Plans, profiles and cross sections of all drainage projects;
3. locations of water and sewer mains with respect to property lines;
4. Size, manufacturer and location with respect to property corners of all water
valves and fire hydrants;
5. Profiles of sanitary sewers with manhole locations referenced to property
corners;
6. Detailed diagrams of any special installations such as inlets, junction boxes,
headwalls, bores, roadway crossing, siphons and channel crossings;
7. the size, materials and locations with respect to property corners of all water
and sewer service lines installed;
8. locations and quantities of rock excavation and pavement cut;
9. locations of other utilities encountered;
10. Oversize designations (if any) for water and sewer mains; and
11. ground elevation of each lot at the front and rear building lines to be shown
on the grading plan.
K. Inspection. the subdivider shall provide inspection service through his/her
engineer to ensure that construction is being accomplished in accordance with
the plans and specifications approved by the city engineer. the subdivider
shall notify the city engineer forty-eight (48) hours prior to commencement
of construction. this notice shall give the location and date of the start of
construction. if the city engineer determines it necessary, he/she shall have
the right to inspect any construction work being performed to ensure that it is
proceeding in accordance with the intent of the provisions of this article.
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L. Testing. the city will determine which lab is to be used for testing service,
testing services will be arranged and paid for by the owner/developer. it shall
be the responsibility of the developer’s engineer to coordinate the scheduling
of all required tests with the testing laboratory. testing shall be conducted
in accordance with the procedures set forth in part iii of the Standard
Specifications for like work at the frequency specified therein or as directed by
the city engineer.
M. Surveyor’s Certificate. the subdivider shall furnish a certificate, prepared and
certified correct by the subdivider’s surveyor, stating that the positions of all
monuments and lot markers have been confirmed, or corrected, if necessary,
following completion of on-site public improvements to conform to the location
of same on the final plat of the development.
N. Contract Completion Certificate. the subdivider shall furnish the city a
“contract completion certificate” prepared and certified correct by the
subdivider’s engineer showing an itemized final statement of all costs, including
engineering, related to the construction as required by the city, within ten (10)
days after completion of construction, and indicating that all improvements
have been completed in accordance with the approved plans and specifications.
O. Acceptance. the city’s acceptance of such work shall be by the city’s approval
and endorsement of the contract completion certificate. Such acceptance by
the city will not be given until satisfactory record drawings have been received
by the city.
P. Affidavits. the subdivider and the contractor shall furnish the city a subdivider’s
payment affidavit stating that all payments due the contractor have been
paid and a contractor’s payment affidavit stating that any and all amounts
due for labor, materials, supplies, services or claims in conjunction with said
construction have been paid in full. these affidavits shall be furnished within
thirty (30) days following acceptance of work by the city.
Q. Compliance by Subdivider. the city shall not be obligated to permit connection
of any water or sewer extension to existing system facilities or provide service
therefrom or to reimburse any oversize main cost prior to the full compliance by
the subdivider with all the requirements of this article.
SECTION 12: Final Fees and Charges
the schedule of fees and charges shall be paid to the city when any plat is
tendered for approval. each of the fees and charges shall be paid in advance.
A. the administrative officials shall calculate the basic fees and charges for plat
review in accordance with the fee schedule found in Appendix A of this code.
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SECTION 13: Maintenance Bond or Escrow Account
the subdivider shall furnish a good and sufficient maintenance bond in the
amount of ten (10) percent of the contract price, or in such amount as approved
by the city, with a reputable and solvent corporate surety, in favor of the city, to
indemnify the city against any repairs which may become necessary to any part
of the construction work performed in connection with the subdivision, arising
from defective workmanship or materials used therein, for a full period of two (2)
years from the date of final acceptance of the entire project. final acceptance will
be withheld until said maintenance bond is furnished to the city.
A. the subdivider may, in lieu of providing a maintenance bond, deposit in an
interest-bearing escrow account with a reputable financing institution, an
amount equal to ten (10) percent of the contract price or in such amount as
approved by the city.
B. this escrowed amount shall be on deposit, in favor of the city, to indemnify
the city against any repairs which may become necessary to any part of the
construction work performed in connection with the subdivision, arising from
defective workmanship or materials used therein, for a full period of two (2) years
from the date of final acceptance of the entire project. final acceptance will be
withheld until said escrow account has been established to the satisfaction of
the city.
C. On such date when the maintenance period expires, the city shall release
the escrow account, plus all accrued interest, to the subdivider, less any
maintenance or repair costs incurred by the city due to defective workmanship
or materials.
SECTION 14: Extension to Extraterritorial Jurisdiction of
City
A. the subdivision regulations of the city, as it now exists or may hereafter be
amended, is hereby extended to all of the area lying within the etJ of the city,
and the rules and regulations within said subdivision regulations governing
plats and subdivision of land shall be applicable to such area within said etJ
from and after the date of final passage of this ordinance.
B. Subdivisions or platting of any tract of land within the etJ of the city shall be
regulated by these subdivision regulations.
C. Private streets are permitted within the etJ only when each of the following
conditions is met:
1. At the time a plat is to be filed for recordation, Denton county has refused to
accept the dedication of the associated streets as public streets;
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2. the Planning and Zoning commission finds that the property being platted
cannot at present be annexed into the city limits, permitting the streets to
be dedicated as public streets;
3. the city engineer finds that the proposed private streets have been or shall
be constructed to the city’s standards for a public street;
4. the Planning and Zoning commission finds that the proposed private streets
shall be maintained by a properly-created property owners association and
shall provide adequate easements for public utilities, stormwater drainage,
and the exercise of a governmental service or function, including but not
limited to fire and police protection, inspection and code enforcement, trash
collection, postal delivery, and utility maintenance; and
5. the Planning and Zoning commission finds that the creation of the
proposed private streets does not interfere with the orderly development
of the area and ability to provide for adequate transportation, utilities, and
public services to properties within the plat and the adjacent areas.
SECTION 15: Other Requirements
A. Exceptions. these rules and regulations are the standard requirements of the
city. A variance or waiver of any of these rules and regulations may be granted
by the city council, upon a showing that there are special circumstances or
conditions affecting the property in question and that enforcement of the
provisions of this ordinance will deprive the applicant of a substantial property
right, and that such variance or waiver, if granted, will not be materially
detrimental to the public welfare or injurious to other property rights in the
vicinity.
B. Penalty. Any person, firm or corporation who shall violate any of the provisions
of this article or who shall fail to comply with any provision hereof in the
city of Sanger shall be guilty of a class c misdemeanor and be subject to
a fine of not more than two-hundred dollars ($200.00). each day that such
violation continues shall constitute a separate offense and shall be punishable,
accordingly.
C. City Required to Advertise for Bids. if any subdivision improvements are eligible
for refunds or potential refunds to the subdivider for off-site paving or oversize,
border or approach water or sewer mains, the city is required by law to take
competitive bids for the work involved. competitive bids will be taken by the
city, and the contract award will be made by the city council in accordance with
procedures established by state laws and the ordinances of the city.
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ORD 06-13-25 - Page 1 of 1
[def:$signername|printname|req|signer1] [def:$signersig|sig|req|signer1] [def:$notarysig|sig|req|notary] [def:$date|date|req|notary] [def:$state|state|req|notary] [def:$county|county|req|notary] [def:$disclosure|disclosure|req|notary] [def:$seal|seal|req|notary]Denton Record-Chronicle
2413 Fort Worth Dr
(940) 387-7755
I, Ankit Sachdeva, of lawful age, being duly sworn upon oath depose and
say that I am an agent of Column Software, PBC, duly appointed and
authorized agent of the Publisher of Denton Record-Chronicle, a
publication that is a "legal newspaper" as that phrase is defined for the city
of Denton, for the County of Denton, in the state of Texas, that this affidavit
is Page 1 of 1 with the full text of the sworn-to notice set forth on the pages
that follow, and that the attachment hereto contains the correct copy of
what was published in said legal newspaper in consecutive issues on the
following dates:
PUBLICATION DATES:
Jun. 21, 2025
Jun. 24, 2025
Notice ID: f3OcihK72hnpZuWR47gJ
Notice Name: ORD 06-13-25
PUBLICATION FEE: $108.40
I declare under penalty of perjury that the foregoing is true and correct.
[$signersig ]
______________________________ [$seal]
Agent
VERIFICATION
State of Florida
County of Orange
Signed or attested before me on this: [$date]
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______________________________
Notary Public
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AFFIDAVIT OF PUBLICATION
Notarized remotely online using communication technology via Proof.
06/25/2025