87-14-Ordinance-Adopting Subdivision Regulations-09/21/1987CITY OF SANGER
SUBDIVISION ORDINANCE
SEPTEMBER 21, 1987
CITY OF SANGER, TEXAS
SUBDIVISION ORDINANCE
Prepared with assistance
from:
Governmental Service Agency, Inc.
P.O. Box 280451
Dallas, Texas 75228
214/681-8136
CkSECRETARY
�IGINAL COPY
CITY SECRETARY
CITY OF SANGER, TEXAS IGINAL COPY
SUBDIVISION REGULATIONS
TABLE OF CONTENTS
SECTION 1: GENERAL ............. ................... 2
SECTION 2: DEFINITIONS 2
SECTION 3: PURPOSES, AUTHORITY AND JURISDICTION ...... 7
SECTION4: PROCEDURE ................................. 8
4.02 - Application Procedure 8
4.03 - Preliminary Plat 11
4.04 — Final Plat ...............a 0 0 0 0 0 a 0 0 0 0 a a 0 0 0 0 a 14
4.05 - Procedure for Short Form Subidivision ......... 20
4.06 - Construction of Improvements 21
4.07 - Rep 1ats....................................... 22
SECTION 5: GENERAL PLAT REQUIREMENTS ................. 23
5.01 - Streets ....................................... 23
5.02 - Alleys ........................................ 26
5.03 - Lots .......................................... 26
5.04 - Easements ..................................... 28
5.05 - Blocks ... 28
5.06 - Mobile Home Parks and Mobile Homes 29
5.07 - Survey Monuments and Lot Markers 30
SECTION 6: IMPROVEMENTS .............................. 31
6.01 - Standard Specifications and
Construction Details ....................... 31
6.02 - Street Paving - Concrete 32
6.03 - Sidewalks ..................................... 37
6.04 - Storm Drainage ................................ 38
6.05 - Water Systems ................................. 38
6.06 - Sanitary Sewers 42
6.07 - Utility Services 45
6.08 - Street Lighting 46
ANGER SUBDIVISION REGULATIONS
TABLE OF • • • •
SECTION 6: IMPROVEMENTS, cont'd0 31
6.10 - Record Drawings (As -Built Plans) .............. 46
6.11 - Inspection .................................... 47
6.12 - Testing ....................................... 48
6.13 - Surveyor's Certificate 48
6.14 - Contract Completion Certificate 48
6.15 - Acceptance .................................... 48
6.16 - Affidavits .... 48
6.17 - Compliance by Subdivider 49
SECTION 7:
SECTION 8:
SECTION 9:
SECTION 10:
MAINTENANCE BOND OR ESCROW ACCOUNT ........ 50
EXTENSION TO EXTRATERRITORIAL
JURISDICTION 51
OTHER REQUIREMENTS ........................ 51
10.01 - Exceptions ......... .......................... 51
10.02 - Penalty .. 0.... ....... ... ............. 52
10.03 - City Required to Advertise for Bids ........... 52
10.04 - All Conflicting Ordinances Repealed 52
10.05 - Severability.................................. 52
10.06 - Effective Date ................................ 52
CITY OF BANGER, TEXAS
ORDINANCE N0. 014-87
"SUBDIVISION REGULATIONS"
AN ORDINANCE PRESCRIBING RULES AND REGULATIONS GOVERNING
PLATS, PLANS AND SUBDIVISIONS OF LAND WITHIN THE INCORPORATED
AREA OF .BANGER, TEXAS, HEREIN DEFINED AS THE "CITY";
CONTAINING CERTAIN DEFINITIONS; PROVIDING FOR FINAL APPROVAL
OF SUBDIVISIONS BY SECTIONS; PRESCRIBING REGULATIONS FOR
STREETS, SIDEWALKS, STORM DRAINAGE, ALLEYS, WATER MAINS,
SANITARY UTILITIES, AND COMMUNITY FACILITIES; EXTENDING THESE
REGULATIONS INTO THE CITY'S EXTRATERRITORIAL JURISDICTION;
PROVIDING FOR A PENALTY OF NOT MORE THAN TWO HUNDRED DOLLARS
($200.00) FOR EACH VIOLATION THEREOF; REPEALING ALL
CONFLICTING ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; AND
PROVIDING EFFECTIVE DATE.
WHEREAS, under the provisions of the Constitution and laws of the
State of Texas, including particularly Chapters 231, Acts of the 40th
Legislature, Regular Session, 1927, as heretofore or hereafter amended
(compiled as Articles 974a and 6626, V.T.C.S.), and the provisions of
Section 4 of the Municipal Annexation Act (compiled as Article 970a),
as heretofore or hereafter amended, hereafter every owner of any tract
of land situated within the City of Sanger, Texas, who may hereafter
divide the same into two (2) or more tracts described by metes and
bounds or otherwise for the purpose of laying out any subdivision of
such tract of land or any addition to said city, or for laying out
suburban lots or building lots, or any lots, and streets, alleys or
parks or other portions intended for public use, or the use of purcha-
sers or owners of lots fronting thereon or adjacent thereto, are
required to submit a plat of such subdivisions or additions for appro-
val by the Planning and Zoning Commission and City Council of the City
of Sanger;
WHEREAS, the rules and regulations of the city established by this
ordinance, governing plats and subdivisions of the land, be and the
same are hereby extended to and shall apply to all of the area under
the extraterritorial jurisdiction of said city, as provided for in the
Municipal Annexation Act, enacted by the State of Texas and which
appears as Article 970a, Vernon's Annotated Civil Statutes; and
WHEREAS, said rules and regulations are
quate improvements within and adjacent
loped hereunder without increasing the
citizens of Sanger;
intended to provide for ade-
to subdivisions of land deve-
property tax liability of the
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NOW THEREFORE,
SANGER, TEXAS:
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
On and after the passage of this ordinance, any person, firm or cor-
poration seeking approval of any plat, plan or replat of any sub-
division of land within the City of Sanger, Texas, and its legally
established extraterritorial jurisdiction shall be required to comply
with the requirements of this ordinance before such approval may be
granted, to -wit:
SECTION l: GENERAL
These regulations shall govern every person, firm, association or cor-
poration 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
2.01 - Administrative Officers are 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.
2.02 - Alley shall mean a minor way used primarily for vehicular
service to the rear or side of properties otherwise abutting
on a street.
Approach Main is an off -site main which brings water or sewer
service to the subdivided property.
2.04 - Border Main is a water or sewer main located in a roadway,
alley or utility easement abutting the perimeter of the pro-
perty of a subdivider.
2.05 - Building Line shall be a line beyond which buildings must be
set back from .the street or road right-of-way line or pro-
perty line.
2.06 - City or the City shall mean the City of Sanger, Texas.
2.07 - City Council shall be the duly elected governing body of the
City of Sanger, Texas.
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CITY SECRETARY
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2,08 - City Engineer shall be the city engineer of the city, the
city's consulting engineers, or their duly authorized repre-
sentatives,
2.09 - City Manager shall refer to the city manager of the city.
Commission or Planning and Zonin
official city planning and zoning
appointed by the city council.
Commission
�mmission
shall be the
of the city as
2.11 - Collector Street shall be 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.
2.12 - Commercial Street shall denote any street situated so that
fifty percent (50%) or more of the property abutting it is
zoned for other than low -density residential development.
2.13 - Commercial Tract shall mean any tract containing any type of
land -use except for single-family detached residential and
two-family (duplex) residential uses. (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.
Comprehensive Plan shall mean the general plan for the growth
and development of the city and its environs; and including
any elements of such plan, such as a land -use plan, thorough-
fare plan, utilities plan, schools and parks plan and others.
County or the County shall mean Denton County, Texas.
2.16 - Cul-De-Sac shall mean a short residential street having but
one vehicular access to another street and terminated by a
vehicular turn -around.
2.17 - Dead -End Street shall mean a street, other than a cul-de-sac,
with only one (1) outlet.
2.18 - Easement shall mean an area for restricted use on private
property. upon which any public utility shall have the right
to remove and keep removed all or part of any buildings, fen-
ces, trees, shrubs or other improvements or growths which in
any way endanger or interfere with the construction, main-
tenance or efficiency of its respective systems within said
area. Any public utility shall at all times have the right
of ingress and egress to and from and upon the said easements
for the purpose of constructing, reconstructing, inspecting,
patrolling, maintaining and adding to or removing all or part
of its respective systems without the necessity, at any time,
of procuring the permission of anyone.
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CITY SECRETARY
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2.19 - Emergency Access Easement shall mean 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.
2.21 - Final Plat shall refer to a map or drawing prepared
to the
veying
to the
provisions of this ordinance, and containing
and legal data, dedications and certificates
recording of same in the plat records of the
2.22 - Lot shall mean land occupied or to be occupied by a
and/or accessory building and including such open
are required by ordinances of the city and having
cipal frontage on a public street or officially
place.
2.23 - Lot of Record shall
division, the plat of
Clerk, Denton County;
was recorded with the
November 1961.
2.24 - Manufactured Housin
which is fabricated
assembled on the lot
of this type include
any other structure
housing.
according
all sur-
necessary
county.
building
spaces as
its prin-
approved
mean a lot which is part of a sub -
which has been recorded with the County
or a parcel of land, the deed for which
County Clerk, Denton County, prior to
shall indicate any residential structure
off -site (in whole or in part) and is
to a permanent foundation. Structures
modular homes, prefabricated homes, or
commonly classified as manufactured
Master Plan shall be 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 deve-
lopments and improvements.
2.26 - Mayor shall mean the duly elected presiding officer of the
city council of the city.
2.27 - Mobile Home shall refer to moveable structures used primarily
for residential purposes.. Mobile homes shall be defined as
any structures driven or towed to a site by the same con-
veyance. These shall include conventional mobile homes,
recreational vehicles, trailer coaches, trailer homes, travel
trailers, campers and all similar vehicles.
2.28 - Mobile Home Parks or Trailer Courts are areas for renting or
leasing sites for mobile homes or trailer coaches.
C!
2.29 - On -Site Main is 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 sub -
divider's property.
2.30 - Open Space shall mean 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 auto-
mobiles, or drives or approaches to and from parking areas.
Oversize Main is 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.
2.32 - Plannin<
(7) appointed members
reviewing for approval
and final plats in the
charged with the
all subdivisions,
city.
the body of seven
responsibility of
preliminary plats
2.33 - Preliminary' Plat shall be a map or drawing on which is shown
the subdivider's proposed arrangement of streets, lots, ease-
ments and other public spaces and facilities in the sub-
division, and which is intended for review and study by the
city, and not for recording.
2.34 - Replatting shall be the re -subdivision of any part or all of
any block or blocks of a previously platted subdivision,
addition, lot or tract.
Residential Tract shall mean 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 edu-
cational institutions shall be the same as the character of
the predominant surrounding land -use.
2.36 - Residential Street shall be a street which is intended pri-
marily 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.
2.37 - Re -subdivision shall mean the division of an existing sub-
division, whether platted or unplatted, together with any
changes of lot size therein, or with the relocation of any
street lines.
2.38 - Sanitary Sewer shall refer to a pipe or conduit for water -
carried wastes from residences, business buildings, institu-
tions 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.
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2.39 - Service Line shall refer to a water or sewer pipe running
from the water or sewer main to the property to which water
or sewer service is given.
2.40 - Sewer or Sewer Main used without any prefix shall refer to a
sanitary sewer (excluding service lines).
Shall, wherever used in this ordinance, will be interpreted
in its mandatory sense.
2.42 - Short -Form Subdivision shall refer to any subdivision plat
which meets the requirements therefor contained in this ordi-
nance.
2.43 - Standard Specifications shall refer to the document published
by the North Central Texas Council of Governments entitled
"Standard Specifications for Public Works Construction" and
all subsequent revisions thereto.
2.44 - S_tandard Specifications. and Codes of the city shall be
applied to all improvements constructed within the city and
shall be in accordance with all revisions, as may be adopted
by the city.
2.45 - Storm Sewer or Storm Drain shall refer to a pipe, conduit or
channel which carries storm and surface water and drainage,
but excludes domestic sewage and industrial wastes.
2.46 - Street means a way for vehicular traffic, whether designated
a street, highway, thoroughfare, parkway, throughway, road,
avenue, boulevard, lane, place or however otherwise
designated.
2.47 - Street Right -of -Way Width shall be the shortest distance bet-
ween the lines which delineate the rights -of -way of a street.
2.48 - Subdivider or Developer shall mean an individual, firm, asso-
ciation, syndicate, co -partnership, corporation or other
organization dividing or proposing to divide land, or making
improvements to such land, so as to effect a subdivision of
land hereunder for himself, or for itself, or for another.
2.49 - Subdivision shall be 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 replatting of land, lots or
tracts. Divisions of land for agricultural purposes in par-
cels 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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2.50 - Surveyor shall mean a licensed land surveyor or a registered
public surveyor, as authorized by the State of Texas statutes
to practice the profession of surveying.
Thoroughfare shall be a principal traffic thoroughfare more
or less continuous across the city which is intended to con-
nect remote parts of the city, or areas adjacent thereto, and
act as a principal connecting street with state and
interstate highways.
2.52 - Utility Easement shall mean an interest in land granted to
the city, to the public generally, and/or to a private uti-
lity 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.
2.53 - Water Main shall refer to a pipe or conduit which is a part
of a public water distribution system (excluding service
lines).
SECTION 3: PURPOSES, AUTHORITY AND JURISDICTION
3.01 - Under the authority of Article 974a of the Revised Civil
Statutes of the State of Texas, as amended, which article is
hereby made a part of these regulations, the city does hereby
adopt the following regulations to hereafter control the sub-
division of land within the corporate limits of the city and
in the unincorporated areas lying within the extraterritori-
tal jurisdiction of the city, in order to provide for the
orderly development of the areas and to secure adequate pro-
visions for traffic, light, air, recreation, transportation,
water, drainage, sewage and other facilities.
3.02 - Any owner of land inside or within the extraterritorial
jurisdiction of the city wishing to subdivide such land shall
submit to the planning and zoning commission a plan of sub-
division which shall conform to the minimum requirements set
forth in these regulations. Any owner subdividing his land
into parcels of not less than five (5) acres each for agri-
cultural use and not involving new streets or the extension
of public utilities shall be exempt from these requirements.
3.03 - No subdivision plat shall be filed for record and no lot in a
subdivision inside of or within the extraterritorial juris-
diction of the city shall be improved or sold until the plat
shall have been considered by the planning and zoning com-
mission and approved by the city council. 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.
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CITY SECRETARY
ORIGINAL COPY
3.04 - Any violation of any provision of the ordinance outside the
corporate limits of the city shall not constitute a mis-
demeanor under this ordinance nor shall any fine provided for
in this ordinance be applicable to a violation within such
extraterritorial jurisdiction, however, a district court
shall have the power to grant any or all types of injunctive
relief in such cases.
SECTION 4: PROCEDURE
4.01 - Pre -A plication Conference
Prior to the filing of a preliminary plat, the subdivider
shall consult with the city manager or his duly authorized
representative concerning the ultimate land use of the pro-
posed 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. Conditional written approval as to the general land
use of the proposed subdivision must be obtained from the
city manager prior to preparation of the preliminary plat.
In those cases where the proposed subdivision is not in con-
formance with the approved comprehensive plan, the subdivider
must obtain conditional approval of the proposed subdivision
in writing from the planning and zoning commission.
Application Procedure
A. All property not subdivided into lots, blocks and
streets, or property to be re -subdivided within the city
or within its jurisdiction, shall hereafter be laid out
under the. direction of the planning and zoning com-
mission, or in the absence of such a commission, by the
city council, or subject to its approval, and no other
subdivision will be recognized by the city. Prior to
the consideration of the plat by the planning and zoning
commission, the city manager and his duly authorized
representatives shall check the plat and make recommen-
dations.
B. When a preliminary plat is filed with the city for
review and approval, it shall be immediately forwarded
to the city engineer, who will make a preliminary study
of the plat. If it appears substantially complete, an
on -site review of the tract to be subdivided will be
made to determine any apparent problems with development
of the subject land. Any preliminary plat which is
found to be incomplete or requires significant changes
shall be returned to the subdivider for additions or
changes before resubmission.
CITY SECRETARY
ORIGINAL COPY
C. It shall be unlawful for any owner, or agent of any
owner, to lay out, subdivide or plat any land into lots,
blocks and streets within the city, or to sell property
therein, which has not been laid out, subdivided and
platted according to these regulations.
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 city council. No improvements shall be
initiated nor any contracts executed until this approval
has been obtained.
F. Any owner or developer of any lot, tract or parcel of
land located within the corporate limits of the city or
within its jurisdiction who may wish to effect a sub-
division of such land shall conform to the general pro-
cedure described as follows:
(1) The subdivider shall prepare and submit a
"Preliminary Plat" to the city for review, study
and approval by the planning and zoning commission
at least twenty (20) days prior to the commission's
next regularly scheduled meeting. The planning and
zoning commission shall act on the preliminary plat
within thirty (30) days from the date such plat was
filed,
(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 deve-
loped upon approval of the final plat by the city
council. 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 sub -
divider'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
planning and zoning commission, the subdivider may
then prepare a "Final Plat" of all or a portion of
the land included in the preliminary plat for sub-
mission to and consideration by the planning and
zoning commission for final recommendations. The
final plat and accompanying data must be submitted
at least twenty (20) days prior to the date of the
meeting that such action will be taken by the
planning and zoning commissions
(4) Upon final action on any such final plat by the
city planning and zoning commission, the same shall
be referred to the city council, and the city coun-
cil shall consider such final plat for acceptance
of the dedication of all public property therein
set forth, provided that the plat shall in all
things fully comply with the terms and provisions
of this ordinance. The city council shall act on
the final plat within forty-five (45) days from the
date such plat was filed for approval,
(5) Upon acceptance of such plat by the city council
and completion of required public facilities or the
filing of a performance bond by the developer which
covers said facilities, the city secretary shall
immediately cause such plat to be recorded in the
plat records of the county. The subdivider shall,
however, pay to the city, in advance, the required
fees for filing of such plat by the county clerk.
The recording of the final plat shall be the
responsibility of the city secretary;
(6) In subdivisions approved for phased development and
as each consecutive block is completed, that is,
the.proper utilities are installed and approved by
the city, and the streets and alleys are paved and
approved by the city, building permits may be
issued on a block -by -block basis, but no cer-
tificate of occupancy shall be issued by the
building official until the phase is completed and
accepted by the city;
(7) 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 city has
approved and accepted that phase of the sub-
division;
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(8) The subdivider shall understand that all proposed
improvements are to be installed or constructed at
his own cost and expense, unless otherwise noted
herein; and
(9) Where a plat of a lot of record %J undivided pro-
perty is proposed to be subdivided and meets the
criteria for abbreviated procedures set forth under
the "short form subdivision," and providing all of
the requirements have been met, the subdivider may
submit a final plat to the city for approval.
Where circumstances in the opinion of the city
manager warrant, such plat may receive administra-
tive approval, which action shall authorize the
building official to issue a building permit for
improvements on said parcel.
4.03 - Preliminary Plat
An application in writing, for the approval of the prelimi-
nary plat, together with six (6) prints, shall be filed with
the city manager at least twenty (20) days before the meeting
of the planning and zoning commission, if the plat is to be
considered.
Reduced copies of preliminary plats shall be furnished on
sheets measuring eight and one-half inches (82") by eleven
inches (11"),_ with fifty (50) copies being required where a
zoning change is requested or anticipated, and twenty-five
(25) copies being required where no zoning change is
requested or anticipated.
No plat will be considered by the city until the prescribed
filing fees have been paid.
The plat shall be drawn to a scale of not more than two
hundred feet to the inch (1"=200'). The information to be
included and the procedure for submittals are as follows:
A. Existing Features
(1) The boundary line (accurate in scale) of the tract
to be subdivided.
(2) The location, widths and names of all existing or
platted streets or other public ways within or
adjacent to the tract, existing permanent
buildings, railroads, rights -of -way and other
important features, such as abstract lines, politi-
cal subdivision or corporation lines, and school
district boundaries.
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C.
(3) Existing sewer mains, water mains, drainage
culverts or other underground structures within the
tract and immediately adjacent thereto with pipe
sizes, grades and locations indicated.
(4) Contours with intervals of two feet (2') or less,
referred to mean sea level datum. In areas where
the terrain is relatively flat, supplementary con-
tours shall be shown so that the average horizontal
distance between said lines does not exceed two
hundred feet (2001).
(5) The names of adjacent subdivisions and/or the names
of record owners of adjoining parcels of unsub-
divided land.
New Features
(1) The proposed name of the subdivision.
(2) North point, graphic scale, date and approximate
acreage of the proposed subdivision.
(3) The names and addresses of the subdivider and of
the engineer, surveyor or planner.
(4) The tract designation 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.
(5) 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.
(6) The layout, names and widths of proposed streets,
alleys and easements.
(7) The layout, numbers, set -back lines and approximate
dimensions of proposed lots, blocks, parks, etc.
Utilities
Two (2) copies of the plat showing the proposed water
and sanitary sewer mains and proposed drainage facili-
ties accompanied with information including the total
watershed and drainage areas, location of lines, inlets,
culverts, bridges and calculated run-off and points of
concentration.
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IBM
D.
E.
Location Map
A location map of the proposed
one inch to two thousand
existing and proposed streets
an area at least one (1) mile
division.
Cross -Sections
subdivision at a scale of
feet (1"=2,000') showing
and thoroughfares covering
outside the proposed sub -
Two (2) copies 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 confor-
mance with standard details.
F. Approval Block
The following notice shall be placed on the face of each
preliminary plat by the subdivider:
"Preliminary Plat For Review Purposes Only."
The following certificates shall be placed on the preli-
minary plat by the subdivider:
Approved for Preparation of Final Plat
City of Sanger, Texas.
Planning and Zoning Commission Date
G. Submission
The city shall be furnished with six (6) prints of the
preliminary plat along with a letter of transmittal
stating briefly the type of streets, drainage facili-
ties, sanitary facilities and water system proposed for
the development at least twenty (20) days before the
next regular meeting date of the planning and zoning
commission at which action will be taken by the com-
mission on the preliminary plat. Said letter shall note
any and all exceptions to these regulations and the
reasons) for such proposal.
The planning and zoning commission shall act upon the
preliminary plat within thirty (30) days from said
filing date. The planning and zoning commission shall
issue to the city council in writing a report on its
actions regarding the preliminary plat.
The city council shall ac
within thi
rty (30) days fro.
the preliminary plat by t
mission. Final action on
city council constitutes
with the preparation of the
13
t upon the preliminary plat
final action
m the date of on
he planning and zoning com-
the preliminary plat by the
an authorization to proceed
final plat.
H. Approval
The approval of the preliminary plat shall be effective
for a period of one hundred eighty (180) days after the
approval date, unless reviewed by the planning and
zoning commission in the light of new or significant
information, which would necessitate the revision of the
preliminary plat. Such revision shall be subject to the
same procedures as the original preliminary plat.
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 the city planning and
zoning commission may declare the preliminary plat null
and void, unless the subdivider has requested and
received an extension of time.
I. Exceptions
Where the subdivider may request exceptions or a waiver
of these regulations, or is in disagreement with the
intent or interpretation of the requirements set forth
herein, the city planning and zoning commission may sub-
mit such requests of the subdivider to the city council
with recommendations for either an approval or disappro-
val.
4.04 - Final Plat
After approval of the preliminary plat, a final plat, pre-
pared by a registered public surveyor and bearing his seal,
shall be submitted to the city for consideration.
Six (6) direct prints and one (1) film positive of the final
plat along with. an application for plat approval, the
required filing fee, and two (2) copies of all required engi-
neering drawings and other data shall be filed with the city
not less than twenty (20) days prior to the meeting at which
an action of review and recommendation is requested from the
planning and zoning Commission.
Twenty-five (25) copies of the final plat shall also be fur-
nished at a reduced scale on sheets measuring eight and one-
half inches (82") by eleven inches (11").
No plat will be considered by the city until all of the
prescribed filing fees .have been paid. The final plat may
constitute all or .only a portion of the approved preliminary
plat, but any portion thereof shall conform to all of the
requirements of these regulations unless exception has been
granted by city .council.
m
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.
Upon receipt of the proper submittal (required copies of the
final plat, the detailed engineering plans and other required
data, and the prescribed filing fees, and impact fees) and
the individual cost estimates for site improvements for
water, sanitary sewer, storm sewer and paving improvements
shall be prepared and submitted in accordance with the
following table:
Item Unit
No. Description Unit Quantity Price Cost
Also to be included as other required data, the developer
shall submit additional detailed cost estimates for any
improvements to be constructed in which the city may be obli-
gated for pro-rata or other refund amounts. These improve-
ments shall be determined by the city and in accordance with
the city's comprehensive plan.
The final plat shall be drawn on sheets measuring twenty-two
inchestwenty-four inches (24") by thirty-six inches
(36") and shall be drawn to a scale of not more than one
hundred feet to the inch (1"=100').
An additional three (3) prints of .the final plat with origi-
nal signatures and seals, as required for filing with the
county, shall be furnished by the subdivider on sheets
measuring eighteen inches (18") by twenty-two inches (22").
The final plat shall show or be accompanied by the following
information:
A. The boundary 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
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.
M�'7
r
B. 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.
C. An accurate location of at least one (1) corner 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.
D. 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 sub-
divided.
E. The exact layout, including:
(1) Street and/or alley names;
(2) The length of all arcs, radii, internal angles and
points of curvature, length and bearing of the
tangents;
(3) All easements for right-of-way provided for public
services or utilities and any limitations of the
easements; and
(4) 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.
F. The accurate location, material and approximate size of
all monuments.
G. 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 pro-
perty that may be reserved by deed covenant for the com-
mon use of the property owners in the subdivision.
H. Building set -back lines.
I. Lot grading plan.
J. Private restrictions.
K. Name of the proposed subdivision.
L. Name and address of the subdivider.
M. North point, graphic scale and date.
N. City limits line, if it traverses the subdivision.
0. Location map at a scale of not less than one inch to two
thousand feet (1"=2,0001) showing existing and proposed
streets and thoroughfares covering an area at least one
(1) mile outside the proposed subdivision.
P. Construction plans and profiles drawn on sheets,
measuring twenty-two inches (22") or twenty-four inches
(2411) by thirty-six inches (36"), the same size as the
final plat, and including the following information.
(1) 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"=401) horizontally and one inch equals four
feet, five feet or six feet (1"=41, 5' or 61) ver-
tically. Each plan shall show the seal and signa-
ture of the registered professional civil engineer
who prepared the plans;
(2) The cross -sections of proposed streets showing the
width of roadways and type of pavement and location
and width of sidewalk,
(3) 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 Section 6, Improvements.
Unless otherwise approved by the city, scales shall
be one inch equals one hundred feet (1"=1001) hori-
zontally and one inch equals four feet, five feet
or six feet (1`4', 5' or 61) vertically. Each
plan shall show the seal and signature of the
registered professional civil engineer who prepared
the plans. Each sheet shall include north point,
scale, date and benchmark description to mean sea
level datum;
(4) A .plan and profile of the proposed storm sewers,
showing hydraulic data, pipe grades and sizes,
manholes, inlets, pipe connections, outlet struc-
tures, etc., in conformance with the criteria as
shown in Section 6, Improvements. Unless otherwise
approved by the city, scales shall be one inch
equals forty feet (11=401) horizontally and one
inch equals four feet, five feet or six feet (1"=
41, 5' or 61) vertically. Each plan shall show the
seal and signature of the registered professional
civil engineer who prepared the plans. Each sheet
shall include north point, scale, date and bench-
mark description to mean sea level datum; and
(5) 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 firm or
agency involved,
Q. 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 actually
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 pro-
perty made on the ground under my supervision.
Registered Public Surveyor
Texas R.P.S. No. "
R. 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 descrip-
tion of the land subdivided and the streets dedicated.
Such owner's certificate may be prepared as follows:
"State of Texas
County of Denton
The owner of land shown on this plat and whose name
is subscribed hereto, and in person or through a
duly authorized agent dedicates to the use of the
public forever all streets, alleys, parks, water-
courses, drains, easements and public places
thereon shown for the purpose and consideration
therein expressed.
Owner"
S.
"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 con-
siderations therein expressed and in the capacity
therein stated.
Given under my hand and seal of office this
day of , 19
Notary Public, Denton County, Texas"
A certificate placed on the plat in a manner that will
allow the filling in of the certificate by the proper
parties.
"The City Engineer of the City of Sanger hereby
certifies that this subdivision plat conforms to
all requirements of the subdivision regulations as
to which his/her approval is required.
City Engineer
By:
Date:
Cri
Recommended For Approval
Chairman, Planning and Zoning Commission
City of Sanger, Texas
Approved And Accepted
Mayor
City of Sanger, Texas
Date
The undersigned, the City Secretary of the City of
Sanger, Texas, hereby certifies that the foregoing
final plat of the Subdivision
or Addition to the City of Sanger was submitted to
the city council on the day of ,
19 , and the council, by formal action, then and
there accepted the dedication of streets, alleys,
parks, easements, public places and water and sewer
19
lines, as shown and set forth in and upon said
plat, and said council further authorized the mayor
to note the acceptance thereof by signing his name
as hereinabove subscribed.
City Secretary, City of Sanger, Texas"
T. Certificate from city tax collector and from the proper offi-
cial 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.
The planning and zoning commission shall act upon the final
plat within thirty (30) days from said filing date and
submit said action of recommendation to the city council.
The city council shall then approve or disapprove the recom-
mendations of the planning and zoning commission within
thirty (30) days thereafter.
The final plat shall be recorded by the city secretary in the
office of the county clerk of the county within thirty (30)
days from and after the date of final acceptance by the city
council; the subdivider shall, however, pay to the city, in
advance, the required fees for filing of such plat by the
county clerk.
Is 66 Two (2) sets of approved plans and specifications for water,
LU sanitary sewer, paving and drainage improvements, prepared by
a registered professional civil engineer, shall be submitted
to the city prior to any construction in the subdivision.
CO CD
The approval of the construction drawings by the city council
shall be effective for a period of two (2) years after the
approval date of the final plat unless the subdivider has
requested and received an extension of time. Construction
drawings which have expired shall be resubmitted to the city
for approval before any construction is begun. The design of
the proposed improvements shall be based on the construction
requirements which are in effect at the time of resubmittal.
4.05 - Procedure For Short Form Subdivision
A. Any subdivision or replat thereof which may be deter-
mined 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" of "lots of record" of unplatted property shall
be deemed to meet these criteria if:
(1) The land in question is bounded by legally sub-
divided land and does not exceed two (2) acres;
20
(2) The subdivision or
not necessitate any
lity installations,
setback lines, and
use of the land subdivided does
appreciable alteration of uti-
streets, alleys or building
(3) The tracts so subdivided conform in size and shape
to the lots in the vicinity and the zoning in the
immediate area.
B. All design, engineering, improvements and drawing infor-
mation standards provided in these regulations appli-
cable to all subdivisions shall be applicable to the
short form subdivisions. Preliminary platting is not
required.
C. If the city engineer finds that the final plat meets all
the provisions of these regulations, he/she shall pre-
sent the final plat to the commission and council for
review.
D. The final short form plat shall be filed with the city
accompanied with the required filing fee. After all
requirements have been met and signatures obtained, the
plat and all other necessary instruments shall be filed
for record with the county clerk by the city secretary.
E. In the case of plats for record, after all requirements
have been met and the final short form plat properly
filed, adminstrative approval may be granted.
4.06 - Construction Of Improvements
A. The subdivider/developer shall contract for improvements
except where city participation is involved. In cases
of city participation, the city shall advertise for bids
and award the contract(s).
B. The subdivider's/developer's engineer shall administer
the contract.
C. A pre -construction conference, to be held at city hall,
will be required. This conference shall be attended by
the city engineer (or authorized representative), the
subdivider's/developer's engineer, the engineer's
inspectors, the contractor(s), and other appropriate
representative as deemed necessary by the city.
21
4.07 - Replats
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 the city council. The replat of
the subdivision shall meet all the requirements for a sub-
division that may be pertinent. However, if the subdivision
as replatted does not require any appreciable alteration or
improvement of utility installations, streets, alleys,
building setback lines, and/or drainage conditions or facili-
ties, then no engineering plans will be required. No preli-
minary plats will be required for replats.
In the event the proposed replat involves property which has
been previously developed or zoned as single family or duplex
residential use the following requirements must be met:
After the application is filed, the city secretary shall
cause a notice of the application to be published in the
official newspaper of the city at least fifteen (15)
days before the date of the city council meeting at
which it is to be considered. Such notice must include
a statement of the time and place at which the city
council will meet to consider the replat and to hear
protests to the revision at a public hearing.
Additionally, written notice must be sent to all owners
of property located within the original plat. Such
notice may be served by depositing the notice properly
addressed and postage paid, at the local post office.
In the event the original plat contains more than 100
lots, such notice shall be mailed only to those owners
of lots which are located within 500 feet of the lot or
lots which are sought to be replatted or resubdivided.
If twenty percent (20$) or more of the property owners
to whom notice has been required to be given file a
written protest of the replatting before or at the
public hearing, then written approval of at least two-
thirds of the owners of property in the original plat or
the owners of all lots located within 500 feet of the
lots to be replatted (if the original plat contains more
than 100 lots) must be obtained before the city council
48 can grant approval for the replat. In computing percen-
tages of ownership, each lot is considered equal to all
qqr
other lots regardless of size or number of owners, and
the owners of such lot are entitled to only one vote per
lot.
22
SECTION 5: 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 ordinance.
5.01 - Streets
A. 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, to topographical conditions, to public con-
venience and safety, and in their appropriate relation
to the proposed uses of the land to be served by such
streets.
B. 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.
C. Where such is not shown in the general plan for the com-
munity, the arrangement of streets in a subdivision
shall:
(1) Provide for the continuation or appropriate projec-
tion %J existing principal streets in surrounding
areas;
(2) Conform to a plan for the neighborhood approved or
adopted by the city to meet a particular situation
where topographical or other conditions make con-
tinuation of or conformance to an existing street
PQ impracticable; and
41
(3) Be planned so that they shall intersect, as nearly
as possible, at right angles.
D. Residential streets shall be aligned so that their use
by through traffic is discouraged.
E. In phased developments, streets which are continuous
through more than a single phase shall be provided with
temporary turnarounds (at the point of temporary ter-
mination) until the street is fully constructed per the
original approved plan.
Vic?
F. Developers shall be required to coordinate all planning
and engineering work with all adjacent property
owners/developers.
G. Street jogs with centerline offsets of less than one
hundred twenty-five feet (1251) shall be avoided.
H. Street right-of-way widths and centerline radii shall be
in accordance with the city's thoroughfare plan and
shall conform to the following:
Right -of -Way Minimum
Class Type of Street Width Centerline Radii
A Loop Highway 180 feet 2,000 feet
B Major Thoroughfare 120 feet 1,000 feet
C Major Thoroughfare 100 feet 11000 feet
D Secondary Thoroughfare 80 feet 500 feet
E Collector 60 feet 500 feet
F Collector 60 feet 300 feet
G Minor or Residential 50 feet 150 feet
I. Street widths proposed for industrial subdivisions or
commercial developments shall be not less than that
required for a Class D, Secondary Thoroughfare.
J. Half streets shall be prohibited, except where there is
no alternative for reasonable development of the sub-
division 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 dedi-
cation shall be one-half (2) of the proposed street
right-of-way plus five feet (51) 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.
K.
Cul-de-sacs in residential additions shall not
than six hundred feet (600') from the
tion, except under unusual conditions
of the city council. In industrial
shall not exceed one thousand feet
nearest intersecting street, and there
at the closed -end a turnaround having
nearest
be longer
intersec-
with the approval
areas, cul-de-sacs
(1,000') from the
shall be provided
a minimum outside
roadway diameter of eighty-one feet (811) and a minimum
street property line diameter of one hundred feet
(100'). Alternate turnaround designs in residential
tract developments which provide adequate turnaround
area may be considered for approval by the city.
L. All streets shall be paved, and paving shall conform to
the requirements of Section 6, Improvements, of these
regulations.
M. 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 three tenths percent (0.30%) on concrete
streets and five tenths percent (0.50%) on all other
types of street paving. Cross (transverse) slopes bet-
ween pavement and the right-of-way shall not be less
than 100:1 or steeper than 3:1. Where necessary, addi-
tional right-of-way or slope easement shall be provided
to meet this requirement.
N. 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.
0. 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 of the Federal Highway
Administration and according to the requirements of the
Manual on Uniform Traffic Control Devices, latest edi-
tion. No signs will be placed in undeveloped portions
of the subdivision.
P. The subdivider shall comply with the guidelines and cri-
teria for driveways, including the design requirements,
grades, spacing and access standards as provided by the
city's thoroughfare plan.
Q. If a proposed development is projected to generate a
lesser traffic volume than would normally require road-
ways as specified in the master thoroughfare plan, the
developer may install a "minimum acceptable alternative"
(as delineated in the Appendix). The full right-of-way
and pavement thickness is unchanged. Only the outside
two (2) lanes would be paved in this situation. The
city must approve the use of this option.
25
Alleys
A. Alleys shall be provided in commercial and industrial
districts and shall be paved with reinforced concrete,
except that the city may waive this requirement where
other definite and assured provision is made for service
access, such as off-street loading, unloading and
parking consistent with and adequate for the uses pro-
posed.
B. Alleys shall be provided in all residential areas and
shall be paved with reinforced concrete.
C. The minimum right-of-way width of any alley shall be
twenty feet (20') in industrial and commercial areas and
fifteen feet (151) in residential areas.
D. Alley intersections and sudden changes in alignment
shall be avoided, but, where necessary, lot corners
shall be cut off at least fifteen feet (151) on each
tangent to permit safe vehicular movement.
E. Dead-end alleys shall be avoided where possible, but, if
unavoidable, they shall be provided.with adequate turn-
around facilities, as determined by the city.
F. All alleys .shall be paved, and the paving shall conform
to Section 6, Improvements, of these regulations.
G. Residential driveway and alley pavement cuts will not be
permitted 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.
5.03 - Lots
A. Lot size: The size or area of the lot shall be measured
in square feet, and. shall conform with the zoning
requirements for the area. The minimum lot size shall
be five thousand (5,000) square feet, unless otherwise
provided by the zoning district of the area.
B. Lot width: The lot width shall be the direct distance
across the lot measured at the points the building line
intersects the side lot lines. The minimum lot width
shall be fifty feet (501), unless otherwise provided by
the zoning district of the area.
CO Lot depth: The lot depth shall be the average of the
length of the two (2) side lot lines. The minimum lot
depth shall be ninety feet (901), unless otherwise pro-
vided by the zoning district of the area.
26
D. Corner lots: Corner lots with a width of less than
seventy-five feet (751) are to be at least five feet
(51) wider than the average of interior lots in the
block. Corner lots with a width of less than eighty-
five feet (851) adjacent to a thoroughfare are to be at
least fifteen feet (15') wider than the average of
interior lots in the block.
E. Lot shape: Lots should be rectangular where prac-
ticable. Sharp angles between lot lines should be
avoided. The ratio of depth to width should not ordi-
narily exceed two and one-half to one (21:1).
F. Lot facing:
G.
H.
(1) Each lot shall be provided with adequate access to
an existing or proposed street by frontage on such
street. Residential lots shall front on residen-
tial class streets;
(2) Double frontage lots are prohibited except where
the lot has rear frontage on thoroughfares; and
(3) 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.
Lot lines: Side lot lines should be perpendicular or
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."
Lot numbering: All lots are to be numbered con-
secutively. 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.
Lot grading: All lots shall be graded such that the
finished grade for the building site will be not less
than six inches (6") above the top of the curb grade or
alley pavement or two feet (21) 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.
J. Exceptions: Plats involving cluster developments or
zero -lot lines shall be reviewed by the city on a case -
by -case basis.
27
5.04 - Easements
A. Use: Where necessary to provide
of maintenance, construction or
shall be provided for poles,
sewers, sanitary sewers, water
floodplains, gas lines or other
access for the purposes
other service, easements
wires, conduits, storm
lines, open drainage,
utilities. Such ease-
ments may be required across parts of lots, including
rear and side lot lines, where alleys are not provided.
B. Size: Where possible, easements shall be provided fully
located upon one (1) lot and shall be not less than fif-
teen feet (151) in width. Where such is not feasible,
easements shall be not less than seven and one-half feet
(711) on each side of the lot line.
Where overhead utility service on poles is allowed, an
additional easement of five feet (51) on each side shall
be provided. The full width of easements shall not be
less than twenty-five feet (25').
Where a subdivision is bounded by a water course,
drainage way, channel or stream, there shall be provided
a storm water easement or drainage right-of-way con-
forming substantially to the lines of such water course,
or of such width to provide for any future anticipated
construction, plus a minimum to ten feet (10') on each
side.
C. Where required by the city, emergency access easements
shall have: (1> a clear, unobstructed width of twenty-
four feet (24'); (2) an all-weather surface constructed
and maintained by the owner, (3) a connection at each
end to a dedicated public street or have a turnaround of
suitable size at the dead-end.; and (4) 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.
5 - Blocks
widths and shapes of blocks shall be deter -
IL
A. The lengths, w p
mined with regard to the following items:
(1) Provision of adequate building sites suitable to
the special needs of the type of use proposed;
(2) Zoning requirements as to lot sizes and dimensions;
�'3
(3) Needs for convenient access, circulation, control
and safety of traffic; and
(4) Limitations of topography.
B. Where no existing subdivision controls, the blocks shall
not exceed one thousand feet (1,0001) in length nor be
less than five hundred feet (5001) in length, except in
certain instances where topographical features warrant
special consideration. These limits shall be exceeded
only upon specific approval by the city. Blocks longer
than six hundred feet (6001) shall be avoided in busi-
ness districts.
C. Blocks are to be numbered or lettered consecutively
within the overall plat and/or section of an overall
plat, as recorded.
5.06 - Mobile Home Parks And Mobile Homes
A. Location
Mobile homes shall be allowed only in approved and
recognized mobile home parks of not less than five (5)
acres which must be located in an appropriate zoning
district.
B. Platting
Mobile home parks 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 Sections 4.03 and 4.04 of this docu-
ment, respectively.
C. Streets
Each mobile home park must abut a public street and pro-
vide access therefrom. Each lot/unit may only be
accessed from an interior street. Minimum pavement
widths of interior streets shall be twenty-six feet
(261) to allow for emergency vehicle and trash removal
access.
D. Screenin
Each mobile home park
screening plan to buffer
uses. (This plan must
engineer.) A landscaped
st
109) in width shall be
*thin the park's proper
must include a landscaping/
the park from adjoining land -
receive approval from the city
rip of not less than ten feet
( established and maintained
wty along the exterior boun-
daries. Fencing and other materials must also be used
as approved by the city engineer.
29
E. Prohibited uses
No mobile home for the purpose of residential living
shall be located outside an approved mobile home park.
Mobile homes in approved parks must be used for no other
purpose than residential. Mobile homes not in a park
will be allowed only as a temporary residence during
home constructiont as a construction/security office, or
as a temporary business site if the permanent building
is being rebuilt/rehabilitated. These temporary uses
must not exceed one (1) year. Extensions may be granted
by the city upon proof of extreme hardship. These regu-
lations shall not apply to manufactured housing.
F. Additional Requirements
All other sections of this document shall apply as
appropriate to mobile home parks. The city council may
also impose additional conditions, requirements or limi-
tations concerning the design, development and/or opera-
tion of said park as it deems necessary for the
protection and general welfare of adjacent properties
and the public interest.
G. Filing Fees
5.07 - Surve
Refer to Section 7, Filing
document.
v Monuments And Lot Markers
Fees and Charges, of this
Permanent Survey Reference Monuments
A concrete monument, six inches (6") in diameter and
twenty-four inches (24") long, shall be placed on all
boundary corners, block corners, curve points and angle
lw�a; points. A copper pin one-fourth inch (1/4") in diameter
embedded at least three inches (3") in the monument
shall be placed at the exact intersection point on the
' monument. The monuments shall be set at such an eleva-
tion that will not be disturbed during construction, and
the top of the monument shall be not less than twelve
inches (12") below the finished grade of the develop-
ment.
Be Lot Markers
Lot markers shall be one-half
eighteen inches (1811) long, or
be placed at all lot corners
below ground, if necessary,
disturbed.
inch (ill)(ill) reinforcing bar,
approved equal, and shall
flush with the ground, or
in ,order to avoid being
�i]
C. 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 Section 4 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 Section 6.13
Surveyor's Certificate).
SECTION 6: IMPROVEMENTS
6.01 - Standard Specifications And Construction Details
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 appli-
cable divisions of the North Central Texas Council of
Governments (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 speci-
fications and details, to meet the approval of the city.
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, are to be considered
a part of this ordinance.
All improvements, even in previously approved but still
��`; unimproved subdivisions, or in re -subdivided tracts, shall
conform to the city's current regulations and specifications
for street, drainage and utility construction.
Where reference is made within these regulations to the stan-
Y dard 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 represen-
tative" are to be interpreted as the developer's engineer.
Where the standard specifications allow options not specifi-
cally addressed by these regulations, the developer's
engineer shall request guidance from the city engineer in
writing.
6.02 - Street Paving - Concrete
A. Concrete Strength Requirements
(1) Concrete Curb and Gutter
Concrete curb and gutter
thirty inches (30") in width
Division 8, Item 8.2,
Specifications.
shall be constructed
and in accordance with
of the Standard
(2) Reinforced Concrete Pavements and Monolithic Curb
Refer to Standard Specifications, Division 5, Item
5.8.
B. Pavement Thickness Requirements
(1) Residential Street and Alley Construction
The subdivider shall, at his own cost and expense,
pay for constructing all residential streets and
alleys within his subdivision and one-half (z) of
all existing and/or proposed perimeter streets.
Monies for the construction of the one-half (z)
street shall be placed in an escrow account if the
construction of the street is to be deferred to a
later date.
A six inch (6") thickness of three thousand (3,000)
p.s.i. reinforced concrete pavement on a compacted
subbase shall be required. Said six inch (6")
thickness will be acceptable without performing
additional soils investigation or design calcula-
tions. All steel reinforcing shall be deformed No.
3 bars on twenty-four inch (2411) centers both ways.
Where the plasticity index of the soil is twelve
(12) or greater, stabilization of the subgrade, six
inches (6") thick with six percent (6%) hydrated
lime by weight, shall be required. Compaction of
cc the lime stabilized subgrade shall be according to
the Standard Specifications, Division 4, Item 4.6.,
Section 4.6.4.(d).
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.
32
(2) Collector, Commercial
Alley Construction
or Industrial Street and
The subdivider shall, at his own cost and expense,
pay for constructing all streets and alleys within
his subdivision and one-half (z) of all existing
and/or proposed perimeter streets. Monies for the
construction of the one-half (2) street shall be
placed in an escrow account if the construction of
the street is to be deferred to a later date.
Collector streets and alleys shall, as a minimum,
be designed and constructed with six-inch (6")
thickness of three thousand five hundred (3,500)
p.s.i. reinforced concrete pavement on a compacted
subbase. All steel reinforcing shall be deformed
No. 3 bars on twenty-four inch (24") centers both
ways.
Where the plasticity index of the soil is twelve
(12) or greater, stabilization of the subbase with
a six inch (611) thickness of six percent (6%)
hydrated lime by weight will be required.
Compaction of the lime stabilized subgrade shall be
according to the Standard Specifications, Division
4, Item 4.6., Section 4.6.4(d).
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.
(3) Major or Secondary Thoroughfare Construction
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) of the street
section, up to a width of twenty-four feet (24'),
measured to face of curbs, with integral curbs on
each side.
Where thoroughfares traverse a subdivision, the
subdivider shall be required, at his own cost and
expense, to construct a twenty-four foot (241) wide
section on each side of the roadway.
33
Thoroughfares shall be designed and constructed
with an eight inch (8") thickness of three thousand
five hundred (3,500) p.s.i. reinforced concrete
pavement on a compacted subbase. All steel rein-
forcing shall be deformed No. 3 bars at twenty-four
inch (2411) centers both ways.
Where CO plasticity index of the soil is twelve
(12) or greater, stabilization of the subgrade, six
inches (6") thick with six percent (6%) hydrated
lime by weight, shall be required. Compaction of
the lime stabilized subgrade shall be according to
the Standard Specifications, Division 4, Item 4.6.,
Section 4.6.4(d).
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.
C. Paving. Width Requirements
(1) Residential Streets, Collector Streets, and Alleys
Residential street paving shall be a minimum of
thirty feet (30') in width, measured between the
faces of curbs. Residential street paving of
twenty-six feet (26') in width, measured between
the faces of curbs, will be permitted with any one
(1) of the four (4) following conditions:
(a) Residential lots having rear driveway entran-
ces with paved alleys.
(b) Residential street is .a cul-de-sac.
Residential street is a continuous segment
� less than one thousand feet (1,000') between
two (2) 4-way (perpendicular) intersections.
(Street width shall not vary between
lu
intersections.)
(d) Residential street intersects another roadway
more than once (i.e. U-shaped, semi -circle or
loop streets).
Collector street paving around schools shall be a
minimum of thirty-six feet (361) in width, measured
between the faces of curbs. The width for collec-
tor streets in industrial and commercial areas must
be a minimum of forty feet (401) in width, measured
between the faces of the curbs.
Alley paving shall be ten feet (10') wide in resi-
dential areas and twenty feet (201) wide in commer
cial and industrial areas. Alley turnouts shall be
paved to the property line and shall be at least
two feet (2') wider than the alley paving at that
point. Paving radius where alleys interesect resi-
dential and collector streets shall be ten feet
(101) and where alleys intersect thoroughfare
streets the radius shall be fifteen feet (151).
Paving radius shall be twenty-five feet (251) where
alleys intersect one another.
(2) Thoroughfares
The following minimum
this ordinance for the
fares as follows0
Thoroughfare
Classif ication
Class A (Loop)
Class B (Major)
Class C (Major)
pavement widths are set by
construction of thorough -
Minimum Right- Minimum Pavement Width
of -Way Width Between Faces of Curbs
180' Two 12' traffic lanes
on each side of the
roadway centerline
120' Three 12' traffic
lanes divided by a 16'
median
100' Three 11' traic
lanes divided by a 15'
median
ff
Class D (Secondary) 80' Four Ill traffic lanes
ortwo 12' traffic
lanes and two 10'
parking lanes
Note: The minimum width of a median adjacent to a
left turn lane shall be five feet (5').
(3) Street Returns
(a) The minimum radii for all
be twenty feet (20') on
streets and thirty feet
fares,
street returns shall
collector and minor
(30') on thorough-
35
(b) Returns for driveways on minor streets shall
be ten feet (101). Driveway returns onto com-
mercial and industrial property shall be a
minimum of fifteen feet (151) and a maximum of
twenty-five feet (251) except in special
cases.
D. Miscellaneous
(1) Reinforcing Steel
Steel furnished for street and alley paving shall
meet Standard Specifications, Division 2, Item
2.2., Sections 2.2.6. and 2.2.7.
(2) Sawed Dummy Joints
Refer to Standard Specifications, Division 5, Item
5.8., Section 5.8.2.
(3) Expansion Joints
Refer to Standard Specifications, Division 5, Item
5.8., Section 5.8.2.
(4) 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 6%
Class E - Collector 8%
12.
Class F - Collector 8%
Class G - Minor (Residential) 10%
CC J
Maximum grades for an alley shall be eight percent (8%)
within thirty feet (30') of its intersection with a
street and fourteen percent (14%) elsewhere. Maximum
longitudinal slopes within one hundred feet (1001) of
I
ntersections shall not exceed two percent (2%).
36
(5)
(6)
6.03 - Sidewalks
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 cen-
terline to the gutter. The crown at the pavement
centerline shall be four inches (4") above the
gutter grade on residential streets and six inches
(611) on collector streets and secondary thorough-
fares. For divided streets, the transverse slope
shall be as required by the city engineer.
Lime Stabilization
Refer to Standard Specifications, Division 4, Item
4.6.
Refer to Standard Specifications, Division 8, Item 8.3.
Concrete sidewalks shall be constructed. on both sides of
streets and thoroughfares, except in industrial areas, by the
subdivider. The sidewalks shall have a width of not less
than four feet (4') and thickness of not less than four
inches (4") and shall be constructed of two thousand (2,000)
p.s.i. concrete on both sides of all streets and thorough-
fares within the subdivision. Sidewalks shall be constructed
one foot (11) 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.
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
I
nstalled. In these instances, the sidewalks shall be five
feet ( 5' ) wide.
Sidewalks in commercial areas shall be a minimum width of
five feet (51) or extend from the back of the curb to the
CO .� building line as required by the city.
Sidewalks in industrial areas and planned developments will
be as required by the city.
All concrete for sidewalks shall be placed on a two-inch (2")
sand cushion.
37
Longitudinal slope of sidewalks shall be that of the curb
adjacent to the sidewalk. The transverse slope of the
sidewalk shall be one-fourth 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 percent
(6%). If it does exceed six percent (6%), a retaining wall,
that is acceptable to the city, shall be provided on the pro-
perty line or the private property graded to a 3:1 maximum
slope.
6.04 - Storm Drainage
A. General
(1) Plans, profiles and specifications shall be pre-
pared in accordance with these regulations, the
standard specifications, the city's design manual
for storm drainage facilities, the city's compre-
hensive development plan, and other site -specific
studies for _all storm sewer improvements to be
constructed and shall show the locations, sizes,
grades, hydraulic gradients, flow arrows and other
details for the proposed pipe, inlets, manholes,
culverts, outlet structures and other appurtenan-
ces. Each sheet of the plans and profiles shall
bear the seal and signature of the registered pro-
fessional civil engineer who prepared them. The
subdivider/developer shall design the proposed
storm drainage system in accordance with the
approved city's design manual for storm drainage
facilities and the comprehensive development plan.
21 The subdivider shall be required to provide off -
site facilities to access the point of discharge
where adequate capacity is available. The sub-
divider shall pay. for the cost of all drainage
improvements connected with the development of
his/her subdivision, including any necessary off -
site channels or storm sewers and acquisition of
any required easements.
— Water Systems
Water systems shall be of sufficient size to furnish adequate
domestic water, to furnish fire protection to all lots and
shall conform with the city's comprehensive plan and meet the
requirements, in all respects, of the Texas Department of
Health. The city shall make the final determination of the
adequacy of water mains proposed.
A. Materials
(1) Water Mains
(a) All water mains twelve inches (1211) in
diameter and smaller may be either ductile
iron pipe, thickness Class 50 minimum, or AWWA
C900 polyvinyl chloride (PVC) pipe. Water
mains larger than twelve inches (12") in
diameter may be constructed with either pre -
tensioned or prestressed concrete steel
cylinder pipe or ductile iron pipe.
(b) The subdivider shall comply with all appli-
cable Standard Specifications, Division 2,
Item 2.12., Sections 2.12.5., 2.12.8., and
2.12.20.
(2) Gate Valves
Gate valves shall be furnished in accordance with
the Standard Specifications, Division 2, Item
2.13., Section 2.13.1.
(3) Fire Hydrants
(a) Fire hydrants shall be furnished in accordance
with the Standard Specifications, Division 2,
Item 2.14.
(b) The subdivider shall furnish drawings with
complete detailed dimensions of the fire
hydrant proposed for the subdivision.
B. Installation and Testin
(1) Water Mains, Fittings, Gate Valves. and Fire
Hydrants
(a) The subdivider shall comply with all appli-
LOU cable Standard Specifications in Division 6,
CO
for installing materials that comply with the
standards of the city.
(b) Prior to approval of plans and specifications
for ductile iron pipe, the subdivider shall
perform a soil survey to establish the corro-
sive 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
39
a potential for a corrosive condition, then an
approved polyethylene encasement or wrapping
shall be installed to protect the pipe in
accordance with the Standard Specifications,
Division 2, Item 2.9., Section 2.9.5.
(c) 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.
(2) Location
(a) All water mains shall be constructed within
street rights -of -way or easements dedicated to
the city.
(b) Easements shall be provided for water mains
which parallel any state -numbered highway.
(c) 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 insure reliability
of service, dead-end mains of adequate capa-
city shall not exceed three thousand feet
(3,0001) in length. Adequate capacity shall
be determined by the standards for fireflow as
accepted by the State Board of Insurance and
the Fire Prevention and Engineering Bureau of
Texas.
a. (d) In zoning districts commonly referred to as
"residential sections," the minimum size of
CC j water main shall be six inches (611) in
Uj diameter. Where intervals between
if mains must exceed one
thousand two hundred feet (1,2001), or where
dead -ends must exist, eight inch (811) diameter
or larger mains shall be installed.
(e) Eight inch (8") diameter and larger mains
shall be installed in all streets in zoning
districts commonly referred to as "commercial"
or "industrial," with minimum size eight inch
(8") diameter intersecting mains every six
hundred feet (600). Where dead -ends must
exist, eight inch (8") 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 require-
ments be less than the minimum required by the
State Board of Insurance or the Fire
Prevention and Engineering Bureau of Texas.
(f) Twelve inch (12") diameter or larger mains
shall be installed in all streets in zoning
districts commonly referred to as "commercial"
or it where service is to be pro-
vided to developments that may require fire
sprinkler systems.
(g) All valves buried in the ground shall be pro-
vided 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 ver-
tical and concentric with the valve stem.
Any valve box which has so moved from its
ginal position as to prevent the application
oI the valve key shall be satisfactorily reset
by the developer at his own expense. A rein-
forced 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.
(h) Fire hydrants shall be placed to conform with
the requirements of the State Board of
Insurance and the Fire Prevention and
Engineering Bureau of Texas. Each hydrant
shall be set upon a slab of stone or concrete
not less than four inches (4") 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.
41
(i) 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 of the city.
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 Department of Health and Texas Water
Commission. The adequacy of the sewerage facilities provided
by the subdivider shall be determined by the city.
A. Materials
(1) Sewer Mains and Appurtenances
(a) Sanitary sewer mains may be vitrified clay
sewer pipe (extra strength), cement -lined
bituminous coated ductile iron pipe,
polyethylene -lined ductile iron pipe or poly-
vinyl chloride (PVC) pipe.
The subdivider shall comply with the appli-
cable Standard Specifications of Division 2,
that are related to the materials for the
sewer mains accepted by the city.
Connections shall be made with a fabricated
fitting. Field -glued connections are not
allowed. When PVC pipe passes through a
manhole .wall, asbestos cement sleeves with a
rubber ring joint shall be used to provide a
positive water -tight connection.
(b) The minimum diameter of sewer mains shall be
ON eight inches (8"). Six inch (6") diameter
sewer mains may be acceptable only for short
distances (not to exceed 400 feet) and only in
locations where the main will not be extended,
as approved by the city.
(c) Manholes shall be constructed in accordance
with the applicable 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.
42
Maximum manhole spacing for sewers with
straight alignment and uniform grades should
be determined so as to assure continuous
operation based on available cleaning equip-
ment. The maximum manhole spacing shall be
five hundred feet (500') in all cases.
(d) 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).
(2) Lift Stations and Force Mains
(a) 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 layout, projected
flows, design data, plans and specifications
of the lift station and pumps shall be sub-
mitted to the city engineer prior to the
purchase and installation of the pumps.
(b) All force mains shall be polyvinyl chloride
(PVC) or ductile iron pipe, furnished in
accordance with the applicable Standard
Specifications, Division 2.
For the initial flows or at design for average
flows, a cleansing velocity of at least two
feet (2') per second shall be maintained, with
the velocity not to exceed five feet (5' ) per
Q. second at the peak pumping rate. Where high
Qj 0 points are necessary in the design of the
force main, automatic air relief valves shall
10 be placed at high points in the force main to
prevent air locking.
(c) The design of the lift station and force main
shall comply, in all respects, with the
"Design Criteria For Sewerage Systems" of the
Texas Department of Health and the Texas
Water Commission.
(3) Location
Wherever possible, sewers shall be located in the
alleys or easements and shall be a minimum of five
feet (51) to six and one-half feet (62') deep to
the invert. Easements shall be provided for sewer
mains which parallel any state -numbered highway.
(4) Installation and Testing
(a) 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 par-
ticular area, the minimum radius of curvature
shall be one hundred feet (100'). Grades and
appurtenances of sanitary sewers shall conform
to the requirements of the Texas Department of
Health, and the following are the minimum
slopes which should be provided for a velocity
of at least two feet (21) per second; however,
slopes greater than these are desirable:
Sanitary Minimum Slope in Feet
Sewer - Diameter Per 100 Feet
4 inch (for service lines only) 1.000
6 inch 0.500
8 inch 0.330
10 inch 0.250
12 inch 0.200
15 inch 0.150
18 inch 0.110
21 inch 0.090
24 inch 0.080
27 inch 0.060
30 inch 0.055
36 inch 0.045
(b) 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
CD
6.2.9.(c)(6).
(c) Performance tests of the sewer mains, manho-
les 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 comple-
tion and acceptance of the street subgrade but
prior to the final paving.
Prior to any testing being performed, the sub-
divider shall submit for approval to the city
engineer a full description of the method for
testing and the procedures that are to be
employed.
6.07 - Utility Services
A. All services for utilities shall be installed for each
lot in such a manner so as to eliminate the necessity
for disturbing the street. and the alley pavement, curb,
gutter, sidewalks and drainage structures when connec-
tions are made.
B. The subdivider shall provide separate service lines for
water and sanitary sewerage to each lot or point of
metering.
C. 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 feet (2') outside of curb at a
depth of not less than one and one-half feet (12 ') . 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.
D. Sanitary sewer service lines shall have a minimum
diameter of four inches (4"), shall meet the same
requirements for sanitary sewers described above, shall
be constructed from the main to the lot property line
using wyes and necessary bends, and shall have a minimum
cover at the property line of four feet (41), where
possible.
E. The subdivider shall place a suitable marker at the
point where said service lines are stubbed out so that
Ly these lines can be easily located for connection by the
C city. Suitable markers shall be "W" for water and "S"
for sewer stamped in top of curb, or edge of pavement if
no curb is constructed. Letters shall have a minimum
height of two inches (2") and a minimum width of two
inches (2").
F. The subdivider shall make arrangements with all other
appropriate utility companies for the extension of their
respective utility lines and service to and within the
addition and for any costs or refunds of such costs.
G. The. use of underground electrical services and
transmission lines is encouraged for all subdivisions,
where feasible.
C�
Street Lighting
Street lighting shall conform to the latest edition of the
Illuminating Engineering Society Handbook. Round tapered
standards with bracket arms 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 street lights exceed four hundred
feet (4001).
The street lighting plan shall be approved by the city
engineer.
Initial cost of installation of street lighting shall be
borne by the subdivider.
6.09 - 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. Contractors
who bid on the work must be qualified in all respects to per-
form the required construction. The contractor shall furnish
performance and payment bonds in the amount of one hundred
percent (100%) of the total contract construction cost in
favor of the subdivider. The performance bond shall provide
for:
A. Completion of the entire construction in conformity with
the plans and specifications approved by I and
B. Guarantee against defects in workmanship and materials
for a period of twelve (12) months after acceptance.
Prior to the city's release for the subdivider to begin
o- construction, the subdivider shall furnish the city engineer
one (1) copy of the contractor's itemized proposal and copies
cc t� of the contractor's. performance and payment bonds.
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6.10 - Record Drawings (As -Built Plans)
The subdivider shall furnish the city engineer one (1) set of
reproducible as -built drawings 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 inch (22") by thirty-six inch (36") or twenty-four
inch (24") by thirty-six inch (36") sheets and shall show
complete details of the installation improvements and appur-
tenances as required by the city, including, but not limited
to:
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A. Plans, profiles and cross sections of all streets and
alleys;
B. Plans, profiles and cross sections of all drainage pro-
jects;
C. Locations of water and sewer mains with respect to pro-
perty lines,
D. Size, manufacturer and location with respect to property
corners of all water valves and fire hydrants,
E. Profiles of sanitary sewers with manhole locations
referenced to property corners;
F. Detailed diagrams of any special installations such as
.inlets, junction boxes, headwalls, bores, roadway
crossing, siphons and channel crossings;
G. The size, materials and locations with respect to pro-
perty corners of all water and sewer service lines
installed;
H. Locations and quantities of rock excavation and pavement
cut;
I. Locations of other utilities encountered;
J. Oversize designations (if any) for water and sewer
mains, and
K. Ground elevation of each lot at the front and rear
building lines to be shown on the grading plan.
6.11 - Inspection
The subdivider shall provide inspection service through
his/her engineer to insure 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 commen-
cement 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 per-
formed to insure that it is proceeding in accordance with the
intent of the provisions of this ordinance.
6.12 - Testing
Testing laboratory services will be arranged and paid for by
the city. The city will pay for testing services only for
those tests which indicate conformance with the approved spe-
cifications. All expenses for tests that fail to meet these
specifications shall be borne by the developer. It shall be
the responsibility of the developer's engineer to coordinate
the scheduling of all required tests with the testing labora-
tory. Testing shall be conducted in accordance with the pro-
cedures set forth in Part III of the Standard Specifications
for like work at the frequency specified therein or as
directed by the city engineer.
6.13- Surveyor's Certificate
The subdivider shall furnish a certificate, prepared and cer-
tified correct by the subdivider's surveyor, stating that the
positions of all monuments and lot markers have been con-
firmed, 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.
6.14 - Contract Completion Certificate
The subdivider shall furnish the city
Certificate" prepared and certified
divider's engineer showing an itemized
costs, including engineering, related
required by the city, within ten (10
of construction, and indicating that
been completed in accordance with the
cifications.
6.15 - Acceptance
a "Contract Completion
correct by the sub -
final statement of all
to the construction as
days after completion
all improvements have
approved plans and spe-
The city's acceptance of such work shall be by the city's
approval and endorsement of the contract completion cer-
tificate. Such acceptance by the city will not be given
until satisfactory record drawings have been received by the
city.
6.16 - 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 accep-
tance of work by the city.
6.17 - 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 ordinance.
SECTION 7: FILING FEES.. AND. CHARGES
7.01 - 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.
7.02 - The city manager, his deputies or assistants shall calculate
the basic fees and charges for plat review in accordance with
the following schedule:
A. Residential Tract Preliminary Plats - $100.00 per plat
plus $3.00 per lot.
B. Residential Tract Final Plats - $200.00 per plat plus
$4.00 per lot.
C. Short Form Plats - $100.00 per plat plus $3.00 per lot.
D. Mobile Home Park Preliminary Plats - $100.00 per plat
plus $5.00 per space.
E. Mobile Home Park Final Plats - $200.00 per plat plus
$7.00 per space.
F. Commercial Tract Preliminary and Final Plat:
Less than 1 to 4.999 Acre Tract
5.000 to 24.999 Acre Tract
25.000 to 99.999 Acre Tract
100.000 Acre Tract and Over
$100
each plat
$350 each plat
$750 each plat
$750 each plat
plus $5 per
acre for
each plat.
G. These fees shall be charged on all plats, regardless of
the action taken by the planning and zoning commission
and whether the plat is approved or denied by the city
council.
H. Before commencing with construction there shall be a fee
paid to the city equal to two and one-half percent
(2.5%) of the total cost for proposed improvements.
Said fee shall cover the cost of quality control
required by the standard specifications and performed by
outside laboratories. After determination of the actual
cost of said quality control paid to the outside labora-
tories by the city, the difference, if any, between the
two and one-half percent (2.5%) fee and the actual cost
shall be refunded to the subdivider. If the actual cost
exceeds the two and one-half percent (2.5%) fee, no
additional fee shall be paid by the subdivider. All
expenses for tests that fail to meet the city's specifi-
cations shall be borne by the developer (refer to
Section 6.12 - Testing).
SECTION 8: MAINTENANCE BOND OR ESCROW ACCOUNT
The subdivider shall furnish a good and sufficient maintenance bond
in the amount of ten percent (10t) of the contract price, or in such
amount as approved by the city, with a reputable and solvent cor-
porate surety, in favor of the city, to indemnify the city against
any repairs which may become necessary to any part of the construc-
tion work performed in connection with the subdivision, arising from
defective workmanship or materials used therein, for a full period
of one (1) year from the date of final acceptance of the entire
project. Final acceptance will be withheld until said maintenance
bond is furnished to the city.
50
The subdivider may, in lieu of providing a maintenance bond, deposit
in an in escrow account with a reputable financing
institution, an amount equal to ten percent (10%) of the contract
rice or i pn such amount as approved by the city.
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 one (1) year 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.
On such date when the maintenance period expires, the city shall
release the escrow account, plus all accrued interest, to the sub-
divider, less any maintenance or repair costs incurred by the city
due to defective workmanship or materials.
SECTION 9: EXTENSION TO EXTRATERRITORIAL JURISDICTION
9.01- The Subdivision Regulations Ordinance of the city, as it now
exists or may hereafter be amended, is hereby extended to all
of the area lying within the extraterritorial jurisdiction of
the city, and the rules and regulations within said
Subdivision Regulations Ordinance governing plats and sub-
division of land shall be applicable to such area within said
extraterritorial jurisdiction from and after the date of
final passage of this ordinance.
9.02 - Subdivisions or platting of any tract of land within the
extraterritorial jurisdiction of the city shall be regulated
either by these subdivision regulations or the Denton County
Subdivision Standards, whichever is more restrictive.
SECTION 10: OTHER REQUIREMENTS
�10.01 - Exceptions
cr These rules and regulations are the standard requirements of
the city. A variance or waiver of any of these rules and
LU
regulations may be granted by the city council, upon a
showing that there are special circumstances or conditions
U 0 affecting the property in question and that enforcement of
51
CY I. �T11
., �f® : P.
_ ORIGINAL
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.
10.02 - Penalty
Any person, firm or corporation who shall violate
provisions of this ordinance or who shall fail to
any provision hereof in the City of Sanger shall
a Class C misdemeanor and be subject to a fine
than two hundred dollars ($200.00). Each day
violation continues shall constitute a separate
shall be punishable, accordingly.
10.03 - City Required to Advertise for Bids
If any subdivision imp.
potential refunds to t
any of the
comply with
�e guilty of
�f not more
that such
offense and
he
of the city.
10.04 - All Conflicting Ordinances Repealed
All ordinances and parts of ordinances inconsistent or in
conflict herewith are hereby repealed.
10.05 - Severabilit
If any section or part of any section, paragraph or clause of
this ordinance is declared invalid or unconstitutional for
any reason, such declaration shall not be held to invalidate
or impair the validity, force or effect of any other section
or sections, part of section, paragraph or clause of this
ordinance.
10.06 - Effective Date
This ordinance shall become effective immediately upon its
second reading.
F
PASSED AND APPROVED on this the 2lst day of September,
1987 by the following vote of the City Council of the City
of Sanger, Texas:
Ayes
Nays
Abstensions
ATTEST:
City Secretary
APPROVED:
-53-
MINUTE ORDER
At the regular City Council meeting of the Sanger City Council held on
September 21, 1987 in the Council Chambers at City Hall, 201 Bolivar
Street, the following item was discussed and/or acted upon by the City
Council.
21. Consider and Possible Action on Subdivision Ordinance.
Lee Lawrence went over the Subdivision Ordinance and the changes
with the new provisions.
City Council thoroughly went over the subdivision ordinance and noted
some changes. Motion was made by Jerry Jenkins to accept
subdivision ordinance with the changes noted. Carolyn Adkins
seconded. Motion carried.
I, Rosalie Chavez, City Secretary for the City of Sanger, do hereby certify that
the above minutes of the described meeting are a true and correct account
A the proceeding held on the 21st day of September, 1987.
Given under my hand and seal of the City of Sanger, this 22nd day of March,
1994.
Rosalie Chavez, City