01-03-08-Ordinance-Creating Sanger Ranch Subdivision-01/24/2008EXHIBIT
CITY OF SANGER, TEXAS
ORDINANCE # O1-03-08
AN ORDINANCE OF THE CITY OF SANGER, TEXAS, CONSENTING
TO THE CREATION OF A POLITICAL SUBDIVISION WITHIN THE
CITY'S CORPORATE LIMITS; PROVIDING FINDINGS OF FACT;
PROVIDING FOR A SEVERABILITY CLAUSE AND A SAVINGS
CLAUSE; REPEALING ALL CONFLICTING ORDINANCES; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City of Sanger, Texas (the "City") has entered into a Development
Agreement (the "Development Agreement") with Land Advisors, Ltd. (the "Owner"), dated
effective as of January 24, 20080 and
WHEREAS, on , 2007, the City annexed approximately 1,133.69 acres of
land owned by Owner ("Owner's Land") into the corporate limits of the City; and
WHEREAS, the City has received a "Petition for Consent to Creation of Political
Subdivision in Corporate Limits " dated January 24, 2008, a copy of which is attached hereto as
Exhibit "A" (the "Petition") from the Owner, seeking the creation of a political subdivision, one
purpose of which is to supply fresh water or to furnish wastewater services, roadways, or
drainage, to include all of Owner's Land within its boundaries.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF SANGER, TEXAS:
SECTION 1. All of the above premises are true and correct findings of the City Council
Af the City and they are hereby approved and incorporated into this Ordinance as if copied in
their entirety.
SECTION Z. That the City Council of the City hereby approves the Petition and grants
its consent to and permission for the creation of a conservation and reclamation district pursuant
to Article XVI, Section 59 of the Texas Constitution, that may be organized under Chapter 51,
Chapter 53 or Chapter 54, Texas Water Code, or by special act of the Legislature of the State of
Texas (the "District"), which District is more fully described by field notes description attached
to Exhibit "A", and the Mayor is hereby authorized to execute any documents which the Mayor
believes necessary to effectuate this Ordinance. This Ordinance constitutes the consent of the
City to the creation and future annexations of the District, as well as any new district resulting
from the division of the District, as may be permitted by law. Provided, however, any such
resulting district must be located wholly within the boundaries of the District as described in
SANGER RANCH DEVELOPMENT AGREEMENT —Page 50 of 104
Exhibit "A" hereto or as such original boundaries may be subsequently expanded as permitted by
the terms of this Ordinance.
SECTION 3. That as a condition of the consent given by the City herein, the District
shall be subject to the following terms and provisions.
(a) The District shall construct all facilities in accordance with plans and
specifications which have been approved by the City.
(b) The City shall have the right to inspect all facilities being constructed by the
District.
(c) The District may only issue bonds for the purchase, construction, acquisition,
ownership, maintenance, repair, extension and improvement of land, easements,
works, improvements, facilities, plants, equipment and appliances necessary to
accomplish the purposes for which it was created, which may include the
following:
(i) Provide a water supply for municipal uses, domestic uses and commercial
purposes;
(ii) Collect, transport, process, dispose of and control all domestic, industrial
or communal wastes whether in fluid, solid or composite state;
(iii) Gather, conduct, divert and control local storm water or other local
harmful excesses of water within the District;
(iv) Provide roads and improvements as permitted to road districts under
Chapter 257, Transportation Code, subject to the applicable limitations of
Section 53.029, Water Code;
(v) Provide a fire department;
(vi) Develop and maintain recreational facilities for residents, subject to the
applicable limitations of Section 49.464, Water Code;
(vii) Fulfill any other purpose or function of the District authorized by the
Water Code; and
(viii) Provide payment of organizational, administrative, and operating costs
during creation and construction periods and interest during construction,
subject to the applicable limitations of Section 49.155, Water Code.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 51 of 104
(d) The City shall be entitled to injunctive relief or a writ of mandamus issued by a
court of competent jurisdiction restraining, compelling or requiring the District
and its officials to observe and comply with the terms and provisions prescribed
by this Ordinance.
SECTION 4. That the City Council %J the City further requires that the District include
a statement in the form required under Section 49.455, Texas Water Code, that the District is
located wholly within the corporate limits of the City; and that the taxpayers of the District are
subject to the taxes imposed by the City and by the District until the District is dissolved.
SECTION 5. This Ordinance shall be and is hereby declared to be cumulative of all
other ordinances of the City of Sanger, and this Ordinance shall not operate to repeal or affect
any of such other ordinances except insofar as the provisions thereof might be inconsistent or in
conflict with the provisions of this Ordinance, in which event such conflicting provisions, if any,
in such other ordinance or ordinances are hereby repealed.
SECTION 6. All Ordinances of the City of Sanger shall remain in full force and effect,
save as amended herein or by the Development Agreement.
SECTION 7. It is the intent of the City Council that each paragraph, sentence,
subdivision, clause, phrase or section of this Ordinance be deemed severable, and should such
paragraph, sentence, subdivision, clause, phrase or section be declared invalid or unconstitutional
for any reason, such declaration or invalidity or unconstitutionality shall not be construed to
affect the validity of those provisions of this Ordinance left standing, or the validity of any other
Ordinances of the City of Sanger.
SECTION 8. This Ordinance shall take effect and shall be in full force from and after its
adoption and publication as provided by law.
PASSED AND ADOPTED by the City Council of the City of Sanger, Texas, this
day of (}'( , 2008.
THE CITY OF BANGER, TEXAS
5ANGER RANCH DEVELOPMENT AGREEMENT —Page 52 of 104
ATTEST:
APPROVED AS TO FORM:
ey
BANGER RANCH DEVELOPMENT AGREEMENT —Page 53 of 104
Exhibit "C-1"
PETITION FOR CONSENT TO CREATION OF POLITICAL SUBDIVISION IN
CORPORATE LIMITS
BANGER RANCH DEVELOPMENT AGREEMENT —Page 54 of 104
EXHIBIT "D"
JOINDER AGREEMENT
THIS JOINDER AGREEMENT (the "Joinder Agreement"), dated as of
200 is executed by the
District No. _ (the "Original District"), in connection with that certain Development
Agreement (the "Development Agreement") entered into between the City of Sanger, Texas
("City"), and Land Advisors, Ltd., ("Owner"), dated effective as of , 2008.
Capitalized terms used herein but not otherwise defined herein shall have the definitions
provided in the Development Agreement.
In accordance with Paragraph 9 of the Development Agreement, a copy of which is
attached hereto as Exhibit "A" and incorporated herein for all purposes, the Original District
executes this Joinder Agreement in order to become a Party to the Development Agreement.
Accordingly, the Original District hereby agrees as follows with City and Owner:
1. The Original District acknowledges and confirms that it has received a copy of the
Development Agreement and the schedules and exhibits thereto.
2. The Original District hereby acknowledges, agrees, and confirms that, by its execution
of this Joinder Agreement, the Original District shall be deemed to be a Party to the
Development Agreement, and shall have all of the obligations of the Original District thereunder
as if it had executed the Development Agreement. The Original District hereby ratifies, as of the
date hereof, and agrees to be bound by, all of the terms, provisions and conditions contained in
the Development Agreement applicable to it to the same effect as if it were an original Party
thereto.
3. This Joinder Agreement maybe executed in two or more counterparts, each of which
shall constitute an original but all of which when taken together shall constitute one agreement.
4. This Joinder Agreement shall be governed by and construed and interpreted in
accordance with the laws of the State of Texas, and exclusive venue shall lie in Denton County,
Texas.
IN WITNESS WHEREOF, the Original District has caused this Joinder Agreement to
be duly executed by its authorized officer as of the day and year first above written.
District No.
BANGER RANCH DEVELOPMENT AGREEMENT —Page 55 of 104
By:
Name
Title:
2�0 6
ATTEST:
By' —
Name. _
Title: _
Address:
BANGER RANCH DEVELOPMENT AGREEMENT —Page 56 of 104
EXHIBIT "E"
LEGAL DESCRIPTION OF ANNEXATION TRACT
PROPERTY DESCRIPTION
BEING a 125.7238 acre tract of land situated in the J. Morton Survey, Abstract No. 792, Denton
County, Texas, and being all of that certain called 125.64 acre tract described to JED's Ranch,
L.P. by Warranty Deed recorded under County Clerk Document No. 2005434875, Official
Records of Denton County, and being more particularly described as follows:
BEGINNING at a capped %2" iron rod stamped "METROPLEX 1849" found for corner at the
northeast corner of LOT 1, BLOCK A. SLATER ADDITION, an addition to Denton County
according to the Final Plat thereof recorded in Cabinet V, Page 478, Plat Records, Denton
County, Texas, also the southeast corner of said 125.64 acre tract, in the west line of F.M. Road
2164 (120' R.O.W.);
THENCE S 88°26'49" W departing the west line of said F.M. 2164, and along the north line of
said LOT 1 and the north lines of the following six tracts: 1) called 3.826 acres described to
Alice Jean George by Final Decree of Divorce recorded under County Clerk Instrument No.
10044 61401; 2) called 1.956 acres described to Wm. J. MacKenzie & Susan M. Sons by
Warranty Deed recorded in Volume 1012, Page 524, Deed Records, Denton County, Texas; 3)
called 1.98 acres described to Randale L. Davis by Warranty Deed recorded under County Clerk
Document No. 99-R0043527; 4) called 2.0123 acres described to Randy Lee Sherman by
Owelty of Partition Deed recorded under County Clerk Document No. 00-R0052572; 5) called
2.0432 acres described to Randy Lee Sherman by Owelty of Partition Deed recorded under
County Clerk Document No. 00-R0052572; 6) called 4.1747 acres described to Lloyd M. Lines
& Mary E. Lines by Warranty Deed recorded under County Clerk Document No. 93-R0013719,
in all, a total distance of 2202.70 feet to a %2" iron rod found for corner at the northwest corner of
said Lines tract, also the southwest corner of the aforementioned 125.64 acre tract, in the east
line of that certain called 660 acre tract described to The Miller Family Trust by deed recorded in
Volume 665, Page 765, Deed Records, Denton County, Texas;
THENCE N Ol °37' 14" W along the east line of said Miller tract, with a barb wire fence, a
distance of 2487.62 feet to a 6" wooden post found for corner at the northwest corner of said
125.64 acre tract, in the south line of Union Hill Road, from which a %2" iron rod in the middle of
said Union Hill Road bears N01 °37' 14"W — 20.40 feet;
THENCE N 87033'48" E along the north line of said 125.64 acre tract, with the south line of
said Union Hill Road, a distance of 2054.85 feet to a concrete R.O.W. marker found for corner in
the southwest line of F.M. Road 4554,
BANGER RANCH DEVELOPMENT AGREEMENT —Page 57 of 104
THENCE S 43050'03" E along the southwest line of said F.M. 455, a distance of 173.73 feet to a
concrete R.O.W. marker found for corner in the aforementioned west line of F.M. 2164;
THENCE along the west line of said F.M. 2164 the following:
S 02°3406 E a distance of 2190.13 feet to a concrete R.O.W. marker found for corner;
S 00°5042 W at a 6.6 feet passing a wood R.O.W. marker and continuing, in all, a total of
distance of 109.68 feet,
S Ol°30'30"Eat 28.0 feet passing a wood R.O.W. marker and continuing, in all, a total distance
of 91.40 feet to the POINT OF BEGINNING and containing 5,476,531 square feet or 125.7238
acres of land, more or less.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 58 of 104
EXHIBIT "V
CHAPTER 10, SECTIONS 5 AND 6 OF SANGER CODE OF ORDINANCES
SANGER RANCH DEVELOPMENT AGREEMENT —Page 59 of 104
"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
A the existing and planned streets, to topographical conditions, to public convenience and safety,
and in their appropriate relation to the proposed uses of the land to be served by such streets.
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 community, the arrangement of streets
in a subdivision shall:
(1) Provide for the continuation or appropriate projection of 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 continuation of or
conformance to an existing street impracticable; and
(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 termination) until the
street is fully constructed per the original approved plan.
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 (125') shall be
avoided.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 60 of 104
H. The street minimum right -of --way widths and centerline radius shall be in accordance with
the city's thoroughfare plan and shall conform to the following.
Type of Street
mum
Ri t-of-Way
Width
mum
Centerline
Radii
Intersection
FW Freeway 200 feet Varies varies
P4U Principal Arterial Four Lane Undivided 100 feet 150' 1,000 feet
85'
P3U Principal Arterial Three Lane Undivided 75 feet 1,000 feet
90'
M4U Minor Arterial Four Lane Undivided 80 feet 1,000 feet
75'
C2U Collector Two Lane Undivided 60 feet 500 feet
70'
R2U Residential/Local Two Lane Undivided 50 feet 250 feet
I. Streets shall be classified according to the following:
1. Arterial (Principal, Minor): The main function of arterial is to carry traffic from one
urban area to another. The thoroughfare system serves the major activity centers of
urbanized areas. An arterial is used for longer urban trips and carries a high portion of
the total traffic with a minimum of mileage.
2. Collector: Carries traffic from local streets to Arterial. Also may serve local facilities
such as schools, churches. Uses served would include medium and high density
residential, limited commercial facilities, elementary schools, some small offices and
as direct access within industrial parks. Collector streets also carry heavy traffic to
major commercial and industrial facilities from thoroughfare. Uses would include
office parks, industrial parks, and community level commercial facilities.
3. Residential/Local: Carries traffic from residential and commercial areas to collector
streets and interconnects individual sites. Local streets carry light traffic volumes and
trips are of a short duration.
J. Street widths proposed for industrial subdivisions or commercial developments shall be
not less than that required for a Collector.
K. Half streets shall be prohibited, except where there is no alternative for reasonable
development of the subdivision in conformance with the other requirements of these
BANGER RANCH DEVELOPMENT AGREEMENT —Page 61 of 104
regulations and where the city finds it will be practicable to require the dedication of the
other half when the adjoining property is subdivided. Wherever a half street has already
been provided adjacent to an area to be subdivided, the other remaining portion of the street
shall be platted within such subdivision. Where part of a residential or collector street is
being dedicated along a common property line, the first dedication shall be one-half (1/2)
of the proposed street right -of --way plus five feet (5') 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.
L. Cul-de-sacs in residential additions shall not be longer than six hundred feet (600') from the
nearest intersection, except under unusual conditions with the approval of the city council,
and there shall be provided at the closed -end a turnaround having a minimum outside
roadway diameter of eighty-one feet (81'). In industrial areas, cul-de-sacs shall not exceed
one thousand feet (1,000') from the nearest intersecting street, and there shall be provided
at the closed -end a turnaround having a minimum outside roadway diameter of one
hundred feet (100') 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 or approved by the city.
M. All streets shall be paved, and paving shall conform to the requirements of Section 6,
Improvements, of these regulations.
N. Street grades shall be established regarding topography, proposed land -use and the
facilities in the area surrounding the land to be subdivided. Minimum grades shall be five -
tenths percent (0.50%) on concrete streets and five -tenths percent (0.50%) on all other
types of street paving. Cross (transverse) slopes between pavement and the right -of --way
shall not be less than 100* 1 or steeper than 3:1. Where necessary, additional right -of --way or
slope easement shall be provided to meet this requirement.
O. 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.
P. 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 edition. No signs will be placed in undeveloped portions of the
subdivision.
Q. The subdivider shall comply with the guidelines and criteria for driveways, including the
design requirements, grades, spacing, and access standards as provided by the city's
thoroughfare plan.
BANGER RANCH DEVELOPMENT AGREEMENT —Page 62 of 104
R. If a proposed development is projected to generate a lesser traffic volume than would
normally require roadways as specified in the master thoroughfare plan, the developer may
install a "minimum acceptable alternative" approved by the City. 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.
5.02 -Alleys
A. Alleys are not required, except where the City has determined that one is necessary for
adequate service access, such as off-street loading, unloading and parking consistent with
and adequate for the uses proposed.
B. All Alleys shall be paved with reinforced concrete, and the paving shall conform to
Section 6, Improvements, of these regulations.
C. All Alleys must be privately maintained by the Home Owner's Association or other
entity.
D. The minimum width of any alley shall be twenty feet (20') in industrial and commercial
areas and fifteen feet (15') in residential areas.
E. Alley intersections, sudden changes in alignment, and dead —end alleys shall be avoided.
F. Residential driveway and alley pavement cuts must be approved by the City Engineer
onto loop and major thoroughfares. Alleys on frontage roads shall be provided along side
and rear lot lines which front on loop and major thoroughfares for rear entrance.
Al
—Gated Community/Private Streets
A. Private streets in Gated Communities shall conform to the same standards regulating the
design and construction of public streets. A Gated Community will only be permitted in
a Planned Development (PD) Zoning District.
B. Any gate installation must conform to the following provisions:
a. All gate installations must be approved by the City prior to installation. The
installation must be completed and tested prior to the City's acceptance of the
subdivision.
b. Gate design may incorporate one or two gate sections to meet the required
minimum gate width of twenty-four feet (24'). If the entrance will
incorporate a median, guard shack or similar structure that necessitates a
divided gate arrangement, the gate widths may be reduced if approved by the
SANGER RANCH DEVELOPMENT AGREEMENT —Page 63 of 104
City, but in no case shall any single gate or street pavement have a clear
opening of less than twenty (20) feet.
c. Approach and departure areas on both sides of a gated entrance must provide
adequate setbacks and proper alignment to allow free and unimpeded passage
of emergency vehicles through the entrance area. All entry gates must be
setback a minimum of 100 ft from any adjacent public street right -of --way to
allow for vehicle stacking out of the public travel lanes. Any exception must
be approved by the City.
d. Automatic gate installations must conform to the design and performance
guidelines established by the Fire Chief and Directors of Transportation and
Public Works.
e. All components of the gate system must be maintained in an approved
operating condition, with all components serviced and maintained on a regular
basis as needed to insure proper gate operation. A proper power supply shall
be maintained to all electrical and electronic components at all times.
f. Each security gate regulated under this section will be subject to a
performance test as determined by either the Fire Chief or Public Works or a
designated City Official. Upon failure of a performance test, the security gate
system shall be disabled and maintained in the open position until repaired,
and shall not be placed back in service until tested and authorized by the City.
g. All streets, gates and other fire protection features, signage, and equipment are
subject to periodic inspection by the City and must be repaired immediately if
found to be in condition of disrepair. The City shall have the right to enter the
subdivision and disable, open, or remove any gate, device, or other feature
that impedes or controls vehicle access at the sole expense of the
Homeowner's Association. Emergency repairs shall be assessed against the
Homeowner's Association.
h. The person or corporation in control of the property is responsible for, and
liable for any violations of this section. This includes, but is not limited to, the
developer, property owner, the Homeowner's Association and its officers, if
applicable, or other who may own or exercise control over the property.
C. Property Associations Required —Subdivisions developed with private streets or alleys
must have a mandatory property owners association which includes all property served
by private streets or alleys. The association shall own and be responsible for the
maintenance of private streets, parks and other Homeowner Association appurtenances.
The association documents shall be reviewed by the City Attorney and subject to
approval by the City to ensure that they conform to this and other applicable City
ordinances and concerns. The documents shall be filed of record prior to the approval of
the final plat. Lot deeds may not be dissolved without the prior written consent of the
City. No portion of the association documents pertaining to the maintenance of the
private streets and alleys and assessments therefore may be amended without the written
consent of the City.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 64 of 104
D. Private Street Lot — Private streets and alleys must be constructed within a separate lot
owned by the property owners association. This lot must conform to the City's standards
for Public Street and alley right -of --way. An easement covering the street lot shall be
granted to the City providing unrestricted use of the property for utilities and storm
drainage systems and the maintenance of same. This right shall extend to all utility
providers including telecable companies, operating within the City. The easement shall
also provide the City or it's contractors with the right of access for any purpose related to
the exercise of a governmental service or function, including but not limited to fire and
police protection, inspection and code enforcement, trash collection or utility
maintenance. The easement shall permit the City to remove any vehicle or obstacle
within the street lot that impairs emergency access.
E. Construction and Maintenance Cost —The City shall not pay for any portion of the
cost of construction or maintaining a private street. The Homeowners Association shall
I
aintain an escrow account as approved by the City for all road maintenance.
G. City Utilities —Water, sewer and drainage facilities placed within the private street and
alley lot shall be installed to City standards and dedicated to the City as part of the
approval of the final plat. All City regulations relating to infrastructure, financing,
developer cost participation and capital cost recovery shall apply to developments with
private streets with the exception of those applying to internal street construction.
a. Street lights and signs shall be installed and maintained by the
homeowners association subject to approval by the City.
b. The property association documents shall give the City the right, after
giving written notice to perform maintenance upon streets and alleys to
protect health, safety and welfare of the residents and to place a lien upon
the lots within the association to recover the cost of such maintenance.
H. Plans and Inspections -Developments proposed with private streets must submit to the
City the same plans and engineering information required to construct public streets and
utilities. Requirements pertaining to inspection and approval of improvements prior to
issuance of building permits shall apply. Inspection Fees charged for these services shall
also apply. The City may periodically inspect private streets and require repairs necessary
to ensure emergency access.
I. Waiver of Services -The subdivision final plat, property deeds and property owners
association documents shall note that certain City services shall not be provided on
private streets. Among the services which will not be provided are: routine police patrols,
street lighting, enforcement of traffic and parking ordinances and preparation of accident
SANGER RANCH DEVELOPMENT AGREEMENT —Page 65 of 104
reports. All private traffic regulatory signs shall conform to the Texas Manual of Uniform
Traffic Control Devices. Depending on the characteristics of the proposed development
other services may not be provided.
J. Petition to Convert to Public Streets — The property association documents shall allow
the association to request the City accept private streets and alleys and the associated
property as public streets and right-of-way upon written notice to all association members
and the favorable vote of 75% of the membership. However, in no event shall the City be
obligated to accept said streets and alleys as public. Should the City elect to accept the
streets and alleys as public, the City may inspect the private streets and assess the lot
owners for the expense of needed repairs concurrent with the City's acceptance of the
street and alleys.
The City will be the sole judge of whether repairs are needed. The City may also require,
at the association's expense, the removal of guard houses, access control devices,
landscaping or other aesthetic amenities located within the street lot. The association
document shall provide for the City's right to such assessment. Those portions of the
association documents pertaining to the subject matter contained in this paragraph shall
not be amended without the written consent of the City.
K. Hold Harmless — On the subdivision final plat shall be language whereby the property
owners association, as owner of the private streets and appurtenances, agrees to release,
indemnify, defend and hold harmless the City, any governmental entity and public utility
for damages to the private street occasioned by the reasonable use of the private street by
the City, governmental entity or public utility, for damages and injury (including death)
arising from the condition of said private street; for damages and injury (including death)
arising out of the use by the City, governmental entity or public utility of any restricted
access gate or entrance, and for damages and injury (including death) arising out of any
use of the subdivision by the City, governmental entity or public entity. Further, such
language shall provide that all the owners of all lots shall release the City, governmental
entities and public utilities for such damages and injuries. The indemnifications contained
in this paragraph apply regardless of whether or not such damages and injury (including
death) are caused by the negligent act or omission of the City, governmental entity or
public utility, or their representative officers, employees or agents.
L. Sidewalks and Bikeways
a. Sidewalks —Sidewalks shall be constructed in accordance with City
standards for all lots adjoining dedicated streets, along major
thoroughfares where lots do not adjoin the street or in other areas as
required by the City. Sidewalk construction may be delayed until
development of lots, but in locations not adjacent to lots and across
bridges and culverts, the sidewalk shall be constructed with the other
SANGER RANCH DEVELOPMENT AGREEMENT —Page 66 of 104
improvements to the subdivision or
must be approved by the City.
addition. Exceptions to this section
b. Pedestrian Accesses — The City may require, in order to facilitate
Pedestrian access from the streets to schools, parks, playgrounds, or other
nearby streets, perpetual unobstructed easements at least fifteen (15) feet
in width. Easements will be indicated on the plat.
c. Bikeways — Hike and bike sidewalks, designed and located according to
City standards, shall be constructed along streets designated for hike and
bike trails. Such sidewalks shall be built by the owner at the time of site
development.
M. Drainage and Storm Sewers
a. General Requirements —All plats shall conform to the City's standards
for drainage facilities.
b. Design of Facilities — Design of storm sewer systems shall be in
accordance with City standards. Materials and construction shall conform
to the Standard Specifications.
N. Secondary Access
All gated subdivisions shall provide a secondary access point accessible by means
approved by the City and the Fire Marshal for emergency services unless
specifically exempted by the City.
O. Federal requirements
The Post Office requires 7-day access for mail delivery. If a security gate or
fencing is used, a key keeper box with retractable key reel that will accommodate
a post office arrow lock and/or the device (mechanicaVelectronic) needed to gain
access into complex, must be installed next to the door or gate that the carrier uses
to enter the complex. (Systems that use a key board to punch in codes, in most
cases, will accept a post office arrow lock in the control panel).
Note: Carriers must not carry keys, written codes, electronic openers or badges for
entrance into buildings or complex.
S. 04 -Lots
SANGER RANCH DEVELOPMENT AGREEMENT —Page 6'7 of 104
A. Lot size: The size or area of the lot shall be measured in square feet, and shall conform to
the zoning requirements for the area.
B. Corner lots: Corner lots with a width of less than seventy-five feet (75') are to be at least
five feet (5) wider than the average of interior lots in the block. Corner lots with a width of
less than eighty-five feet (85') adjacent to a thoroughfare are to be at least fifteen feet (15')
wider than the average of interior lots in the block.
C. Lot shape: Lots should be rectangular where practicable. Sharp angles between lot lines
should be avoided. The ratio of depth to width should not ordinarily exceed two and one-
half to one (2 1 /2 : 1).
D. Lot facing:
(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 residential 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.
E. Lot lines: Radial to street frontage, and the following note may be used on the plat in lieu
of bearings: "All side lot lines are perpendicular or radial to street frontage unless otherwise
noted."
F. Lot numbering: All lots are to be numbered consecutively within each block. Lot
numbering may be cumulative throughout the subdivision if the numbering continues from
block to block in a uniform manner that has been approved on an overall preliminary plat.
G. Lot grading: shed 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 (2') 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.
H. Excotions: Plats involving cluster developments or zero -lot lines shall be reviewed
by the city on a case -by -case basis.
BANGER RANCH DEVELOPMENT AGREEMENT —Page 68 of 104
5. Uo -Easements
A. Use: Where necessary to provide access for the purposes of maintenance, construction or
other service, easements shall be provided for poles, wires, conduits, storm sewers, sanitary
sewers, water lines, open drainage, floodplains, gas lines or other utilities. Such easements may
be required across parts of lots, including rear and side lot lines, where alleys are not provided.
B. Size: Where possible, easements shall be provided fully located upon one (1) lot and shall
be not less than fifteen feet (15') in width. Where such is not feasible, easements shall be not less
than seven and one-half feet (74/2') on each side of the lot line.
Where overhead utility service on poles is allowed, an additional easement of five feet (5') 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 conforming 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.
5.06 - Blocl�s
A. The lengths, widths and shapes of blocks shall be determined 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) Needs for convenient access, circulation, control and safety of traffic; and
(4) Limitations of topography.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 69 of 104
B. Where no existing subdivision controls, the blocks shall not exceed one thousand feet
(1,000) in length nor be less than five hundred feet (500') 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 (600') shall be avoided in
business districts.
C. Blocks are to be numbered or lettered consecutively within the overall plat and/or section
of an overall plat, as recorded.
S. 07 -HUD-Code Manic�actured Home Park
A. Location
(1) Mobile homes/Mobile home parks are prohibited within the City limits of the City of
Sanger.
(2) HUD Code Manufactured Homes may only be located in the appropriate zoning
districts as permitted in Chapter 14 of this code.
B. Plattin
HUD Code Manufactured 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 document, respectively.
C. Streets
Each HUD Code Manufactured Home Park must abut a public street and provide access there
from. Each lot/unit may only be accessed from a private interior street. Minimum pavement
widths of interior streets shall be twenty feet (20') to allow for emergency vehicle and trash
removal access, and shall have a nine foot (9') parking lane on one side of the street, and a
marked fire lane. All streets must be maintained by the park owner.
D. Screening
Each HUD Code Manufactured Home park must include alandscaping/screening plan to buffer
the park from adjoining land uses. (This plan must receive approval from the city engineer.) A
landscaped strip of not less than ten feet (10') in width shall be established and maintained within
the park's property along the exterior boundaries. Fencing and other materials must also be used
as approved by the city engineer.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 70 of 104
E. Utilities
A Master water meter and backflow prevention device shall be installed at the connection to the
public water main, The water and sewer lines in each HUD Code Manufactured Home Park must
remain private and will be maintained by the park owner. The park owner is responsible for the
entire water and sewer usage fees and individual lots will not be billed by the City.
F. Prohibited Use
No HUD Code Manufactured Home for the purpose of residential living shall be located outside
m approved HUD Code Manufactured Home park. HUD Code Manufactured Homes in
approved parks must be used for no other purpose than residential, and will be allowed only as a
temporary residence during home construction, 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 regulations shall not apply to manufactured housing.
G. Additional Requirements
All other sections of this document shall apply as appropriate to HUD Code Manufactured Home
parks. The city council may also impose additional conditions, requirements or limitations
concerning the design, development and/or operation of said park as it deems necessary for the
protection and general welfare of adjacent properties and the public interest.
H. Filing Fees
Refer to Section 7, Filing Fees and Charges, of this document.
S. 08 - Surwey Monzments and Lot Ma�^kers
A. 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 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
elevation 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 development.
B. Lot Markers.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 71 of 104
Lot markers shall be one-half inch (1/2") reinforcing bar, eighteen inches (18") long, or approved
equal, and shall be placed at all lot corners flush with the ground, or below ground, if necessary,
in order to avoid being disturbed.
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 Speci acations 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 applicable
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 specifications 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
resubdi Vd 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 standard specifications, it shall be
understood that the word "owner" is to be interpreted as the developer or subdivider and the
words "engineer," "inspector," and "owner's representative" are to be interpreted as the
developer's engineer. Where the standard specifications allow options not specifically addressed
BANGER RANCH DEVELOPMENT AGREEMENT —Page 72 of 104
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
(2)
Concrete curb and gutter shall be constructed thirty inches (30") in width and in
accordance with Division 8, Item 8.2, of the Standard Specifications.
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 (1/2) of all existing and/or
proposed perimeter streets. Monies for the construction of the one-half (1/2) street
shall be placed in an escrow account if the construction of the street is to be deferred
to a later date.
A six inch (6") thickness of three thousand (3,000) p.s.i. reinforced concrete
pavement on a compacted sub -base shall be required. Said six inch (6") thickness will
be acceptable without performing additional soils investigation or design calculations.
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
sub -grade, six inches (6") thick with six percent (6%) hydrated lime by weight, shall
be required. Compaction of the lime stabilized sub -grade shall be according to the
Standard Specifications, Division 4, Item 4.6., 4.6.4.(d). Section
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.
BANGER RANCI3 DEVELOPMENT AGREEMENT —Page 73 of 104
(2) Collector Commercial or Industrial Street and Alley Construction
The subdivider shall, at his own cost and expense, pay for constructing all streets and
aHeys within his subdivision and one-half (1/2) of all existing and/or proposed
perimeter streets. Monies for the construction of the one-half (1/2) street shall be
placed in an escrow account if the construction of the street is to be deferred to a later
date.
Collector streets and alleys shall, at 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 sub -base. All steel reinforcing shall be deformed
No. 3 bars on eighteen inch (18") centers both ways.
Where the plasticity index of the soil is twelve (12} or greater, stabilization of the
sub -base with a six inch (6") thickness of six percent (6%) hydrated lime by weight
will be required. Compaction of the lime stabilized sub -grade shall be according to
the Standard Specifications, Division 4, Item 4.6., Section 4.6.4(d).
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 SecondarXThorou�hfare 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 (1/2) 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 (24') wide section on each side
of the roadway.
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 sub -base. All steel reinforcing shall be deformed No. 3 bars at twenty-four
inch (24") centers both ways.
Where the plasticity index of the soil is twelve (12) or greater, stabilization of the
sub -grade, six inches (6") thick with six percent (6%) hydrated lime by weight, shall
be required. Compaction of the lime stabilized sub -grade shall be according to the
SANGER RANCH DEVELOPMENT AGREEMENT —Page 74 of 104
C.
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.
Paving Width Requirements
(1) Residential Streets Collector Street and Alleys.
Residential street paving shall be a minimum of thirty-one feet (31') in width,
measured between the faces of curbs.
Collector Street paving shall be a minimum of forty feet (40') in width, measured
between the faces of the curbs
(2) Thorou fares.
The following minimum pavement widths are set by this ordinance for the
construction of thoroughfares as follows:
Thoroughfare Classification Minimum Right -of --Way Width Minimum Pavement Width
Between Faces of Curbs
Class A (Loop) 180' Two 12' traffic lanes on each side
of the roadway centerline
Class B (Major) 120' Three 12' traffic lanes divided by
a 16' median
Class C (Major) 100' Three I traffic lanes divided by
a 15' median
Class D (Secondary) 80' Four 11' traffic lanes or two 12'
traffic lanes and two 10' parking
lanes
Note: The minimum width of a median adjacent to a left turn lane shall be five
(3) Street Returns.
(a) The minimum radii for all street returns shall be twenty feet (20') on collector
and minor streets and thirty feet (30') on thoroughfares.
(b) Returns for driveways on minor streets shall be ten feet (10'). Driveway returns
onto commercial and industrial property shall be a minimum of fifteen feet (15')
SANGER RANCH DEVELOPMENT AGREEMENT —Page 75 of 104
0
and a maximum of twenty-five feet (25') except in special cases.
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
(3)
(4)
(5)
(6)
Refer to Standard Specifications, Division 5, Item 5.8., Section 5.8.2.
Expansion Joints
Refer to Standard Specifications, Division 5, Item 5.8., Section 5.8.2.
Longitudinal Pavement Slopes
The maximum longitudinal slopes are as follows:
Type of Street
Class A - Major Thoroughfare
Class B - Major Thoroughfare
Class C - Major Thoroughfare
Class D - Secondary Thoroughfare
Class E - Collector
Class F - Collector
Class G - Minor (Residential)
Maximum Slope
6%
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 (100') of intersections shall not exceed
two percent (2%).
Transverse Pavement Slopes
The transverse pavement slope for all non -divided streets may consist of either a
straight cross slope or a parabolic curve from the pavement centerline to the gutter.
The crown at the pavement centerline shall be four inches (4") above the gutter grade
on residential streets and six inches (6") on collector streets and secondary
thoroughfares. For divided streets, the transverse slope shall be as required by the city
engineer.
Lime Stabilization
SANGER RANCH DEVELOPMENT AGREEMENT —Page 76 of 104
Refer to NCTCOG Standard Specifications, Division 4, Item 4.6.
6.03 -Sidewalks
Refer to NCTCOG 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 three thousand (3,000)
p.s.i. concrete on both sides of all streets within the subdivision and of a width not less than eight
Feet (8') on all major thoroughfares. Sidewalks shall be constructed one foot (P) from the
property line within the street or thoroughfare right -of --way and shall extend along the street
Frontage including the side of corner lots and block ends. Alternate sidewalk designs may be
considered and shall be approved on a case by case basis by the City.
Construction of sidewalks adjacent to curb in residential areas will be considered where
driveway entrances are constructed from the rear of lots on each side of the street for the full
length of the block or where mountable curbs are installed. In these instances, the sidewalks shall
be five feet (5') wide.
Sidewalks in commercial areas shall be a minimum width of six feet (6') or extend from the back
A the curb to the 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.
Longitudinal slope of sidewalks shall be that of the curb adjacent to the sidewalk. The.
longitudinal slope of the sidewalk shall be one-fourth inch (1/4") 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 property line or the private property graded to a 3 * 1 maximum
slope.
6.04 - Drainage and Storm Sewer Improvements
SANGER RANCH DEVELOPMENT AGREEMENT —Page 77 of 104
General:
Drainage facilities shall be provided and constructed by the developer in
accordance with all City standards and the following basic requirements.
Runoff Calculations
1. The selection of which method to use for calculating runoff depends upon the size of the
contributing drainage area at the most downstream point of the project. The "Rational
Method" is acceptable for designing projects in which the drainage area is less than two
hundred (200) acres. A unit hydrograph method is required for projects with larger drainage
areas.
2. No matter which method is used to calculate runoff, a developer or builder of property
greater than one (1) acre in size, or any property that was platted as a part of an overall tract
which was greater than one (1) acre in size (including churches and schools), shall develop
the property so that the rate of runoff created by the development as it leaves the property
does not exceed the rate of runoff that would have been created if the property had developed
as a single-family residential property.
3. Runoff computations shall be based upon fully developed watershed conditions in
accordance with the land use projections in the latest Master Plan. The design engineer
shall size drainage facilities by disregarding the detention effects of upstream property and
calculating the runoff as if the off -site property was developed without any detention. If an
approved regional detention/retention facility is in operation, the design engineer may size
downstream drainage facilities based on consideration of the detention effects of the regional
facility.
4. Procedure for drainage areas less than two hundred (200) acres.
i) Computation of Storm Water Runoff for drainage areas less than two hundred (200)
acres shall be by the "Rational Method," which is based on the principle that the
maximum rate of runoff from a given drainage area for an assumed rainfall intensity
occurs when all parts of the area are contributing to the flow at the point of discharge.
The formula for calculation of runoff by the "Rational Method" is.
Q=CIA
Where: Q = the maximum rate of discharge, expressed in cubic feet per
second.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 78 of 104
5
C = Coefficient of Runoff.
Park areas - No developed land 0.30
Developed Park sites 0.40
Single Family Residential 0.55
Duplex 0.60
Multiple Family 0.70
Schools 0.70
Churches 0.70
Neighborhood Commercial 0.70
Office Commercial 0.70
Commercial 0.85
Industrial 0.85
I = Intensity of Runoff in inches per hour (Use Appendix A — IDF Curve).
A =Drainage Area in acres.
ii) Time of concentration is the longest time, without interruption of flow by detention
devices that a drop of water takes to flow from the farthest point of the drainage area to
the point of concentration (i.e. the point of design). The time of concentration is
composed of the inlet time and the flow time in a conduit or channel to the point of
design.
iii) When designing inlets and laterals, the time of concentration is equal to the inlet
time. The design engineer will compare the above specified inlet times to the actual
calculated inlet time by computing the flow time overland and along the gutter to the first
inlet. Manning's equation shall be used to determine flow time to the inlet. The design
engineer may use the actual calculated or specified inlet time.
a) The inlet time shall be ten (10) minutes for property zoned multiple family,
churches, schools, local business, central business, commercial, or industrial.
b) An inlet time of fifteen (15) minutes shall be used for property zoned for parks,
cemeteries, agricultural, and single family residential.
Procedures for Drainage Areas greater than two hundred (200) acres:
i) For drainage areas in excess of two hundred (200) acres where the use of the
"Rational Method" does not provide reliable results, the use of a unit hydrograph method
shall be made. The use of a unit hydrograph calculation will be based upon standard and
accepted engineering principles subject to the approval of the City Engineer. Acceptable
SANGER RANCH DEVELOPMENT AGREEMENT —Page 79 of 104
methods include the Soil Conservation Service (SCS) Technical Release Number 55 or
the Corps of Engineers HEC-1 models for drainage areas 200 acres or more.
The unit hydrograph method shall be based upon fully developed watershed
conditions assuming no effects from the small on -site detention facilities for maintaining
the rate of runoff as if the property was developed as single family residential use. The
detention effects of large regional detention facilities can be taken into account in unit
hydrograph methods.
Circumstances that may require the use of a unit hydrograph method include sizing
open channels, reclaiming floodplains, creating lakes, or building other types of drainage -
related facilities on major drainage courses. Design engineers of these types of facilities
should be aware that the requirement of designing for fully developed watershed
conditions will mean that they will have to calculate these fully developed flows instead
of using the flows calculated in the Federal Emergency Management Agency's (FEMA)
flood insurance studies for Sanger or Denton County.
Design Storm Frequencies
The approved drainage system shall provide for positive overflow at all low points. The term
"positive overflow" means that when the inlets do not function properly or when the design
capacity of the conduit is exceeded, the excess flow can be conveyed overland along a grassed or
paved course. Normally, this would mean along a street or alley, or shall require the dedications
of special drainage easements on private property.
DESIGN RECURRENCEINTERVAL
DRAINAGE FACILITY
Closed Storm Sewer Systems
10-year with 100-year positive overflow in
streets such that the depth of flow in the street
does not exceed the top of curb.
Closed Storm Sewer Systems
and Inlets at Street Low Point
or Sag
Culverts and Bridges
100-year with positive overflow
100-year
Concrete -lined Channels
100-year
Earthen Channels
100-year
Street and Alley Capacity
1. The depth of flow in the streets shall not exceed the top of curb for the 100-year storm.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 80 of 104
2. The flows created by the 100-year storm shall be contained within the capacity of all paved
alleys.
3. The first floor elevations of all residential and other structures shall be set at a minimum
elevation of one foot above the top of the street curb elevation or the alley invert, and with
positive drainage provided away from the structure. Positive overflow sections shall provide
a minimum of 1 foot of freeboard from the overflow invert adjacent to structures and the
corresponding first floor elevation of all residential and other structures.
Inlet Placement and Capacity
1. Storm sewer inlets shall be built along paved streets at such intervals that the depth of flow,
based upon the 100-year storm, does not exceed the top of curb. Inlets shall be located as
necessary to remove the flow based on a 100-year storm. If in the opinion of the City
Engineer the flow in the gutters would be excessive using the above design criteria, the storm
sewers or inlet locations could be altered to relieve adverse conditions.
2. Inlets shall be placed upstream from an intersection whenever possible. At any intersection,
only one street shall be crossed with surface drainage and this street shall be the lower
classified street. When an alley intersects a street, inlets shall be placed in the alley
whenever flow down that alley would cause the capacity of the intersecting street to be
exceeded.
3. The minimum inlet size shall be five (5) feet. No more than twenty (20) feet of inlet shall be
placed along one gutter at any given location. Minimum sizes of laterals shall be 18 inches
for use with 5 foot inlets, 21 inch laterals with 10 foot, 15 foot, and drop inlets and 24 inch
laterals for 20 foot inlets. Where laterals tie into trunk lines, place the laterals on a 60 degree
angle with the trunk line and connect them so that the longitudinal centers intersect.
Pipe Design Standards
1. Storm sewer conduit shall be sized to flow full. Manning's Equation shall be used to
determine the conduit size.
2. Minimum and Maximum Velocities in Pipes
i) The minimum velocities in conduit shall be 2.5 feet per second.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 81 of 104
ii) Maximum velocity in the pipe shall not exceed 12 feet per second.
The maximum discharge velocities in the pipe shall also not exceed the permitted
velocity of the receiving channel or conduit at the outfall to prevent erosive conditions.
The maximum outfall velocity of a conduit in partial flow shall be computed for partial
depth and shall not exceed the maximum permissible velocity of the receiving channel
unless controlled by an appropriate energy dissipater (e.g. stilling basins, impact basins,
nprap protection).
3. In general, storm water shall be carried in concrete pipe conduit, but other types of conduit
can be used to carry stormwater. However, prior permission to use other conduit materials
must be obtained from the City Engineer.
4. Hydraulic Gradient
i) Conduits must be sized, and slopes must be set such that runoff flows smoothly down
the drainage system. To insure this smooth passage, the hydraulic gradient must be at the
proper elevations. The hydraulic grade line shall be established and shown on the plans
for all storm sewer design.
ii) The hydraulic grade line shall in no case be closer to the surface of the ground or
street than one (1) foot.
iii) Hydraulic gradient calculations shall account for all head losses that may occur in the
storm sewer line. Friction head loss shall be determined by direct application of
Manning's Equation. Minor losses due to turbulence at structures shall be determined
using Appendix B of this section.
Culvert Design
1. One (1) foot of freeboard is required between the 100-year water surface elevation and the
top of curb elevation. Exceptions must be approved in writing by the City Engineer.
2. Culverts must be designed using standard methods and engineering judgment. Culverts shall
be designed in accordance with the latest edition of the Texas Department of Transportation
(TxDOT) Hydraulic Design Manual. Standards of the City of Sanger will take precedence
over TxDOT Manual in cases of conflict.
3. Culvert hydraulic grade line calculations shall consider both inlet and outlet control.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 82 of 104
4. Culverts shall be skewed such that impacts due to the flood and normal flow angles of attack
on the structure are minimized.
5. The maximum velocity through a culvert shall be fifteen (15) feet per second.
6. Stream stability shall be assessed when determining the number of barrels, height and width
and culvert skew. Potential for scour shall be accounted for in the design.
Bridges
1. Two (2) feet of freeboard is required between the 100-year water surface elevation and the
low chord of the bridge. Exceptions to this requirement must be approved by the City
Engineer in writing.
2. The skew of the bridge piers and abutments shall be oriented as close to the normal or flood
direction of flow resulting in an angle of attack as close to 0 degrees as possible.
3. Bridges shall be designed using standard methods.
4. Stream stability shall be assessed when designing the abutments and interior bents of the
bridge. Scour shall be accounted for in the design.
Channels
1. Open channels are discouraged in urban areas. Open channels may be used instead of an
enclosed system when the pipe size, necessary to carry the design storm event, exceeds the
capacity of 2-60 inch RCP. Open channels shall not be permitted when 2-60 inch RCP pipes
will carry the design flow, unless approved by the City Engineer.
2. Open channel design criteria:
i) Channels maybe left in their natural state provided that the channel velocities are 6.0
feet per second or less and that one (1) foot of freeboard is available during the design
storm event.
If the natural channel is to be replaced by an improved channel, the flow from the
100-year design flood must be contained within the improved channel while allowing for
one (1) foot of freeboard.
BANGER RANCH DEVELOPMENT AGREEMENT —Page 83 of 104
Improved channels shall be trapezoidal shaped and include a lined section if the
design velocity is greater than six (6) feet per second. Lining types such as concrete, rock
walls and gabions may be used upon approval of the City Engineer. The maximum
velocity allowed in concrete lined channels is fifteen (15) feet per second.
iv) Unless shown to be feasible in a soils report sealed by a licensed professional
engineer in the State of Texas and approved by the City Engineer, improved channels
shall have minimum side slopes of.
a) Four (4) feet horizontal to one (1) foot vertical for earthen, grassed -lined side slopes.
b) 1.5 feet horizontal to one (1) foot vertical for concrete -lined side slopes in rock.
v) Where practicable, all unpaved channels should have sufficient grade to avoid
ponding during backwater flow conditions. A minimum slope of 0.50% is required for
earthen channels and swales, except those used as part of a wetlands area.
vi) The developer or owner shall use low maintenance vegetation for vegetative cover, as
approved by the City Engineer prior to planting. The selection of materials shall comply
with either the current ground cover listing for North Central Texas furnished through the
Texas Agricultural Extension Service.
3. Manning's equation can be used to design channels and determine water surface elevations
and velocities when backwater effects are negligible. Channels where backwater effects
occur must be designed using models accepted by FEMA.
4. All channel sections must consider and account for channel stabilization in their design. This
requirement pertains to all sections whether they are le$ in their natural condition or are
modified in any manner. The design of all drainage channels and swales shall assure
adequate capacity and minimum maintenance to overcome the result of erosion, silting,
sloughing of bends or similar occurrences.
5. When performing hydraulic analyses for channel or drainage way design, the starting water
surface shall be based on the following criteria:
i) When the ratio of the drainage area of the receiving creek (at the confluence location)
to the drainage area of the channel or drainage way being designed is 15 or greater, the
10-year water surface of the receiving creek shall be used as the starting water surface for
hydraulic design calculations. For creeks where the 10-year water surface is not
available, the slope -area method will be used for starting design calculations.
ii) When the ratio of the drainage area is less than 15, the 100-year elevation on the
receiving creek shall be used as the starting water surface for design calculations.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 84 of 104
Detention Design. Detention/retention facilities shall be designed for the I Wyear
design flood according to the following criteria.
1. Dedicated detention/retention basins shall also include an additional one (1) foot of freeboard
and two (2) feet of sediment storage. The volume of runoff storage for drainage areas greater
than two hundred (200) acres shall be computed using unit hydrograph procedures.
Acceptable unit hydrograph procedures are provided in section XI.B.5 of this document.
For drainage areas less than two hundred (200) acres, the above methods are recommended;
however, an approximate routing method based on the rational formula is allowable.
2. All detention facilities designed shall consider the timing of the flood peak in the main
channel into which the detention facility drains. Delaying the peak from a site in lower
portions of a watershed may result in a higher peak on the main channel.
3. A detention facility shall have enough gradient to ensure positive drainage to the outlet
structures so as to avoid nuisance conditions such as standing water, odors, insects, and
weeds. A minimum slope of 0.50% towards the outlet structure is required for all detention
facilities.
4. Detention areas in parking lots shall not be:
i) In required parking spaces but in extra spaces.
ii) Behind speed bumps unless the speed bumps are made with reinforced concrete.
iii) Deeper than six (6) inches unless otherwise approved by the City Engineer and
warning signs shall be posted.
5. Drainage easements shall be provided for all regional detention/retention facilities and for
other detention/retention facilities where two (2) or more owners are involved.
6. Detention facilities shall be designed to empty in less than 24 hours, unless it is also serving
as an erosion control facility.
7. Detention facilities used as a sediment control device shall meet the following requirements;
i) The sediment control facility shall be designed with minimal velocities such that
sediment is dropped and not picked up by flows at any time during the storm event.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 85 of 104
The basin shall be designed with adequate sediment storage area so that sediment
removal is not required more than twice a year. Expected removal periods greater than
twice a year must be specified in the maintenance plan and approved by the City
Engineer.
Sediment control facilities cannot be used to meet detention requirements unless the
volume of sediment is included in the calculations for the detention basin design.
8. The owner shall maintain detention/retention facilities unless the facilities are dedicated to
the City of Sanger. The following measures are required to ensure the facility functions
properly.
i) Facilities should be mowed at least twice a year to control weeds and discourage
woody growth.
ii) Debris, litter and accumulated sediment should be removed from detention facilities
at least twice a year. Particular attention should be given to removal of debris, litter and
sediment around outlet structures.
iii) Detention basins designed for sediment removal shall be maintained as specified in
the maintenance plan and approved by the City with construction plan submittal.
Flumes. The use of flumes is not recommended for widespread use. Flumes shall not be
permitted when the purpose of a permanent flume is to carry runoff down the sides of earthen
channels. A flume may be used to direct overflow runoff along property lines until the runoff can
be intercepted by streets or conduits. Flumes crossing sidewalks shall be covered or bridged
such as to minimize danger to pedestrians.
Residential Grading and Drainage
1. Surface runoff from residential lots shall cross no more than one additional lot before being
directed toward the street or a dedicated drainage system. When the flow reaches the second
lot, side lot swales shall be in place to direct the flows to the street or to a dedicated City
drainage system within an easement in the rear yard. Furthermore, no more than one lot may
drain to a second lot before the flow is directed to a street or to a dedicated city drainage
system. Where lot to lot drainage occurs, the lot lines shall be aligned and a dedicated private
drainage easement shall be provided.
2. Three general categories of residential lot grading and drainage plans are anticipated within
the City of Sanger as shown in Figure No. 1. Specific deviations from these three plans will
be considered on an individual basis.
3. When adjacent to the floodplain, the finished floor (FF) elevation of commercial buildings
shall be two foot (2') above the 100-year fully developed based flood elevation (BFE) of the
BANGER RANCH DEVELOPMENT AGREEMENT —Page 86 of 104
ultimate floodplain. The FF elevation of residential buildings shall be two feet (2') above the
100-year fully developed based flood elevation (BFE).
SANGER RANCH DEVELOPMENT AGREEMENT —Page 87 of 104 ,
APPENDIX A
INTENSITY - DURATION - FREQUENCY CURVE
�3in��i� R+�r3Riars bra �A�n�4�s
BANGER RANCH DEVELOPMENT AGREEMENT —Page 88 of 104
Minor Head Losses
SANGER RANCH DEVELOPMENT AGREEMENT —Page 89 of 104
,# Entrance Losses
1. Equation
HL - Ke n
2g
Where
HL heard lass (feet)
V2 velocity in downstream pipe Ot1s)
Ke = head loss coefficient
g gravity constant (32.2 ft Q)
2. Entrance Lass aaeffi�ents ����
Type of Stry�aci:�re �tac� D�asign of lµr►trarace K�
C�ri�ret� Pipe
l rojeeting from fill.
Socket end &oove-ends . .. 0.2
Square, cut - - - - ---------•- 0-5
# eadwall or headwall and v ngwaljs:
Socket and of pipe oove'end) 0..2
Squaredge......,....................._,WA ,..,...,...,.,.,..-.n,,....,,.......,..,. OVS
Rounded (radius= I€I2D).....,,.r.,.>e,.,._.._,. V V = 4 .,,,.,, III .x........>,. 0,2
1�litered to conform to fill slope V I .,83...,n 4 A ......,,.>., 0.7
Enid -section conforming to fill slope..>... ..._....>4A+ V4V In wVI*AV VAA........... 045
leveled edges, 331 to 454 bevels 0.2.
Sidee or slope tapered inlet
Pipe or Pipe -Arch Cuwa^ugAted Metal
ProJectii from fill laead�vall>.....,....,>,>.>,.,,....,».....,.>...,.,.>.. t>-9
hleadwall or headwall and wingwatls 0,S
Mitered to conform to fill slope, paved or unpaved slope.......... 0.7
End section conforming to fill slope- - - - - 0-5
levelededges, 33'to45'bevels .............................__..._......__.... t3.2
Side= or slope=tapered inlet .................................... ........•----.._.. Cl.2
Box, Reinforced Concrete
l-iead�.l# par�llei t�-, errib�i�l��°ie�t �i�� �uin�u�r�lls).
Square -edged on 3 edges;. .: ............1 ..,. ._>..>. 0:5
Rounded on 3 edges to radius of UI2 barrell dimextsion
or beveled on 3 sides ...... ..... ..... 0-2
inS tills at 300 to 75V' to barrel;
Square -edge rounded to radius of 1112 Nowell dimension
or Beveled on 3 sides„ C X I r*11_,<Pin ............I In .>.n..r.,......,,., ,>.. 042
ingwall at 10" to 250 to barrel
Square -edged at cro`!s'vn.._... ......................... 0.5
s(ingwall parallel (extension of sides):
Squat-e.Pdged at crown...,... - - - 0.7
Sideor slope tapered inlet .................................................__ 0.2
SANGER RANCH DEVELOPMENT AGREEMENT -Page 90 of 104
6.05 - Water Systems
Water systems shall be of sufficient size to furnish adequate domestic water, to furnish fire
protection to all lots and shall conform to the city's comprehensive plan and meet the
requirements, in all respects, of the Texas Department of Health. The city shall make the final
determination of the adequacy of water mains proposed.
A. Materials
(1) Water Mains
(a) All water mains twelve inches (12") in diameter and smaller may be AWWA
C900 polyvinyl chloride (PVC) pipe or an approved equal. Water mains larger
than twelve inches (12") in diameter may be constructed with either pre -
tensioned or pre -stressed concrete steel cylinder pipe, AWWA C900 polyvinyl
chloride (PVC) pipe or an approved equal.
(b) The subdivider shall comply with all applicable NCTCOG Standard
Specifications, Division 2, Item 2.12., Sections 2.12.5., 2.12.8., and 2.12.20.
(2) Gate Valves
Gate valves shall be furnished in accordance with the NCTCOG Standard
Specifications, Division 2, Item 2.13., Section 2.13.10
(3) Fire Hydrants
(a) Fire hydrants shall be furnished in accordance with the NCTCOG 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 Testing
(1) Water Mains Fittings, Gate Valves and Fire H dy rants
(a) The subdivider shall comply with all applicable NCTCOG Standard
Specifications in Division 6, for installing materials that comply with the
standards of the city.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 91 of 104
(b) Prior to approval of plans and specifications for ductile iron pipe, the subdivider
shall perform a soil survey to establish the corrosive characteristics of the soil
at, and along, the alignment of the proposed water mains. If the corrosive
characteristics of the soil are found to be excessive or indicate a potential for a
corrosive condition, then an approved polyethylene encasement or wrapping
shall be installed to protect the pipe in accordance with the NCTCOG Standard
Specifications, Division 2, Item 2.9., Section 2.9.5.
(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 capacity shall not exceed three thousand feet (3,000') in
length. Adequate capacity shall be determined by the standards for fireflow as
adopted by the City and/or required by the State of Texas whichever is more
stringent.
(d) In zoning districts commonly referred to as "residential sections," the minimum
size of water main shall be six inches (6") in diameter. Where intervals between
"cross -connecting" mains must exceed one thousand two hundred feet (1,200'),
or where dead -ends must exist, eight inch (8") diameter or larger mains shall be
installed.
(e) Eight inch (811) diameter .and larger mains shall be installed in zoning districts
commonly referred to as "commercial", "industrial," or "multi -family" with
minimum size eight inch (8") diameter intersecting mains every six hundred feet
(600') as required by the City. 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
SANGER RANCH DEVELOPMENT AGREEMENT —Page 92 of 104
engineer, city building official and the fire chief, but in no event shall these
requirements be less than the minimum required by the City and/or the State of
Texas whichever is more stringent
(f) All valves buried in the ground shall be provided with cast-iron valve boxes of
proper dimensions to fit over the valve bonnets and to extend to such elevation
at or slightly above the finished street grade or ground line, as approved by the
city. Tops shall be complete with covers marked "water" and shall be
adjustable. Valve boxes shall be set vertical and concentric with the valve stem.
Any valve box which has so moved from its original position as to prevent the
application of the valve key shall be satisfactorily reset by the developer at his
own expense. A reinforced concrete pad of the dimensions, YO" x YO" x 6
shall be poured around all valve boxes that are outside the pavement section,
unless otherwise directed by the city.
(g) Fire hydrants shall be placed to conform to the requirements as adopted by the
City.. Each hydrant shall be set upon a slab of stone or concrete not less than
four 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.
(h) 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.
6.06 - Sanztar�y Sewers
Sanitary sewer facilities shall be furnished and installed to adequately service the subdivision
and shall conform to the city's sanitary sewer plan and meet the requirements, in all respects, of
the Texas Commission on Environmental Quality or it's successors. The adequacy of the
sewerage facilities provided by the subdivider shall be determined by the city.
A. Materials
(1) Sewer Mains and Appurtenances
SANGER RANCH DEVELOPMENT AGREEMENT —Page 93 of 104
(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 polyvinyl chloride (PVC) pipe.
The subdivider shall comply with the applicable Standard Specifications of
Division 2, which are related to the materials for the sewer mains accepted by
the city.
Connections shall be made with a fabricated fitting. Field -glued connections are
not allowed. When PVC pipes pass 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 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 NCTCOG
Standard Specifications, Division 6, Item 6.7., Section 6.7.2.(i).
The manholes shall be placed at points of change in alignment, grade, size of
sewer, the intersection of sewers; at the right -of --way lines of major and
secondary thoroughfares, whether existing or proposed, and the end of all
sanitary sewer mains subject to extension.
Maximum manhole spacing for sewers with straight alignment and uniform
grades should be determined so as to assure continuous operation based on
available Gleaning equipment. 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 6.7.20).
(2) Lift Stations and Force Main
(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 submitted to
the city engineer prior to the purchase and installation of the pumps.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 94 of 104
(b) All force mains shall be polyvinyl chloride (PVC) or and approved equal,
furnished in accordance with the applicable NCTCOG Standard Specifications,
Division 2.
For the initial flows or at design for average flows, a cleansing velocity of at
least two feet (2) per second shall be maintained, with the velocity not to exceed
five feet (5) per second at the peak pumping rate. Where high points are
necessary in the design of the force main, automatic air relief valves shall be
placed at high points in the force main to prevent air locking.
(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 Commission on
Environmental Quality (TCEQ) or its successors.
(3) Location
Wherever possible, sewers shall be located in the alleys or easements and shall be a
minimum of five feet (5) to six and one-half feet (6 1/2') 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 particular 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 Commission on Environmental Quality (TCEQ) or its successors
and the following are the minimum slopes which should be provided for a
velocity of at least two feet (2) per second; however, slopes greater than these
are desirable.
Sanitary
Sewer -Diameter
4
10 inch
12 inch
15 inch
Minimum Slope Feet
SANGER RANCH DEVELOPMENT AGREEMENT —Page 95 of 104
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 6.2.9.(c)(6).
(c) Performance tests of the sewer mains, manholes and appurtenances shall be
performed and documented by the subdivider in accordance with the procedures
and requirements of the Standard Specifications, Division 6, Item 6.7.
Visual inspection by photographic means (either video or film) shall be required
on all sewer mains under the proposed street pavement and shall be performed
after completion and acceptance of the street subgrade but prior to the final
paving.
Prior to any testing being performed, the subdivider shall submit for approval to
the city engineer a fall 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 connections are made.
B. The subdivider shall provide separate service lines for water and sanitary sewerage to each
lot or point of metering. The developer shall install separate service lines for each potential
business.
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 (14/2'). All service lines shall be
on an individual basis. No bullhead connections allowed.
A meter box, meter yoke and miscellaneous fittings shall be furnished and installed by the
SANGER RANCH DEVELOPMENT AGREEMENT —Page 96 of 104
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") in
residential districts and six inches (6") in commercial and industrial districts, shall meet the same
requirements for sanitary sewers described above, shall be constructed from the main to the
building using wyes and necessary bends, and shall have a minimum cover at the property line of
,our feet (4'), where possible.
E. The subdivider shall place .a suitable marker at the point where said service lines are
stubbed out so that these lines can be easily located for connection by the city. Suitable markers
shall be "W" for water and "S" for sewer stamped in top of curb, or edge of the pavement if no
curb is constructed. Letters shall have a minimum height of two 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, including telephone and cable services, 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 required for all
subdivisions.
6.08 - Street Li h� ting
Street lighting shall conform to the latest edition of the Illuminating Engineering Society
Handbook. Aggregate poles with approved fixtures shall be used and lighting levels, as
recommended, shall be provided for very light traffic in residential areas, medium traffic on
collector streets, and heavy traffic on thoroughfares. In no instance shall the spacing between
street lights exceed four hundred feet (400').
The street lighting plan shall be approved by the city engineer.
Initial cost of installation of street lighting shall be borne by the subdivider. Street lighting shall
not be installed in undeveloped areas, unless monitored and maintained by the developer, until
homes businesses have been occupied within one hundred feet (100') of the light.
6.09 - Constricction 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.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 07 of 104
6.10 - Record Drawings Las~Built Plans)
The subdivider shall furnish the city engineer one (1) set of reproducible as -built drawings and
one electronic copy compatible with the City of Sanger's CAD system prepared and certified
correct by the subdivider's engineer within thirty (30) days after completion of construction.
These as -built drawings shall be twenty-four inch (24") by thirty-six inch (36") sheets and shall
show complete details of the installation improvements and appurtenances as required by the
city, including, but not limited to:
A. Plans, profiles and cross sections of all streets and alleys;
B . Plans, profiles and cross sections of all drainage projects;
C . Locations of water and sewer mains with respect to property 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 property 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
SANGER RANCH DEVELOPMENT AGREEMENT —Page 98 of 104
the city engineer. The subdivider shall notify the city_ engineer forty-eight (48) hours prior to
commencement of construction. This notice shall give the location and date of the start of
construction. If the city engineer determines it necessary, he/she shall have the right to inspect
any construction work being performed to insure that it is proceeding in accordance with the
intent of the provisions of this ordinance.
6.12 - Testing
The City of Sanger will determine which lab is to be used for testing service, testing services will
be arranged and paid for by the owner/developer.. It shall be the responsibility of the developer's
engineer to coordinate the scheduling of all required tests with the testing laboratory. Testing
shall be conducted in accordance with the procedures set forth in Part III of the Standard
Specifications for like work at the frequency specified therein or as directed by the city engineer.
6.I3 -Surveyor's Certif cate
The subdivider shall furnish a certificate, prepared and certified correct by the subdivider's
surveyor, stating that the positions of all monuments and lot markers have been confirmed, or
corrected, if necessary, following completion of on -site public improvements to conform to the
location of same on the final plat of the development.
6.14 -Contract Com�nletion Certi acate
The subdivider shall furnish the city a "Contract Completion Certificate" prepared and certified
correct by the subdivider's engineer showing an itemized final statement of all costs, including
engineering, related to the construction as required by the city, within ten (10) days after
completion of construction, and indicating that all improvements have been completed in
accordance with the approved plans and specifications.
6.I S -Acceptance
The city's acceptance of such work shall be by the city's approval and endorsement of the
contract completion certificate. Such acceptance by the city will not be given until satisfactory
record drawings have been received by the city.
6.16 - A adavits
SANGER RANCH DEVELOPMENT AGREEMENT —Page 99 of 104
The subdivider and the contractor shall furnish the city a subdivider's payment affidavit stating
that all payments due the contractor have been paid and a contractor's payment affidavit stating
that any and all amounts due for labor, materials, supplies, services or claims in conjunction with
said construction have been paid in full: These affidavits shall be furnished within thirty (30)
days following acceptance of work by the city.
6.I7 -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.
6.18 -Park• Open Space •Recreation Areas &Public Use Dedication
A. This section includes 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, conditions, or limitations of such reservations.
B. General Park Requirements for Residentially Zoned Property
1. Preliminary and Final Plats shall show areas proposed for park(s). Construction plans
shall show improvements and development provided by the developer.
2. The Final Plat shall contain a clear fee simple dedication of the land to the City for
park use.
3. The area dedicated shall be not less than one (1) acre for each 50 dwelling units. The
term 'dwelling unit' means any building or portion thereof which contains living
facilities, including provisions for sleeping, eating, cooking and sanitation, as
required by this code, for not more than one family.
Each multi -family development shall indicate the number of dwelling units to be
incorporated in the development on the Preliminary and Final Plat submissions
4. Payment of money in lieu of dedication of land is authorized when permitted or
required by other provisions of this ordinance.
5. Money paid in lieu of dedication of land may be used only for acquisition or
development/improvement of a neighborhood/community park located within the
same general area as the development or in park facilities intended for access and use
SANGER RANCH DEVELOPMENT AGREEMENT —Page 100 of 104
by the entire City.
6. At a minimum, park land shall be developed proportionally with each phase.
C. Area Less Than One Acre
Development of an area less than one (1) acre for public parks purposes is impractical.
Therefore, if fewer than 50 dwelling units are proposed the developer/landowner shall pay
money in lieu of dedication of land. The only time a land dedication of less than one (1) acre will
be considered is when the land can be added to an existing park
D. Area Greater Than One Acre
1. Proposed park areas shall be presented as part of the Preliminary Plat. The Parks
Board and Planning and Zoning Commission will review and comment on each park
dedication prior to presentation to the City Council. Proposed improvements and
development standards will be presented to the Parks Board, Planning & Zoning
Commission and City Council.
2. The City Council may accept or reject the land offered by the developer/landowner
and require money in lieu of dedication of land. Some issues for consideration by the
City may include:
a. Land is unusable or not compatible with the Master Plan.
b. Sufficient park area is already dedicated in the development area
c. The area would be better served by expanding or improving existing parks.
d. Acquisition of the land is not in the best interest of the City.
E. The land for park development shall be dedicated in the Final Plat or simultaneously by
separate instrument.
F. If the developer/landowner exceeds the number of dwelling units/lots upon which the
original dedication was based, then additional dedication or payment of money in lieu of
dedication shall be required at the discretion of the City Council.
G. Prior Dedication; Absence of Prior Dedication
1. Credit shall be given for land dedicated and/or money paid for public park purposes
prior to the enactment of this ordinance.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 101 of 104
2. Subdivisions in the platting system shall be controlled by the ordinance in effect at
the time such application arose, except additional dedication shall be required only
for the increase in density described in paragraph F, above, and maybe either land or
money in lieu of land as determined by the City Council.
H. Money in Lieu of Land
1. The dedication requirement shall be met by a payment of $ 1000.00 per lot in lieu of
dedication of land.
2. Payment of money in lieu of dedication of land for park purposes shall be made prior
to the issuance of the first building permit.
I. Master Plan Considerations
The City of Sanger Master Plan will be used for guidance concerning the desired location and
type of parks to be developed.
J. Special Fund
1. The City shall establish a special fund for the deposit of all sums paid in lieu of land
dedication which shall be known as the Park Land Dedication Fund. Any interest
earned by these funds shall remain in this account and be used for the fund's intent.
2. The City shall account for money paid in lieu of land dedication with reference to
individual plats. Any funds not expended by the City within ten (10) years of the date
received by the City for acquisition or development of a park shall be returned to the
developer if requested by the developer in writing. The developer of the property on
the last date of the ten (10) year period shall be entitled to a proportional refund
computed on a per dwelling unit basis. The property owner of such property must
request a refund in writing within one (1) year of entitlement or such right shall be
barred.
K. Additional Requirements
1. Any land dedicated to the city under this ordinance must be suitable for park and
recreation uses. The offer of land with the following characteristics may be refused:
a. Any areas of unusual topography or slope or other characteristics which render
same unusable for reasonable park construction.
b. Any area that does not meet the grant requirements of the State of Texas,
Department of Parks and Wildlife.
BANGER RANCH DEVELOPMENT AGREEMENT —Page 102 of 104
2. Drainage areas may be accepted as part of a park if no significant area of the park is
cut off by access to such channel and if suitable improvements may be made within
the area without unreasonable cost by the city.
3. Each park must have direct access to public streets.
4. Any detention/retention pond used as part of the open space requirement must be
approved by the city and must have a 4' wide sidewalk around the entire premises of
the pond and must have minimum 4' benches placed on concrete pads and spaced not
more than 500' apart with trees planted between the benches at 100' intervals. The
trees planted must be from an approved list obtained from the city.
5. Each Park must have suitable and adequate off .street parking paid for by the
developer as determined by the City.
L. Playground Requirements.
For each 50 lots of a subdivision, a playground area of at least 6,000 square feet, with a
minimum width of 60 feet and a minimum depth of 100 feet, shall be provided and equipped
with playground equipment meeting ASTM F1487-01 specifications and shall be proportional in
cost to approximately $1500.00 per lot. The playground components shall be as required by the
City's Parks Department. For subdivisions greater than 50 lots, multiple play areas may be
incorporated into one playground. The square footage of the playground and the equipment will
increase proportionately, according to Parks Department standards, with the number of lots in the
subdivision. The playground shall be fenced with a latching gate to secure the area from animals.
The square footage of the playground(s) may be used to offset the total requirement for "Open
Space" dedication.
Playground Land cannot be located in either the flood plain or a detention area.
If the playgrounds) is to be owned and maintained by a Homeowners' Association, the same
criteria is to be applied.
If the subdivision is to be an "Adults Only" development, amenities with the same value and
location restrictions shall be required.
If cash is given in lieu of playground equipment, the amount shall be $1500 per lot or
proportionate part thereof.
Development of the playground area must commence prior to one-fourth of the development
being completed. Building permits may be withheld if the playground development has not
commenced.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 103 of 104
Development of the playground area must be completed prior to one-half
development being completed. Building permits may be withheld if the
development is not completed or substantially underway.
SANGER RANCH DEVELOPMENT AGREEMENT —Page 104 of 104
(1/2) of the
playground