10/21/2019-CC-Agenda Packet-RegularAGENDA
CITY COUNCIL REGULAR MEETING
MONDAY, OCTOBER 21, 2019
7:00 PM
502 ELM STREET
SANGER, TEXAS
1.Call Meeting to Order, Invocation, Pledge of Allegiance.
2.CITIZEN INPUT:
(Citizens are allowed 3 minutes to speak. The City Council is unable to respond or discuss any issues
brought up during this section.)
3.CONSENT AGENDA:
a.Approval of Minutes
1.City Council Regular Meeting Minutes 10072019
Approve the Regular City Council Meeting Minutes of October 7, 2019.
b.Interlocal Cooperation Agreement for Library Services
Approve and Authorize the Mayor to Execute an Interlocal Cooperation Agreement for
Library Services with Denton County to Provide Funding of $16,700 to the City of Sanger
Public Library.
4.Consider Any Items Removed from Consent Agenda.
REGULAR AGENDA
5.Subdivision Ordinance Amendment
Conduct a Public Hearing and Consider, Discuss and Act on Ordinance # 103019 Regarding an
Amendment of Section 4 "Procedure", Exhibit A "Subdivision Ordinance", Chapter 10 "Subdivision
Regulation", of the City of Sanger Code of Ordinances.
6.INFORMATION ITEMS:
a.All American Dogs Report
All American Dogs Report September 2019
7.FUTURE AGENDA ITEMS:
(The purpose of this item is to allow the Mayor and members of Council to bring forward items they
wish to discuss at a future meeting, A Council Member may inquire about a subject for which notice
has not been given. A statement of specific factual information or the recitation of existing policy may
be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a
subsequent meeting. Items may be placed on a future meeting agenda with a consensus of the Council
Page 1
AGENDACITY COUNCIL REGULAR MEETINGMONDAY, OCTOBER 21, 20197:00 PM502 ELM STREETSANGER, TEXAS1.Call Meeting to Order, Invocation, Pledge of Allegiance.2.CITIZEN INPUT:(Citizens are allowed 3 minutes to speak. The City Council is unable to respond or discuss any issuesbrought up during this section.)3.CONSENT AGENDA:a.Approval of Minutes1.City Council Regular Meeting Minutes 10072019Approve the Regular City Council Meeting Minutes of October 7, 2019. b.Interlocal Cooperation Agreement for Library ServicesApprove and Authorize the Mayor to Execute an Interlocal Cooperation Agreement forLibrary Services with Denton County to Provide Funding of $16,700 to the City of SangerPublic Library.4.Consider Any Items Removed from Consent Agenda.REGULAR AGENDA5.Subdivision Ordinance AmendmentConduct a Public Hearing and Consider, Discuss and Act on Ordinance # 103019 Regarding anAmendment of Section 4 "Procedure", Exhibit A "Subdivision Ordinance", Chapter 10 "SubdivisionRegulation", of the City of Sanger Code of Ordinances.6.INFORMATION ITEMS:a.All American Dogs ReportAll American Dogs Report September 20197.FUTURE AGENDA ITEMS:(The purpose of this item is to allow the Mayor and members of Council to bring forward items theywish to discuss at a future meeting, A Council Member may inquire about a subject for which noticehas not been given. A statement of specific factual information or the recitation of existing policy may
be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a
subsequent meeting. Items may be placed on a future meeting agenda with a consensus of the Council
or at the call of the Mayor).
8.ADJOURN.
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted on the
City Website, and on the bulletin board, at the City Hall of the City of Sanger, Texas, a place
convenient and readily accessible to the general public at all times. Said notice was posted on the
following date and time, and remained posted continuously for at least 72 hours prior to the
scheduled time of said meeting and shall remain posted until meeting is adjourned.
October 17, 2019 at 4:15 p.m.
Cheryl Price City Secretary
City of Sanger, Texas
Date/Time Posted
This facility is wheelchair accessible and accessible parking spaces are available. Requests for additional
accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City
Secretary's office at (940) 4587930 for further information.
Page 2
CITY COUNCIL AGENDA MEMO
AGENDA ITEM NO. a.1.
AGENDA MEETING DATE: October 21, 2019
TO: Alina Ciocan, City Manager
FROM: Cheryl Price, City Secretary
ITEM/CAPTION:
City Council Regular Meeting Minutes 10072019
Approve the Regular City Council Meeting Minutes of October 7, 2019.
AGENDA TYPE: Consent Agenda
ACTION REQUESTED: Approval
BACKGROUND:
Attached for your approval are the minutes from the October 7, 2019 Regular City Council Meeting.
LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:
N/A
FINANCIAL SUMMARY FUNDING/FISCAL IMPACT:
N/A
FUNDS:
N/A
STAFF RECOMMENDATION/ACTION DESIRED:
N/A
ATTACHMENTS:
Description Upload Date Type
City Council Regular Meeting Minutes 10072019 10/17/2019 Cover Memo
Page 3
CITY OF SANGER, TEXAS
MINUTES: REGULAR CITY COUNCIL MEETING
Monday, October 7, 2019 7:00 PM
502 Elm Street, Sanger, Texas
COUNCIL MEMBERS PRESENT:
Mayor Thomas Muir; Councilmember Marissa Barrett; Councilmember Dennis Dillon;
Councilmember David Clark; Councilmember Allen Chick.
COUNCIL MEMBERS ABSENT:
Mayor Pro Tem Gary Bilyeu.
STAFF MEMBERS PRESENT:
City Manager Alina Ciocan; City Secretary Cheryl Price; Finance Director Clayton Gray; City
Engineer Tracy LaPiene; Director of Development Services Ramie Hammonds; Planner Muzaib
Riaz; Police Officer Josh Bishop.
1.Call Meeting to Order, Invocation, Pledge of Allegiance.
There being a quorum present, the October 7, 2019 Regular City Council Meeting was called to
order by Mayor Muir at 7:00 p.m. The Invocation was given by Allen Chick and the Pledge of
Allegiance was led by Councilmember Barrett.
2.CITIZEN INPUT:
Mark Kerr, 1114 N. Stemmons, Sanger, (Marky's dry cleaning business), was recognized. He
noted that a water leak caused his bill to be very high during the months of June through September.
He noted he had a plumber come out identify it and repair it. He requested a utility adjustment from
the City and received it; however, on the next statement, the bill was still high and the fix happened
after the meter was read so he waited until next month and the bill was still very large. They found
the second leak which was more significant and the plumber did not spot it and it was fixed. He then
spoke with utility billing again and they advised that they only provide an adjustment for a two month
billing cycle twice a year. He requested an exception to this rule. Mr. Kerr said his bill is normally
about $4,000 and it was over $13,000. He hoped that staff would reconsider his request for
adjustment.
3.CONSENT AGENDA:
a.Approval of Minutes
1.City Council Work Session Minutes 09162019
Approval of Minutes for the City Council Work Session on September 16, 2019.
2.City Council Regular Meeting Minutes 9162019
Approval of the Regular City Council Agenda Minutes for September 16, 2019.
Page 1Page 4
CITY OF SANGER, TEXASMINUTES: REGULAR CITY COUNCIL MEETINGMonday, October 7, 2019 7:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Councilmember Marissa Barrett; Councilmember Dennis Dillon;Councilmember David Clark; Councilmember Allen Chick. COUNCIL MEMBERS ABSENT:Mayor Pro Tem Gary Bilyeu.STAFF MEMBERS PRESENT:City Manager Alina Ciocan; City Secretary Cheryl Price; Finance Director Clayton Gray; CityEngineer Tracy LaPiene; Director of Development Services Ramie Hammonds; Planner MuzaibRiaz; Police Officer Josh Bishop. 1.Call Meeting to Order, Invocation, Pledge of Allegiance.There being a quorum present, the October 7, 2019 Regular City Council Meeting was called toorder by Mayor Muir at 7:00 p.m. The Invocation was given by Allen Chick and the Pledge ofAllegiance was led by Councilmember Barrett. 2.CITIZEN INPUT:Mark Kerr, 1114 N. Stemmons, Sanger, (Marky's dry cleaning business), was recognized. Henoted that a water leak caused his bill to be very high during the months of June through September. He noted he had a plumber come out identify it and repair it. He requested a utility adjustment fromthe City and received it; however, on the next statement, the bill was still high and the fix happenedafter the meter was read so he waited until next month and the bill was still very large. They foundthe second leak which was more significant and the plumber did not spot it and it was fixed. He thenspoke with utility billing again and they advised that they only provide an adjustment for a two monthbilling cycle twice a year. He requested an exception to this rule. Mr. Kerr said his bill is normallyabout $4,000 and it was over $13,000. He hoped that staff would reconsider his request foradjustment. 3.CONSENT AGENDA:a.Approval of Minutes1.City Council Work Session Minutes 09162019Approval of Minutes for the City Council Work Session on September 16, 2019. 2.City Council Regular Meeting Minutes 9162019
Approval of the Regular City Council Agenda Minutes for September 16, 2019.
b.Resolution #101419 Closing a Bank Account
Approval of Resolution #101419 Authorizing the Closure of a Bank Account
A motion was made by Councilmember Barrett to approve the Consent Agenda as presented. The
motion was seconded by Councilmember Dillon. The motion carried unanimously (40, Mayor Pro
Tem Bilyeu absent).
4.Consider Any Items Removed from Consent Agenda.
No items were removed for the Consent Agenda.
REGULAR AGENDA
5.Ordinance 103119 Amending Utility Billing Procedures
Consider, Discuss and Act on Ordinance #103119 Amending the Code of Ordinances, Chapter
13 "Utilities", Article 13.1600 "Utility Billing Procedures"; Providing for the Repeal of All Ordinances
in Conflict; Providing for a Severability Clause; and Providing for an Effective Date.
Finance Director Clayton Gray summarized. He noted that he brought this presentation to the City
Council a few weeks ago and this ordinance is in preparation of the change to split the billing cycles.
The current proposal is to split the billing cycles with the dividing line at the railroad tracks. The
ordinance does not call out specific calendar days but specifies the number of days from the billing
date. This ordinance would also allow for future additional splitting of billing cycles, as development
occurs, and it becomes necessary. Mr. Gray noted that we are probably looking at starting this
change around January 1st and will provide several venues of notification to affected residents. This
change will provide better service without adding to staff levels. There was brief discussion regarding
the division of the billing cycles and how the information would be provided to the public.
A motion was made by Councilmember Chick to approve Ordinance #103119 Amending the
Code of Ordinances, Chapter 13 "Utilities", Article 13.1600 "Utility Billing Procedures"; providing
for the repeal of all ordinances in conflict; Providing for a severability clause; and providing for an
effective date. The motion was seconded by Councilmember Barrett. The motion carried
unanimously (40, Mayor Pro Tem Bilyeu absent).
6.Exterior Facade Design Criteria
Conduct a Public Hearing and Consider, Discuss, and Act on Ordinance # 102919 Establishing
the "Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction of
Residential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and Moving
All Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual".
Mayor Muir read the agenda summary and opened the public hearing at 7:12 p.m. Director of
Development Services Ramie Hammonds was recognized to provide a summary. As a result of
House Bill 2439 staff has been researching requirements with other cities and, what their guidelines
are, and has come up with this proposed design criteria manual She summarized the complete
design criteria manual. Below are the noted changes which came about from feedback to staff
before public comment:
2. Duplex buildings designed to appear as a single unit will have a statement added that anything
previously platted as of the effective date of this ordinance would be exempted from this
requirement.
Page 2Page 5
CITY OF SANGER, TEXASMINUTES: REGULAR CITY COUNCIL MEETINGMonday, October 7, 2019 7:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Councilmember Marissa Barrett; Councilmember Dennis Dillon;Councilmember David Clark; Councilmember Allen Chick. COUNCIL MEMBERS ABSENT:Mayor Pro Tem Gary Bilyeu.STAFF MEMBERS PRESENT:City Manager Alina Ciocan; City Secretary Cheryl Price; Finance Director Clayton Gray; CityEngineer Tracy LaPiene; Director of Development Services Ramie Hammonds; Planner MuzaibRiaz; Police Officer Josh Bishop. 1.Call Meeting to Order, Invocation, Pledge of Allegiance.There being a quorum present, the October 7, 2019 Regular City Council Meeting was called toorder by Mayor Muir at 7:00 p.m. The Invocation was given by Allen Chick and the Pledge ofAllegiance was led by Councilmember Barrett. 2.CITIZEN INPUT:Mark Kerr, 1114 N. Stemmons, Sanger, (Marky's dry cleaning business), was recognized. Henoted that a water leak caused his bill to be very high during the months of June through September. He noted he had a plumber come out identify it and repair it. He requested a utility adjustment fromthe City and received it; however, on the next statement, the bill was still high and the fix happenedafter the meter was read so he waited until next month and the bill was still very large. They foundthe second leak which was more significant and the plumber did not spot it and it was fixed. He thenspoke with utility billing again and they advised that they only provide an adjustment for a two monthbilling cycle twice a year. He requested an exception to this rule. Mr. Kerr said his bill is normallyabout $4,000 and it was over $13,000. He hoped that staff would reconsider his request foradjustment. 3.CONSENT AGENDA:a.Approval of Minutes1.City Council Work Session Minutes 09162019Approval of Minutes for the City Council Work Session on September 16, 2019. 2.City Council Regular Meeting Minutes 9162019Approval of the Regular City Council Agenda Minutes for September 16, 2019. b.Resolution #101419 Closing a Bank AccountApproval of Resolution #101419 Authorizing the Closure of a Bank AccountA motion was made by Councilmember Barrett to approve the Consent Agenda as presented. Themotion was seconded by Councilmember Dillon. The motion carried unanimously (40, Mayor ProTem Bilyeu absent). 4.Consider Any Items Removed from Consent Agenda.No items were removed for the Consent Agenda.REGULAR AGENDA5.Ordinance 103119 Amending Utility Billing ProceduresConsider, Discuss and Act on Ordinance #103119 Amending the Code of Ordinances, Chapter13 "Utilities", Article 13.1600 "Utility Billing Procedures"; Providing for the Repeal of All Ordinancesin Conflict; Providing for a Severability Clause; and Providing for an Effective Date.Finance Director Clayton Gray summarized. He noted that he brought this presentation to the CityCouncil a few weeks ago and this ordinance is in preparation of the change to split the billing cycles. The current proposal is to split the billing cycles with the dividing line at the railroad tracks. Theordinance does not call out specific calendar days but specifies the number of days from the billingdate. This ordinance would also allow for future additional splitting of billing cycles, as developmentoccurs, and it becomes necessary. Mr. Gray noted that we are probably looking at starting thischange around January 1st and will provide several venues of notification to affected residents. Thischange will provide better service without adding to staff levels. There was brief discussion regardingthe division of the billing cycles and how the information would be provided to the public.A motion was made by Councilmember Chick to approve Ordinance #103119 Amending theCode of Ordinances, Chapter 13 "Utilities", Article 13.1600 "Utility Billing Procedures"; providingfor the repeal of all ordinances in conflict; Providing for a severability clause; and providing for aneffective date. The motion was seconded by Councilmember Barrett. The motion carriedunanimously (40, Mayor Pro Tem Bilyeu absent).6.Exterior Facade Design CriteriaConduct a Public Hearing and Consider, Discuss, and Act on Ordinance # 102919 Establishingthe "Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction ofResidential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and MovingAll Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual".Mayor Muir read the agenda summary and opened the public hearing at 7:12 p.m. Director ofDevelopment Services Ramie Hammonds was recognized to provide a summary. As a result ofHouse Bill 2439 staff has been researching requirements with other cities and, what their guidelinesare, and has come up with this proposed design criteria manual She summarized the completedesign criteria manual. Below are the noted changes which came about from feedback to staffbefore public comment: 2. Duplex buildings designed to appear as a single unit will have a statement added that anything
previously platted as of the effective date of this ordinance would be exempted from this
requirement.
3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it may
be hard to get the 40% this requirement will be eliminated. So the requirement will now be:
attached garages with a minimum of 400 square feet. Any garage facing a public street may not
extend in front of house.
8. (m) Window Shutters: delete "hinged" before the word panels. Not requiring hinged panels.
A summary was provided of the point system which is basically a requirement of what we already
have in the Central Core area of Sanger. Multifamily and amenity requirements and, nonresidential
requirements covered in the manual were summarized. She reiterated that staff looked at
several other city requirements and did a lot of research. Staff did not want to be out of line with
what other cities were doing or be so restrictive that it is difficult for builders; however, wanted to
have enough design to still have quality development in Sanger.
Mayor Muir noted this is a public hearing and solicited anyone who wished to speak on this item. He
noted he has been provided citizen input forms from some of the citizens who wished to speak:
Lisa Dritschler, McClintock Homes, 100 N. Highland, Sanger, Texas was recognized. She noted
that she is grateful for the changes that staff has made and discussed them earlier in the day with
Ramie Hammonds. She indicated that she was happy with the changes that staff made to the design
criteria but would like to see a few more changes which would affect the homes they are building
right now, mostly in Sable Creek. She noted a big concern: Item 3. Garages facing a public street
may not extend beyond the house front. She stated this eliminates their entire plan mix and the
houses they currently have under construction do not comply. She provided pictures of some of their
home elevations and noted that they would not comply. She noted they only have one plan that
would comply. She noted that she felt this would be a hardship for them with lots already platted
and model homes already constructed. She noted that she has 10 houses right now that have
financing but they have not submitted a permit because they are waiting on engineering, etc. What is
being proposed will eliminate their product line. Ms. Dritschler noted also of concern is, Item 7
regarding the house elevation shall not be repeated with in any ten (10) lot groupings. She requested
if there was any way to move it to a six (6) lot block, that every third house can not be the same.
Also item 8 d, the offsets to the Front Facade: There are already front and side building setbacks
and with lots already on the ground, with a 10 foot offset the building pads are not set for that. She
noted she would like to see a one foot setback. This is a hard one to get points for on the smaller
lots. She reiterated the biggest issue is the garage not extending beyond the house front and would
like to see if something can be worked out with this issue.
Matt Hackley, 3292 Hinton Road, Nacona Texas with Impression Homes, Sanger Circle 6 was
recognized. He noted that they do not like to build in cities where it is too hard to do business and
gave examples. He stated that the 10 lot block is a real problem, it gets too complicated. He also
noted the garage not extending in front of the home also complicates things. He stated they love it
here but if it is burdened too much they will just pull out.
Carolyn Cashion, Builder Ultra Homes, 6640 Blackjack Oaks, Aubrey, Texas. She noted that she
also appreciated the changes that staff is proposing but would like to see a few more changes. She
provided some elevations of their homes and noted that all of them would not be allowed to be built
with the garage not being able to extend in front of the home. She also noted that they have bought
some lots that are problem lots within a culdesac and the products they developed for the lots
Page 3Page 6
CITY OF SANGER, TEXASMINUTES: REGULAR CITY COUNCIL MEETINGMonday, October 7, 2019 7:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Councilmember Marissa Barrett; Councilmember Dennis Dillon;Councilmember David Clark; Councilmember Allen Chick. COUNCIL MEMBERS ABSENT:Mayor Pro Tem Gary Bilyeu.STAFF MEMBERS PRESENT:City Manager Alina Ciocan; City Secretary Cheryl Price; Finance Director Clayton Gray; CityEngineer Tracy LaPiene; Director of Development Services Ramie Hammonds; Planner MuzaibRiaz; Police Officer Josh Bishop. 1.Call Meeting to Order, Invocation, Pledge of Allegiance.There being a quorum present, the October 7, 2019 Regular City Council Meeting was called toorder by Mayor Muir at 7:00 p.m. The Invocation was given by Allen Chick and the Pledge ofAllegiance was led by Councilmember Barrett. 2.CITIZEN INPUT:Mark Kerr, 1114 N. Stemmons, Sanger, (Marky's dry cleaning business), was recognized. Henoted that a water leak caused his bill to be very high during the months of June through September. He noted he had a plumber come out identify it and repair it. He requested a utility adjustment fromthe City and received it; however, on the next statement, the bill was still high and the fix happenedafter the meter was read so he waited until next month and the bill was still very large. They foundthe second leak which was more significant and the plumber did not spot it and it was fixed. He thenspoke with utility billing again and they advised that they only provide an adjustment for a two monthbilling cycle twice a year. He requested an exception to this rule. Mr. Kerr said his bill is normallyabout $4,000 and it was over $13,000. He hoped that staff would reconsider his request foradjustment. 3.CONSENT AGENDA:a.Approval of Minutes1.City Council Work Session Minutes 09162019Approval of Minutes for the City Council Work Session on September 16, 2019. 2.City Council Regular Meeting Minutes 9162019Approval of the Regular City Council Agenda Minutes for September 16, 2019. b.Resolution #101419 Closing a Bank AccountApproval of Resolution #101419 Authorizing the Closure of a Bank AccountA motion was made by Councilmember Barrett to approve the Consent Agenda as presented. Themotion was seconded by Councilmember Dillon. The motion carried unanimously (40, Mayor ProTem Bilyeu absent). 4.Consider Any Items Removed from Consent Agenda.No items were removed for the Consent Agenda.REGULAR AGENDA5.Ordinance 103119 Amending Utility Billing ProceduresConsider, Discuss and Act on Ordinance #103119 Amending the Code of Ordinances, Chapter13 "Utilities", Article 13.1600 "Utility Billing Procedures"; Providing for the Repeal of All Ordinancesin Conflict; Providing for a Severability Clause; and Providing for an Effective Date.Finance Director Clayton Gray summarized. He noted that he brought this presentation to the CityCouncil a few weeks ago and this ordinance is in preparation of the change to split the billing cycles. The current proposal is to split the billing cycles with the dividing line at the railroad tracks. Theordinance does not call out specific calendar days but specifies the number of days from the billingdate. This ordinance would also allow for future additional splitting of billing cycles, as developmentoccurs, and it becomes necessary. Mr. Gray noted that we are probably looking at starting thischange around January 1st and will provide several venues of notification to affected residents. Thischange will provide better service without adding to staff levels. There was brief discussion regardingthe division of the billing cycles and how the information would be provided to the public.A motion was made by Councilmember Chick to approve Ordinance #103119 Amending theCode of Ordinances, Chapter 13 "Utilities", Article 13.1600 "Utility Billing Procedures"; providingfor the repeal of all ordinances in conflict; Providing for a severability clause; and providing for aneffective date. The motion was seconded by Councilmember Barrett. The motion carriedunanimously (40, Mayor Pro Tem Bilyeu absent).6.Exterior Facade Design CriteriaConduct a Public Hearing and Consider, Discuss, and Act on Ordinance # 102919 Establishingthe "Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction ofResidential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and MovingAll Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual".Mayor Muir read the agenda summary and opened the public hearing at 7:12 p.m. Director ofDevelopment Services Ramie Hammonds was recognized to provide a summary. As a result ofHouse Bill 2439 staff has been researching requirements with other cities and, what their guidelinesare, and has come up with this proposed design criteria manual She summarized the completedesign criteria manual. Below are the noted changes which came about from feedback to staffbefore public comment: 2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will now be:attached garages with a minimum of 400 square feet. Any garage facing a public street may notextend in front of house. 8. (m) Window Shutters: delete "hinged" before the word panels. Not requiring hinged panels.A summary was provided of the point system which is basically a requirement of what we alreadyhave in the Central Core area of Sanger. Multifamily and amenity requirements and, nonresidentialrequirements covered in the manual were summarized. She reiterated that staff looked atseveral other city requirements and did a lot of research. Staff did not want to be out of line withwhat other cities were doing or be so restrictive that it is difficult for builders; however, wanted tohave enough design to still have quality development in Sanger. Mayor Muir noted this is a public hearing and solicited anyone who wished to speak on this item. Henoted he has been provided citizen input forms from some of the citizens who wished to speak:Lisa Dritschler, McClintock Homes, 100 N. Highland, Sanger, Texas was recognized. She notedthat she is grateful for the changes that staff has made and discussed them earlier in the day withRamie Hammonds. She indicated that she was happy with the changes that staff made to the designcriteria but would like to see a few more changes which would affect the homes they are buildingright now, mostly in Sable Creek. She noted a big concern: Item 3. Garages facing a public streetmay not extend beyond the house front. She stated this eliminates their entire plan mix and thehouses they currently have under construction do not comply. She provided pictures of some of theirhome elevations and noted that they would not comply. She noted they only have one plan thatwould comply. She noted that she felt this would be a hardship for them with lots already plattedand model homes already constructed. She noted that she has 10 houses right now that havefinancing but they have not submitted a permit because they are waiting on engineering, etc. What isbeing proposed will eliminate their product line. Ms. Dritschler noted also of concern is, Item 7regarding the house elevation shall not be repeated with in any ten (10) lot groupings. She requestedif there was any way to move it to a six (6) lot block, that every third house can not be the same. Also item 8 d, the offsets to the Front Facade: There are already front and side building setbacksand with lots already on the ground, with a 10 foot offset the building pads are not set for that. Shenoted she would like to see a one foot setback. This is a hard one to get points for on the smallerlots. She reiterated the biggest issue is the garage not extending beyond the house front and wouldlike to see if something can be worked out with this issue.Matt Hackley, 3292 Hinton Road, Nacona Texas with Impression Homes, Sanger Circle 6 wasrecognized. He noted that they do not like to build in cities where it is too hard to do business andgave examples. He stated that the 10 lot block is a real problem, it gets too complicated. He alsonoted the garage not extending in front of the home also complicates things. He stated they love ithere but if it is burdened too much they will just pull out. Carolyn Cashion, Builder Ultra Homes, 6640 Blackjack Oaks, Aubrey, Texas. She noted that shealso appreciated the changes that staff is proposing but would like to see a few more changes. Sheprovided some elevations of their homes and noted that all of them would not be allowed to be built
with the garage not being able to extend in front of the home. She also noted that they have bought
some lots that are problem lots within a culdesac and the products they developed for the lots
would not be allowed to be built under the new rules. Another note she wanted to bring up is Item 8
a. Porch she noted that they do like to build porches but the requirement says six (6) feet and that
is really way to much for something that an appraiser gives no value for. They don't even put six foot
(6') porches on their custom homes. This is why you don't see covered porches on homes much
anymore. She also noted she has a problem with the 10 lot block rule.
Kurt Cameron, Cameron Classic Homes and Parkbrook Homes, P.O. Box 92335, Southlake, TX
76092. He was going to ask if the proposed changes were an effort to circumvent the new laws in
HB 2439 and that was answered in the presentation by staff. Do any of these proposed regulations
conflict in any way with HB 2459? He noted his concerns regarding any possible conflicts in not
allowing materials that are directly allowed by the building code. He was concerned if there was any
additional construction costs to builders because of these changes. He noted the garage not being
able to extend in front of the home was a big concern in cost and is an issue with his homes, that
every single home he has, the garage extends in front of the home. Also, affect of future sales and if
a study was made on the economic impact and how these changes will affect that. Has the staff had
the opportunity to research regarding any pending litigation in other cities? He mentioned the
masonry requirements and noted that there were not mentions of Hardie Board and it is a masonry
product, that approved products can not be restricted. He reiterated that the garage issue was a
concern. The six foot (6') porch depth is not realistic; that a four foot (4') porch would be more
realistic. The other items he had concerns with have already been corrected by staff.
There being no further citizens approaching the podium to speak, Mayor Muir closed the public
hearing at 7:52 p.m.
There was discussion between the Mayor, City Council Members, Staff and the Citizens/Builders
who spoke (above) regarding the items of concern brought up during the public hearing.
There was also discussion with Lisa Dritschler of McClintock Homes regarding eight lots which
were already sold/or financed and Ramie Hammonds, Director of Development Services suggested
that if they applied for permit by tomorrow (10082019) staff will count them before the effective
date of the ordinance and they would be allowed to be built under the old guidelines, if the
engineered plans are submitted within two weeks. Councilmembers were in agreement.
The following items were proposed to be changed by staff at the beginning of the meeting:
2. Duplex buildings designed to appear as a single unit will have a statement added that anything
previously platted as of the effective date of this ordinance would be exempted from this
requirement.
3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it may
be hard to get the 40% this requirement will be eliminated. So the requirement will be attached
garages with a minimum of 400 square feet. Any garage facing a public street may not extend in
front of house.
8. (m) Window Shutters: delete "hinged" before the word panels (shingles). Not requiring hinged
panels.
The following proposed changes were discussed during the meeting (some revisions were made to
some of the items above):
Page 4Page 7
CITY OF SANGER, TEXASMINUTES: REGULAR CITY COUNCIL MEETINGMonday, October 7, 2019 7:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Councilmember Marissa Barrett; Councilmember Dennis Dillon;Councilmember David Clark; Councilmember Allen Chick. COUNCIL MEMBERS ABSENT:Mayor Pro Tem Gary Bilyeu.STAFF MEMBERS PRESENT:City Manager Alina Ciocan; City Secretary Cheryl Price; Finance Director Clayton Gray; CityEngineer Tracy LaPiene; Director of Development Services Ramie Hammonds; Planner MuzaibRiaz; Police Officer Josh Bishop. 1.Call Meeting to Order, Invocation, Pledge of Allegiance.There being a quorum present, the October 7, 2019 Regular City Council Meeting was called toorder by Mayor Muir at 7:00 p.m. The Invocation was given by Allen Chick and the Pledge ofAllegiance was led by Councilmember Barrett. 2.CITIZEN INPUT:Mark Kerr, 1114 N. Stemmons, Sanger, (Marky's dry cleaning business), was recognized. Henoted that a water leak caused his bill to be very high during the months of June through September. He noted he had a plumber come out identify it and repair it. He requested a utility adjustment fromthe City and received it; however, on the next statement, the bill was still high and the fix happenedafter the meter was read so he waited until next month and the bill was still very large. They foundthe second leak which was more significant and the plumber did not spot it and it was fixed. He thenspoke with utility billing again and they advised that they only provide an adjustment for a two monthbilling cycle twice a year. He requested an exception to this rule. Mr. Kerr said his bill is normallyabout $4,000 and it was over $13,000. He hoped that staff would reconsider his request foradjustment. 3.CONSENT AGENDA:a.Approval of Minutes1.City Council Work Session Minutes 09162019Approval of Minutes for the City Council Work Session on September 16, 2019. 2.City Council Regular Meeting Minutes 9162019Approval of the Regular City Council Agenda Minutes for September 16, 2019. b.Resolution #101419 Closing a Bank AccountApproval of Resolution #101419 Authorizing the Closure of a Bank AccountA motion was made by Councilmember Barrett to approve the Consent Agenda as presented. Themotion was seconded by Councilmember Dillon. The motion carried unanimously (40, Mayor ProTem Bilyeu absent). 4.Consider Any Items Removed from Consent Agenda.No items were removed for the Consent Agenda.REGULAR AGENDA5.Ordinance 103119 Amending Utility Billing ProceduresConsider, Discuss and Act on Ordinance #103119 Amending the Code of Ordinances, Chapter13 "Utilities", Article 13.1600 "Utility Billing Procedures"; Providing for the Repeal of All Ordinancesin Conflict; Providing for a Severability Clause; and Providing for an Effective Date.Finance Director Clayton Gray summarized. He noted that he brought this presentation to the CityCouncil a few weeks ago and this ordinance is in preparation of the change to split the billing cycles. The current proposal is to split the billing cycles with the dividing line at the railroad tracks. Theordinance does not call out specific calendar days but specifies the number of days from the billingdate. This ordinance would also allow for future additional splitting of billing cycles, as developmentoccurs, and it becomes necessary. Mr. Gray noted that we are probably looking at starting thischange around January 1st and will provide several venues of notification to affected residents. Thischange will provide better service without adding to staff levels. There was brief discussion regardingthe division of the billing cycles and how the information would be provided to the public.A motion was made by Councilmember Chick to approve Ordinance #103119 Amending theCode of Ordinances, Chapter 13 "Utilities", Article 13.1600 "Utility Billing Procedures"; providingfor the repeal of all ordinances in conflict; Providing for a severability clause; and providing for aneffective date. The motion was seconded by Councilmember Barrett. The motion carriedunanimously (40, Mayor Pro Tem Bilyeu absent).6.Exterior Facade Design CriteriaConduct a Public Hearing and Consider, Discuss, and Act on Ordinance # 102919 Establishingthe "Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction ofResidential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and MovingAll Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual".Mayor Muir read the agenda summary and opened the public hearing at 7:12 p.m. Director ofDevelopment Services Ramie Hammonds was recognized to provide a summary. As a result ofHouse Bill 2439 staff has been researching requirements with other cities and, what their guidelinesare, and has come up with this proposed design criteria manual She summarized the completedesign criteria manual. Below are the noted changes which came about from feedback to staffbefore public comment: 2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will now be:attached garages with a minimum of 400 square feet. Any garage facing a public street may notextend in front of house. 8. (m) Window Shutters: delete "hinged" before the word panels. Not requiring hinged panels.A summary was provided of the point system which is basically a requirement of what we alreadyhave in the Central Core area of Sanger. Multifamily and amenity requirements and, nonresidentialrequirements covered in the manual were summarized. She reiterated that staff looked atseveral other city requirements and did a lot of research. Staff did not want to be out of line withwhat other cities were doing or be so restrictive that it is difficult for builders; however, wanted tohave enough design to still have quality development in Sanger. Mayor Muir noted this is a public hearing and solicited anyone who wished to speak on this item. Henoted he has been provided citizen input forms from some of the citizens who wished to speak:Lisa Dritschler, McClintock Homes, 100 N. Highland, Sanger, Texas was recognized. She notedthat she is grateful for the changes that staff has made and discussed them earlier in the day withRamie Hammonds. She indicated that she was happy with the changes that staff made to the designcriteria but would like to see a few more changes which would affect the homes they are buildingright now, mostly in Sable Creek. She noted a big concern: Item 3. Garages facing a public streetmay not extend beyond the house front. She stated this eliminates their entire plan mix and thehouses they currently have under construction do not comply. She provided pictures of some of theirhome elevations and noted that they would not comply. She noted they only have one plan thatwould comply. She noted that she felt this would be a hardship for them with lots already plattedand model homes already constructed. She noted that she has 10 houses right now that havefinancing but they have not submitted a permit because they are waiting on engineering, etc. What isbeing proposed will eliminate their product line. Ms. Dritschler noted also of concern is, Item 7regarding the house elevation shall not be repeated with in any ten (10) lot groupings. She requestedif there was any way to move it to a six (6) lot block, that every third house can not be the same. Also item 8 d, the offsets to the Front Facade: There are already front and side building setbacksand with lots already on the ground, with a 10 foot offset the building pads are not set for that. Shenoted she would like to see a one foot setback. This is a hard one to get points for on the smallerlots. She reiterated the biggest issue is the garage not extending beyond the house front and wouldlike to see if something can be worked out with this issue.Matt Hackley, 3292 Hinton Road, Nacona Texas with Impression Homes, Sanger Circle 6 wasrecognized. He noted that they do not like to build in cities where it is too hard to do business andgave examples. He stated that the 10 lot block is a real problem, it gets too complicated. He alsonoted the garage not extending in front of the home also complicates things. He stated they love ithere but if it is burdened too much they will just pull out. Carolyn Cashion, Builder Ultra Homes, 6640 Blackjack Oaks, Aubrey, Texas. She noted that shealso appreciated the changes that staff is proposing but would like to see a few more changes. Sheprovided some elevations of their homes and noted that all of them would not be allowed to be builtwith the garage not being able to extend in front of the home. She also noted that they have boughtsome lots that are problem lots within a culdesac and the products they developed for the lotswould not be allowed to be built under the new rules. Another note she wanted to bring up is Item 8a. Porch she noted that they do like to build porches but the requirement says six (6) feet and thatis really way to much for something that an appraiser gives no value for. They don't even put six foot(6') porches on their custom homes. This is why you don't see covered porches on homes muchanymore. She also noted she has a problem with the 10 lot block rule. Kurt Cameron, Cameron Classic Homes and Parkbrook Homes, P.O. Box 92335, Southlake, TX 76092. He was going to ask if the proposed changes were an effort to circumvent the new laws inHB 2439 and that was answered in the presentation by staff. Do any of these proposed regulationsconflict in any way with HB 2459? He noted his concerns regarding any possible conflicts in notallowing materials that are directly allowed by the building code. He was concerned if there was anyadditional construction costs to builders because of these changes. He noted the garage not beingable to extend in front of the home was a big concern in cost and is an issue with his homes, thatevery single home he has, the garage extends in front of the home. Also, affect of future sales and ifa study was made on the economic impact and how these changes will affect that. Has the staff hadthe opportunity to research regarding any pending litigation in other cities? He mentioned themasonry requirements and noted that there were not mentions of Hardie Board and it is a masonryproduct, that approved products can not be restricted. He reiterated that the garage issue was aconcern. The six foot (6') porch depth is not realistic; that a four foot (4') porch would be morerealistic. The other items he had concerns with have already been corrected by staff.There being no further citizens approaching the podium to speak, Mayor Muir closed the publichearing at 7:52 p.m. There was discussion between the Mayor, City Council Members, Staff and the Citizens/Builderswho spoke (above) regarding the items of concern brought up during the public hearing. There was also discussion with Lisa Dritschler of McClintock Homes regarding eight lots whichwere already sold/or financed and Ramie Hammonds, Director of Development Services suggestedthat if they applied for permit by tomorrow (10082019) staff will count them before the effectivedate of the ordinance and they would be allowed to be built under the old guidelines, if theengineered plans are submitted within two weeks. Councilmembers were in agreement.The following items were proposed to be changed by staff at the beginning of the meeting:2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will be attachedgarages with a minimum of 400 square feet. Any garage facing a public street may not extend infront of house. 8. (m) Window Shutters: delete "hinged" before the word panels (shingles). Not requiring hingedpanels.
The following proposed changes were discussed during the meeting (some revisions were made to
some of the items above):
3. Any garage facing a public street may not extend more than 10 feet beyond the house front.
Council to allow staff to approve a variance on nontypical lots and if staff can not work it out that it
would be presented to City Council for determination.
7. Any house elevation shall not be repeated on a group of three lots most directly across the street,
nor shall it be repeated on two adjacent lots in either direction on the same side of the street.
8.a. Reduce the porch size from the six foot (6') requirement to a four foot (4') requirement.
The eight houses noted by Lisa Dritschler of McClintock Homes will be counted under the old
guidelines if submitted within two (2) weeks.
Mayor Muir summarized all of the changes discussed and noted that the Council can always bring
items back for changes if necessary.
Councilmember Chick commented that he would definitely like to hear feedback on this as it
progresses. It doesn't mean it will be changed. He noted that the intent is that we want to see nice
quality homes that people want to live in and that he understands that the builders are running a
business; but, also wants them to understand that we are trying to build a good community and if we
can meet in the middle, it will work for everybody. Councilmember Clark asked Ms. Hammonds if
she would do the research on the homes built in the city and come back with an average of how far
the garages sit in front of the house lines. Ms Hammonds noted that she would do the research and
get back with Council.
A motion was made by Councilmember Barrett to approve Ordinance # 102919 Establishing the
"Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction of
Residential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and Moving
All Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual",to include the
following revisions and amendments:
2. Duplex buildings designed to appear as a single unit will have a statement added that anything
previously platted as of the effective date of this ordinance would be exempted from this
requirement.
3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it may
be hard to get the 40% this requirement will be eliminated. So the requirement will be attached
garages with a minimum of 400 square feet.
Any garage facing a public street may not extend more than 10 feet beyond the house front. Council
to allow staff to approve a variance on nontypical lots and if staff can not work it out that it would
be presented to City Council for determination.
7. Any house elevation shall not be repeated on a group of three lots most directly across the street,
nor shall it be repeated on two adjacent lots in either direction on the same side of the street.
8. a. Reduce the porch size from the six foot (6') requirement to four foot (4').
8.m. Window Shutters: delete "hinged" before the word panels (shutters). Not requiring hinged
Page 5Page 8
CITY OF SANGER, TEXASMINUTES: REGULAR CITY COUNCIL MEETINGMonday, October 7, 2019 7:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Councilmember Marissa Barrett; Councilmember Dennis Dillon;Councilmember David Clark; Councilmember Allen Chick. COUNCIL MEMBERS ABSENT:Mayor Pro Tem Gary Bilyeu.STAFF MEMBERS PRESENT:City Manager Alina Ciocan; City Secretary Cheryl Price; Finance Director Clayton Gray; CityEngineer Tracy LaPiene; Director of Development Services Ramie Hammonds; Planner MuzaibRiaz; Police Officer Josh Bishop. 1.Call Meeting to Order, Invocation, Pledge of Allegiance.There being a quorum present, the October 7, 2019 Regular City Council Meeting was called toorder by Mayor Muir at 7:00 p.m. The Invocation was given by Allen Chick and the Pledge ofAllegiance was led by Councilmember Barrett. 2.CITIZEN INPUT:Mark Kerr, 1114 N. Stemmons, Sanger, (Marky's dry cleaning business), was recognized. Henoted that a water leak caused his bill to be very high during the months of June through September. He noted he had a plumber come out identify it and repair it. He requested a utility adjustment fromthe City and received it; however, on the next statement, the bill was still high and the fix happenedafter the meter was read so he waited until next month and the bill was still very large. They foundthe second leak which was more significant and the plumber did not spot it and it was fixed. He thenspoke with utility billing again and they advised that they only provide an adjustment for a two monthbilling cycle twice a year. He requested an exception to this rule. Mr. Kerr said his bill is normallyabout $4,000 and it was over $13,000. He hoped that staff would reconsider his request foradjustment. 3.CONSENT AGENDA:a.Approval of Minutes1.City Council Work Session Minutes 09162019Approval of Minutes for the City Council Work Session on September 16, 2019. 2.City Council Regular Meeting Minutes 9162019Approval of the Regular City Council Agenda Minutes for September 16, 2019. b.Resolution #101419 Closing a Bank AccountApproval of Resolution #101419 Authorizing the Closure of a Bank AccountA motion was made by Councilmember Barrett to approve the Consent Agenda as presented. Themotion was seconded by Councilmember Dillon. The motion carried unanimously (40, Mayor ProTem Bilyeu absent). 4.Consider Any Items Removed from Consent Agenda.No items were removed for the Consent Agenda.REGULAR AGENDA5.Ordinance 103119 Amending Utility Billing ProceduresConsider, Discuss and Act on Ordinance #103119 Amending the Code of Ordinances, Chapter13 "Utilities", Article 13.1600 "Utility Billing Procedures"; Providing for the Repeal of All Ordinancesin Conflict; Providing for a Severability Clause; and Providing for an Effective Date.Finance Director Clayton Gray summarized. He noted that he brought this presentation to the CityCouncil a few weeks ago and this ordinance is in preparation of the change to split the billing cycles. The current proposal is to split the billing cycles with the dividing line at the railroad tracks. Theordinance does not call out specific calendar days but specifies the number of days from the billingdate. This ordinance would also allow for future additional splitting of billing cycles, as developmentoccurs, and it becomes necessary. Mr. Gray noted that we are probably looking at starting thischange around January 1st and will provide several venues of notification to affected residents. Thischange will provide better service without adding to staff levels. There was brief discussion regardingthe division of the billing cycles and how the information would be provided to the public.A motion was made by Councilmember Chick to approve Ordinance #103119 Amending theCode of Ordinances, Chapter 13 "Utilities", Article 13.1600 "Utility Billing Procedures"; providingfor the repeal of all ordinances in conflict; Providing for a severability clause; and providing for aneffective date. The motion was seconded by Councilmember Barrett. The motion carriedunanimously (40, Mayor Pro Tem Bilyeu absent).6.Exterior Facade Design CriteriaConduct a Public Hearing and Consider, Discuss, and Act on Ordinance # 102919 Establishingthe "Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction ofResidential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and MovingAll Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual".Mayor Muir read the agenda summary and opened the public hearing at 7:12 p.m. Director ofDevelopment Services Ramie Hammonds was recognized to provide a summary. As a result ofHouse Bill 2439 staff has been researching requirements with other cities and, what their guidelinesare, and has come up with this proposed design criteria manual She summarized the completedesign criteria manual. Below are the noted changes which came about from feedback to staffbefore public comment: 2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will now be:attached garages with a minimum of 400 square feet. Any garage facing a public street may notextend in front of house. 8. (m) Window Shutters: delete "hinged" before the word panels. Not requiring hinged panels.A summary was provided of the point system which is basically a requirement of what we alreadyhave in the Central Core area of Sanger. Multifamily and amenity requirements and, nonresidentialrequirements covered in the manual were summarized. She reiterated that staff looked atseveral other city requirements and did a lot of research. Staff did not want to be out of line withwhat other cities were doing or be so restrictive that it is difficult for builders; however, wanted tohave enough design to still have quality development in Sanger. Mayor Muir noted this is a public hearing and solicited anyone who wished to speak on this item. Henoted he has been provided citizen input forms from some of the citizens who wished to speak:Lisa Dritschler, McClintock Homes, 100 N. Highland, Sanger, Texas was recognized. She notedthat she is grateful for the changes that staff has made and discussed them earlier in the day withRamie Hammonds. She indicated that she was happy with the changes that staff made to the designcriteria but would like to see a few more changes which would affect the homes they are buildingright now, mostly in Sable Creek. She noted a big concern: Item 3. Garages facing a public streetmay not extend beyond the house front. She stated this eliminates their entire plan mix and thehouses they currently have under construction do not comply. She provided pictures of some of theirhome elevations and noted that they would not comply. She noted they only have one plan thatwould comply. She noted that she felt this would be a hardship for them with lots already plattedand model homes already constructed. She noted that she has 10 houses right now that havefinancing but they have not submitted a permit because they are waiting on engineering, etc. What isbeing proposed will eliminate their product line. Ms. Dritschler noted also of concern is, Item 7regarding the house elevation shall not be repeated with in any ten (10) lot groupings. She requestedif there was any way to move it to a six (6) lot block, that every third house can not be the same. Also item 8 d, the offsets to the Front Facade: There are already front and side building setbacksand with lots already on the ground, with a 10 foot offset the building pads are not set for that. Shenoted she would like to see a one foot setback. This is a hard one to get points for on the smallerlots. She reiterated the biggest issue is the garage not extending beyond the house front and wouldlike to see if something can be worked out with this issue.Matt Hackley, 3292 Hinton Road, Nacona Texas with Impression Homes, Sanger Circle 6 wasrecognized. He noted that they do not like to build in cities where it is too hard to do business andgave examples. He stated that the 10 lot block is a real problem, it gets too complicated. He alsonoted the garage not extending in front of the home also complicates things. He stated they love ithere but if it is burdened too much they will just pull out. Carolyn Cashion, Builder Ultra Homes, 6640 Blackjack Oaks, Aubrey, Texas. She noted that shealso appreciated the changes that staff is proposing but would like to see a few more changes. Sheprovided some elevations of their homes and noted that all of them would not be allowed to be builtwith the garage not being able to extend in front of the home. She also noted that they have boughtsome lots that are problem lots within a culdesac and the products they developed for the lotswould not be allowed to be built under the new rules. Another note she wanted to bring up is Item 8a. Porch she noted that they do like to build porches but the requirement says six (6) feet and thatis really way to much for something that an appraiser gives no value for. They don't even put six foot(6') porches on their custom homes. This is why you don't see covered porches on homes muchanymore. She also noted she has a problem with the 10 lot block rule. Kurt Cameron, Cameron Classic Homes and Parkbrook Homes, P.O. Box 92335, Southlake, TX 76092. He was going to ask if the proposed changes were an effort to circumvent the new laws inHB 2439 and that was answered in the presentation by staff. Do any of these proposed regulationsconflict in any way with HB 2459? He noted his concerns regarding any possible conflicts in notallowing materials that are directly allowed by the building code. He was concerned if there was anyadditional construction costs to builders because of these changes. He noted the garage not beingable to extend in front of the home was a big concern in cost and is an issue with his homes, thatevery single home he has, the garage extends in front of the home. Also, affect of future sales and ifa study was made on the economic impact and how these changes will affect that. Has the staff hadthe opportunity to research regarding any pending litigation in other cities? He mentioned themasonry requirements and noted that there were not mentions of Hardie Board and it is a masonryproduct, that approved products can not be restricted. He reiterated that the garage issue was aconcern. The six foot (6') porch depth is not realistic; that a four foot (4') porch would be morerealistic. The other items he had concerns with have already been corrected by staff.There being no further citizens approaching the podium to speak, Mayor Muir closed the publichearing at 7:52 p.m. There was discussion between the Mayor, City Council Members, Staff and the Citizens/Builderswho spoke (above) regarding the items of concern brought up during the public hearing. There was also discussion with Lisa Dritschler of McClintock Homes regarding eight lots whichwere already sold/or financed and Ramie Hammonds, Director of Development Services suggestedthat if they applied for permit by tomorrow (10082019) staff will count them before the effectivedate of the ordinance and they would be allowed to be built under the old guidelines, if theengineered plans are submitted within two weeks. Councilmembers were in agreement.The following items were proposed to be changed by staff at the beginning of the meeting:2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will be attachedgarages with a minimum of 400 square feet. Any garage facing a public street may not extend infront of house. 8. (m) Window Shutters: delete "hinged" before the word panels (shingles). Not requiring hingedpanels.The following proposed changes were discussed during the meeting (some revisions were made tosome of the items above):3. Any garage facing a public street may not extend more than 10 feet beyond the house front. Council to allow staff to approve a variance on nontypical lots and if staff can not work it out that itwould be presented to City Council for determination.7. Any house elevation shall not be repeated on a group of three lots most directly across the street,nor shall it be repeated on two adjacent lots in either direction on the same side of the street.8.a. Reduce the porch size from the six foot (6') requirement to a four foot (4') requirement.The eight houses noted by Lisa Dritschler of McClintock Homes will be counted under the oldguidelines if submitted within two (2) weeks.Mayor Muir summarized all of the changes discussed and noted that the Council can always bringitems back for changes if necessary. Councilmember Chick commented that he would definitely like to hear feedback on this as itprogresses. It doesn't mean it will be changed. He noted that the intent is that we want to see nicequality homes that people want to live in and that he understands that the builders are running abusiness; but, also wants them to understand that we are trying to build a good community and if wecan meet in the middle, it will work for everybody. Councilmember Clark asked Ms. Hammonds ifshe would do the research on the homes built in the city and come back with an average of how farthe garages sit in front of the house lines. Ms Hammonds noted that she would do the research andget back with Council. A motion was made by Councilmember Barrett to approve Ordinance # 102919 Establishing the"Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction ofResidential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and MovingAll Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual",to include thefollowing revisions and amendments: 2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will be attachedgarages with a minimum of 400 square feet. Any garage facing a public street may not extend more than 10 feet beyond the house front. Councilto allow staff to approve a variance on nontypical lots and if staff can not work it out that it wouldbe presented to City Council for determination.7. Any house elevation shall not be repeated on a group of three lots most directly across the street,nor shall it be repeated on two adjacent lots in either direction on the same side of the street.8. a. Reduce the porch size from the six foot (6') requirement to four foot (4').
8.m. Window Shutters: delete "hinged" before the word panels (shutters). Not requiring hinged
panels.
The motion to approve was seconded by Councilmember Dillon. The motion carried unanimously
(40 vote, Mayor Pro Tem Bilyeu absent).
7.Comprehensive Plan Request for Qualifications with Possible Request for Proposal
Component
Consider, Discuss and Possibly Approve Issuing a Request for Qualifications for Consulting Services
to Update the Comprehensive Plan with a Possible Request for Proposal Component.
Director of Development Services Ramie Hammonds gave a summary. She noted this has been
under discussion for a while. This is being brought before Council to request putting the
Comprehensive Plan out for Request for Qualifications (RFQ) and with a Request for Proposal
(RFP) component. She provided information on the scope and framework of the proposal noting
that it would be a planning tool for the future which would include all of the land use, thoroughfare
plans, park plans, etc, It will look at what we currently have and analyze current conditions and
include a market analysis with visions and goals and will include a downtown component to look at
what we can do to bring more activity and growth to the downtown area. This will also include
strategies on how to implement the plans. She provided and explained the schedule noting it would
hopefully begin early spring. The proposed funding will be allocated between 4A, 4B, and General
Funds (Development Services Department and is currently budgeted at $110,000. It was noted this
request tonight was to initiate the process and get the qualifications and quotes.
A motion was made by Councilmember Barrett to approve issuing a Request for Qualifications for
Consulting Services to Update the Comprehensive Plan with a possible request for Proposal
Component. The motion was seconded by Councilmember Clark. The motion carried unanimously
(40 vote, Mayor Pro Tem Bilyeu absent).
8.INFORMATION ITEMS:
a.Monthly Financial Report
b.Capital Projects Recap August 27, 2019
c.ATMOS Energy Rate Schedules R,C,I, T
ATMOS Energy Rate Schedule Residential, Commercial, Industrial, and Transportation Rates
Effective September 26, 2019.
d.Denco Area 911 District Candidate Appointment
Sue Tejml appointed to the Denco Area 911 Board of Managers.
e.Disbursements 092019
Disbursements for the City of Sanger for September 2019.
There was no discussion regarding information items.
Page 6Page 9
CITY OF SANGER, TEXASMINUTES: REGULAR CITY COUNCIL MEETINGMonday, October 7, 2019 7:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Councilmember Marissa Barrett; Councilmember Dennis Dillon;Councilmember David Clark; Councilmember Allen Chick. COUNCIL MEMBERS ABSENT:Mayor Pro Tem Gary Bilyeu.STAFF MEMBERS PRESENT:City Manager Alina Ciocan; City Secretary Cheryl Price; Finance Director Clayton Gray; CityEngineer Tracy LaPiene; Director of Development Services Ramie Hammonds; Planner MuzaibRiaz; Police Officer Josh Bishop. 1.Call Meeting to Order, Invocation, Pledge of Allegiance.There being a quorum present, the October 7, 2019 Regular City Council Meeting was called toorder by Mayor Muir at 7:00 p.m. The Invocation was given by Allen Chick and the Pledge ofAllegiance was led by Councilmember Barrett. 2.CITIZEN INPUT:Mark Kerr, 1114 N. Stemmons, Sanger, (Marky's dry cleaning business), was recognized. Henoted that a water leak caused his bill to be very high during the months of June through September. He noted he had a plumber come out identify it and repair it. He requested a utility adjustment fromthe City and received it; however, on the next statement, the bill was still high and the fix happenedafter the meter was read so he waited until next month and the bill was still very large. They foundthe second leak which was more significant and the plumber did not spot it and it was fixed. He thenspoke with utility billing again and they advised that they only provide an adjustment for a two monthbilling cycle twice a year. He requested an exception to this rule. Mr. Kerr said his bill is normallyabout $4,000 and it was over $13,000. He hoped that staff would reconsider his request foradjustment. 3.CONSENT AGENDA:a.Approval of Minutes1.City Council Work Session Minutes 09162019Approval of Minutes for the City Council Work Session on September 16, 2019. 2.City Council Regular Meeting Minutes 9162019Approval of the Regular City Council Agenda Minutes for September 16, 2019. b.Resolution #101419 Closing a Bank AccountApproval of Resolution #101419 Authorizing the Closure of a Bank AccountA motion was made by Councilmember Barrett to approve the Consent Agenda as presented. Themotion was seconded by Councilmember Dillon. The motion carried unanimously (40, Mayor ProTem Bilyeu absent). 4.Consider Any Items Removed from Consent Agenda.No items were removed for the Consent Agenda.REGULAR AGENDA5.Ordinance 103119 Amending Utility Billing ProceduresConsider, Discuss and Act on Ordinance #103119 Amending the Code of Ordinances, Chapter13 "Utilities", Article 13.1600 "Utility Billing Procedures"; Providing for the Repeal of All Ordinancesin Conflict; Providing for a Severability Clause; and Providing for an Effective Date.Finance Director Clayton Gray summarized. He noted that he brought this presentation to the CityCouncil a few weeks ago and this ordinance is in preparation of the change to split the billing cycles. The current proposal is to split the billing cycles with the dividing line at the railroad tracks. Theordinance does not call out specific calendar days but specifies the number of days from the billingdate. This ordinance would also allow for future additional splitting of billing cycles, as developmentoccurs, and it becomes necessary. Mr. Gray noted that we are probably looking at starting thischange around January 1st and will provide several venues of notification to affected residents. Thischange will provide better service without adding to staff levels. There was brief discussion regardingthe division of the billing cycles and how the information would be provided to the public.A motion was made by Councilmember Chick to approve Ordinance #103119 Amending theCode of Ordinances, Chapter 13 "Utilities", Article 13.1600 "Utility Billing Procedures"; providingfor the repeal of all ordinances in conflict; Providing for a severability clause; and providing for aneffective date. The motion was seconded by Councilmember Barrett. The motion carriedunanimously (40, Mayor Pro Tem Bilyeu absent).6.Exterior Facade Design CriteriaConduct a Public Hearing and Consider, Discuss, and Act on Ordinance # 102919 Establishingthe "Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction ofResidential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and MovingAll Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual".Mayor Muir read the agenda summary and opened the public hearing at 7:12 p.m. Director ofDevelopment Services Ramie Hammonds was recognized to provide a summary. As a result ofHouse Bill 2439 staff has been researching requirements with other cities and, what their guidelinesare, and has come up with this proposed design criteria manual She summarized the completedesign criteria manual. Below are the noted changes which came about from feedback to staffbefore public comment: 2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will now be:attached garages with a minimum of 400 square feet. Any garage facing a public street may notextend in front of house. 8. (m) Window Shutters: delete "hinged" before the word panels. Not requiring hinged panels.A summary was provided of the point system which is basically a requirement of what we alreadyhave in the Central Core area of Sanger. Multifamily and amenity requirements and, nonresidentialrequirements covered in the manual were summarized. She reiterated that staff looked atseveral other city requirements and did a lot of research. Staff did not want to be out of line withwhat other cities were doing or be so restrictive that it is difficult for builders; however, wanted tohave enough design to still have quality development in Sanger. Mayor Muir noted this is a public hearing and solicited anyone who wished to speak on this item. Henoted he has been provided citizen input forms from some of the citizens who wished to speak:Lisa Dritschler, McClintock Homes, 100 N. Highland, Sanger, Texas was recognized. She notedthat she is grateful for the changes that staff has made and discussed them earlier in the day withRamie Hammonds. She indicated that she was happy with the changes that staff made to the designcriteria but would like to see a few more changes which would affect the homes they are buildingright now, mostly in Sable Creek. She noted a big concern: Item 3. Garages facing a public streetmay not extend beyond the house front. She stated this eliminates their entire plan mix and thehouses they currently have under construction do not comply. She provided pictures of some of theirhome elevations and noted that they would not comply. She noted they only have one plan thatwould comply. She noted that she felt this would be a hardship for them with lots already plattedand model homes already constructed. She noted that she has 10 houses right now that havefinancing but they have not submitted a permit because they are waiting on engineering, etc. What isbeing proposed will eliminate their product line. Ms. Dritschler noted also of concern is, Item 7regarding the house elevation shall not be repeated with in any ten (10) lot groupings. She requestedif there was any way to move it to a six (6) lot block, that every third house can not be the same. Also item 8 d, the offsets to the Front Facade: There are already front and side building setbacksand with lots already on the ground, with a 10 foot offset the building pads are not set for that. Shenoted she would like to see a one foot setback. This is a hard one to get points for on the smallerlots. She reiterated the biggest issue is the garage not extending beyond the house front and wouldlike to see if something can be worked out with this issue.Matt Hackley, 3292 Hinton Road, Nacona Texas with Impression Homes, Sanger Circle 6 wasrecognized. He noted that they do not like to build in cities where it is too hard to do business andgave examples. He stated that the 10 lot block is a real problem, it gets too complicated. He alsonoted the garage not extending in front of the home also complicates things. He stated they love ithere but if it is burdened too much they will just pull out. Carolyn Cashion, Builder Ultra Homes, 6640 Blackjack Oaks, Aubrey, Texas. She noted that shealso appreciated the changes that staff is proposing but would like to see a few more changes. Sheprovided some elevations of their homes and noted that all of them would not be allowed to be builtwith the garage not being able to extend in front of the home. She also noted that they have boughtsome lots that are problem lots within a culdesac and the products they developed for the lotswould not be allowed to be built under the new rules. Another note she wanted to bring up is Item 8a. Porch she noted that they do like to build porches but the requirement says six (6) feet and thatis really way to much for something that an appraiser gives no value for. They don't even put six foot(6') porches on their custom homes. This is why you don't see covered porches on homes muchanymore. She also noted she has a problem with the 10 lot block rule. Kurt Cameron, Cameron Classic Homes and Parkbrook Homes, P.O. Box 92335, Southlake, TX 76092. He was going to ask if the proposed changes were an effort to circumvent the new laws inHB 2439 and that was answered in the presentation by staff. Do any of these proposed regulationsconflict in any way with HB 2459? He noted his concerns regarding any possible conflicts in notallowing materials that are directly allowed by the building code. He was concerned if there was anyadditional construction costs to builders because of these changes. He noted the garage not beingable to extend in front of the home was a big concern in cost and is an issue with his homes, thatevery single home he has, the garage extends in front of the home. Also, affect of future sales and ifa study was made on the economic impact and how these changes will affect that. Has the staff hadthe opportunity to research regarding any pending litigation in other cities? He mentioned themasonry requirements and noted that there were not mentions of Hardie Board and it is a masonryproduct, that approved products can not be restricted. He reiterated that the garage issue was aconcern. The six foot (6') porch depth is not realistic; that a four foot (4') porch would be morerealistic. The other items he had concerns with have already been corrected by staff.There being no further citizens approaching the podium to speak, Mayor Muir closed the publichearing at 7:52 p.m. There was discussion between the Mayor, City Council Members, Staff and the Citizens/Builderswho spoke (above) regarding the items of concern brought up during the public hearing. There was also discussion with Lisa Dritschler of McClintock Homes regarding eight lots whichwere already sold/or financed and Ramie Hammonds, Director of Development Services suggestedthat if they applied for permit by tomorrow (10082019) staff will count them before the effectivedate of the ordinance and they would be allowed to be built under the old guidelines, if theengineered plans are submitted within two weeks. Councilmembers were in agreement.The following items were proposed to be changed by staff at the beginning of the meeting:2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will be attachedgarages with a minimum of 400 square feet. Any garage facing a public street may not extend infront of house. 8. (m) Window Shutters: delete "hinged" before the word panels (shingles). Not requiring hingedpanels.The following proposed changes were discussed during the meeting (some revisions were made tosome of the items above):3. Any garage facing a public street may not extend more than 10 feet beyond the house front. Council to allow staff to approve a variance on nontypical lots and if staff can not work it out that itwould be presented to City Council for determination.7. Any house elevation shall not be repeated on a group of three lots most directly across the street,nor shall it be repeated on two adjacent lots in either direction on the same side of the street.8.a. Reduce the porch size from the six foot (6') requirement to a four foot (4') requirement.The eight houses noted by Lisa Dritschler of McClintock Homes will be counted under the oldguidelines if submitted within two (2) weeks.Mayor Muir summarized all of the changes discussed and noted that the Council can always bringitems back for changes if necessary. Councilmember Chick commented that he would definitely like to hear feedback on this as itprogresses. It doesn't mean it will be changed. He noted that the intent is that we want to see nicequality homes that people want to live in and that he understands that the builders are running abusiness; but, also wants them to understand that we are trying to build a good community and if wecan meet in the middle, it will work for everybody. Councilmember Clark asked Ms. Hammonds ifshe would do the research on the homes built in the city and come back with an average of how farthe garages sit in front of the house lines. Ms Hammonds noted that she would do the research andget back with Council. A motion was made by Councilmember Barrett to approve Ordinance # 102919 Establishing the"Exterior Facade Design Criteria Manual"; Amending Article 3.2100 "Exterior Construction ofResidential Dwellings", Chapter 3 "Building Regulations", of the Code of Ordinances; and MovingAll Provisions Under Article 3.2100 to "Exterior Facade Design Criteria Manual",to include thefollowing revisions and amendments: 2. Duplex buildings designed to appear as a single unit will have a statement added that anythingpreviously platted as of the effective date of this ordinance would be exempted from thisrequirement. 3. Attached Garage 40% was the maximum allowable garage, and with a three car garage it maybe hard to get the 40% this requirement will be eliminated. So the requirement will be attachedgarages with a minimum of 400 square feet. Any garage facing a public street may not extend more than 10 feet beyond the house front. Councilto allow staff to approve a variance on nontypical lots and if staff can not work it out that it wouldbe presented to City Council for determination.7. Any house elevation shall not be repeated on a group of three lots most directly across the street,nor shall it be repeated on two adjacent lots in either direction on the same side of the street.8. a. Reduce the porch size from the six foot (6') requirement to four foot (4').8.m. Window Shutters: delete "hinged" before the word panels (shutters). Not requiring hingedpanels.The motion to approve was seconded by Councilmember Dillon. The motion carried unanimously(40 vote, Mayor Pro Tem Bilyeu absent). 7.Comprehensive Plan Request for Qualifications with Possible Request for ProposalComponentConsider, Discuss and Possibly Approve Issuing a Request for Qualifications for Consulting Servicesto Update the Comprehensive Plan with a Possible Request for Proposal Component. Director of Development Services Ramie Hammonds gave a summary. She noted this has beenunder discussion for a while. This is being brought before Council to request putting theComprehensive Plan out for Request for Qualifications (RFQ) and with a Request for Proposal(RFP) component. She provided information on the scope and framework of the proposal notingthat it would be a planning tool for the future which would include all of the land use, thoroughfareplans, park plans, etc, It will look at what we currently have and analyze current conditions and include a market analysis with visions and goals and will include a downtown component to look atwhat we can do to bring more activity and growth to the downtown area. This will also includestrategies on how to implement the plans. She provided and explained the schedule noting it wouldhopefully begin early spring. The proposed funding will be allocated between 4A, 4B, and GeneralFunds (Development Services Department and is currently budgeted at $110,000. It was noted thisrequest tonight was to initiate the process and get the qualifications and quotes. A motion was made by Councilmember Barrett to approve issuing a Request for Qualifications forConsulting Services to Update the Comprehensive Plan with a possible request for ProposalComponent. The motion was seconded by Councilmember Clark. The motion carried unanimously(40 vote, Mayor Pro Tem Bilyeu absent).8.INFORMATION ITEMS:a.Monthly Financial Reportb.Capital Projects Recap August 27, 2019c.ATMOS Energy Rate Schedules R,C,I, TATMOS Energy Rate Schedule Residential, Commercial, Industrial, and Transportation Rates Effective September 26, 2019.d.Denco Area 911 District Candidate AppointmentSue Tejml appointed to the Denco Area 911 Board of Managers.e.Disbursements 092019Disbursements for the City of Sanger for September 2019.
There was no discussion regarding information items.
9.FUTURE AGENDA ITEMS:
There were no future agenda items discussed.
10.ADJOURN.
There being no further agenda items for discussion Mayor Muir adjourned the meeting at 8:43 p.m.
Page 7Page 10
CITY COUNCIL AGENDA MEMO
AGENDA ITEM NO. b.
AGENDA MEETING DATE: October 21, 2019
TO: Alina Ciocan, City Manager
FROM: Audrey Tolle, Library Director
ITEM/CAPTION:
Interlocal Cooperation Agreement for Library Services
Approve and Authorize the Mayor to Execute an Interlocal Cooperation Agreement for Library Services with Denton
County to Provide Funding of $16,700 to the City of Sanger Public Library.
AGENDA TYPE: Consent Agenda
ACTION REQUESTED: Approval
BACKGROUND:
Denton County has provided library funding so that city libraries will provide services to county citizens who live in
unincorporated areas. This Agreement is essentially the same as the previous year’s document, with the exceptions of
the dates and the amount of funding. Total County funding for all participating libraries was increased by 10% this year.
The Calculation Worksheet for County Funding, referred to as Exhibit A, has been attached for the City Council’s
review.
LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:
N/A
FINANCIAL SUMMARY FUNDING/FISCAL IMPACT:
A total of $16,700 will be paid to the City of Sanger by Denton County.
The prior year's amount was $15,800.
FUNDS:
General Funds will be used for the total amount of $16,700.
STAFF RECOMMENDATION/ACTION DESIRED:
Recommend approval.
Page 11
CITY COUNCIL AGENDA MEMOAGENDA ITEM NO. b.AGENDA MEETING DATE: October 21, 2019TO: Alina Ciocan, City ManagerFROM: Audrey Tolle, Library DirectorITEM/CAPTION:Interlocal Cooperation Agreement for Library ServicesApprove and Authorize the Mayor to Execute an Interlocal Cooperation Agreement for Library Services with DentonCounty to Provide Funding of $16,700 to the City of Sanger Public Library.AGENDA TYPE: Consent AgendaACTION REQUESTED: Approval BACKGROUND:Denton County has provided library funding so that city libraries will provide services to county citizens who live inunincorporated areas. This Agreement is essentially the same as the previous year’s document, with the exceptions ofthe dates and the amount of funding. Total County funding for all participating libraries was increased by 10% this year.The Calculation Worksheet for County Funding, referred to as Exhibit A, has been attached for the City Council’sreview.LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:N/AFINANCIAL SUMMARY FUNDING/FISCAL IMPACT:A total of $16,700 will be paid to the City of Sanger by Denton County. The prior year's amount was $15,800.FUNDS:General Funds will be used for the total amount of $16,700.STAFF RECOMMENDATION/ACTION DESIRED:
Recommend approval.
ATTACHMENTS:
Description Upload Date Type
Interlocal Cooperation Agreement for Library Services 10/15/2019 Backup Material
Interlocal Cooperation Agreement Funding Request, Exhibit A 10/15/2019 Exhibit
Page 12
Page 13
Page 14
Page 15
Page 16
Page 17
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EXHIBIT A
Page 19
CITY COUNCIL AGENDA MEMO
AGENDA ITEM NO. 5.
AGENDA MEETING DATE: October 21, 2019
TO: Alina Ciocan, City Manager
FROM: Muzaib Riaz, Planner, Development Services
ITEM/CAPTION:
Subdivision Ordinance Amendment
Conduct a Public Hearing and Consider, Discuss and Act on Ordinance # 103019 Regarding an Amendment of
Section 4 "Procedure", Exhibit A "Subdivision Ordinance", Chapter 10 "Subdivision Regulation", of the City of Sanger
Code of Ordinances.
AGENDA TYPE: Regular, Public Hearing
ACTION REQUESTED: Approval
BACKGROUND:
An amendment of the City of Sanger Subdivision Procedure is proposed to conform to the State Legislative Bill H.B.
3167 effective September 1, 2019 Regarding Subdivision Procedures, and Adding Additional Requirements in the
Subdivision Procedure to make the Application Packet more comprehensive and thorough.
LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:
N/A
FINANCIAL SUMMARY FUNDING/FISCAL IMPACT:
N/A
FUNDS:
N/A
STAFF RECOMMENDATION/ACTION DESIRED:
Staff recommends Approval of Ordinance # 103019
ATTACHMENTS:
Page 20
CITY COUNCIL AGENDA MEMOAGENDA ITEM NO. 5.AGENDA MEETING DATE: October 21, 2019TO: Alina Ciocan, City ManagerFROM: Muzaib Riaz, Planner, Development ServicesITEM/CAPTION:Subdivision Ordinance AmendmentConduct a Public Hearing and Consider, Discuss and Act on Ordinance # 103019 Regarding an Amendment ofSection 4 "Procedure", Exhibit A "Subdivision Ordinance", Chapter 10 "Subdivision Regulation", of the City of SangerCode of Ordinances.AGENDA TYPE: Regular, Public HearingACTION REQUESTED: Approval BACKGROUND:An amendment of the City of Sanger Subdivision Procedure is proposed to conform to the State Legislative Bill H.B.3167 effective September 1, 2019 Regarding Subdivision Procedures, and Adding Additional Requirements in theSubdivision Procedure to make the Application Packet more comprehensive and thorough.LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:N/AFINANCIAL SUMMARY FUNDING/FISCAL IMPACT:N/AFUNDS:N/ASTAFF RECOMMENDATION/ACTION DESIRED:Staff recommends Approval of Ordinance # 103019
ATTACHMENTS:
Description Upload Date Type
Subdivision Ordinance Amendment Red Line Ord # 103019 10/14/2019 Ordinance
Subdivision Ordinance Amendment Clean Copy Ord # 103019 10/14/2019 Ordinance
Page 21
ORDINANCE NO. 10-30-19
AN ORDINANCE OF THE CITY OF SANGER, TEXAS, AMENDING THE CODE OF
ORDINANCES, ARTICLE 10.100 "SUBDIVISION ORDINANCE", PROVIDING
DEFINITIONS, PROCEDURES, PLAT REQUIREMENTS, PUBLIC IMPROVEMENTS ,
FEES, BONDS, AND AFFECTED AREAS; PROVIDING FOR THE REPEAL OF ALL
ORDINANCES IN CONFLICT; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY; AND PROVIDING FOR AN EFFECTIVE DATE.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL
OF THE C ITY O F SANGER, TEXAS:
Section 1. That Chapter 10, Article 10.100, of the Code of Ordinances, City of Sanger,
Texas is hereby amended to read as follows:
“ARTICLE 10.100 SUBDIVISION ORDINANCE
Sec. 10.101 Adopted
These regulations, authorized by Chapter 212 of the Texas Local Government Code, shall govern
every person, firm, association or corporation owning any tract of land within the city limits of the
City of Sanger who may hereafter divide the same into two (2) or more parts for the purpose of
laying out any subdivision of any tract of land or any addition to said city, or for laying out
suburban lots or building lots, or any lots, streets, alleys, parks or other portions intended for public
use, for the use of purchasers or owners of lots fronting thereon or adjacent thereto.
Sec. 10.102 Definitions
A. Acreage, Net shall mean the acreage included within the boundary line of a subdivision, tract,
parcel, lot, etc., but excluding all public ways.
B. Addition shall mean lots, tracts or parcels of land lying within the corporate boundaries of the
city which is intended for the purpose of development.
C. Administrative Officers are every officer referred to by title, i.e., City Manager, City Attorney,
City Engineer, director of public works, etc., and shall be the person so retained in this position by
the City or his duly authorized representative.
D. Agricultural Purposes - Farming and/or ranching, not residential, commercial or any other use.
E. Alley shall mean a minor way used primarily for vehicular service to the rear or side of properties
otherwise abutting on a street and designed for the special accommodation of the property it
reaches and not intended for general travel or primary access.
F. Applicant means a developer submitting an application for development.
G. Approach Main is an off-site main which brings water or sewer service to the subdivided
property.
H. Border Main is a water or sewer main located in a roadway, alley or utility easement abutting
the perimeter of the property of a subdivider.
Page 22
I. Build means to erect, convert, enlarge, reconstruct, restore or alter a building or structure.
J. Building means any structure designed, used, or intended to be used for human occupancy or
use or to support the human occupancy or use of land, including mobile homes.
K. Building Line shall be a line beyond which buildings must be set back from the right -of-way
line or property line.
L. City or The City shall mean the City of Sanger, Texas.
M. City Council shall be the duly elected governing body of the City of Sanger, Texas.
N. City Engineer shall be the City Engineer of the City, the City’s consulting engineers, or their
duly authorized representatives.
O. City Manager shall refer to the City Manager of the City.
P. Code shall mean the City of Sanger Code of Ordinances.
Q. Commission or Planning and Zoning Commission shall be the official City Planning and Zoning
Commission of the City as appointed by the City Council.
R. Collector Street shall be a street which is continuous through several residential or other districts
and is intended as a connecting street between such districts and thoroughfares, highways or
business districts.
S. Commercial Street shall denote any street situated so that fifty percent (50%) or more of the
property abutting it is zoned for other than low-density residential development.
T. Commercial Tract shall mean any tract containing any type of land-use except for single-family
detached residential and two-family (duplex) residential uses and Agriculture use. (Requirements
and standards for religious and educational land-uses shall be the same as the character of the
predominant surrounding land-use.) Nothing contained in this definition shall be considered as
limitations to or repeal of the definitions set forth in the City’s fire prevention code.
U. County or the County shall mean Denton County, Texas.
V. Cul-De-Sac shall mean a short residential street having but one vehicular access to another
street and terminated by a vehicular turnaround.
W. Dead-End Street shall mean a street, other than a cul-de-sac, with only one (1) outlet.
X. Developer means the legal or beneficial owner or owners of a lot or any land proposed to be
included in a proposed development including the holder of an option or contract to purchase, or
other person having an enforceable proprietary interest in such land.
Y. Development means any manmade change to improved or unimproved real estate, including but
not limited to, buildings or other structures, paving, drainage or utilities, but not agricultural
activities.
Z. Development plat means a plat reflecting new construction or the enlargement of any exterior
dimension of any building, structure, or improvement on property previously final platted or not
required to be platted.
AA. Development exaction means any dedication of land or easements for, construction of, or
monetary contribution toward construction of a public improvement required as a condition of plat
approval by the city under these regulations.
BB. Easement shall mean an area for restricted use on private property upon which any public
utility shall have the right to remove and keep removed all or part of any buildings, fences, trees,
shrubs or other improvements or growths which in any way endanger or interfere with the
construction, maintenance or efficiency of its respective systems within said area. Any public
utility shall at all times have the right of ingress and egress to and from and upon the said easements
for the purpose of constructing, reconstructing, inspecting, patrolling, maintaining and adding to
or removing all or part of its respective systems without the necessity, at any time, of procuring
the permission of anyone.
CC. Emergency Access Easement shall mean a private street, alley or paved place dedicated to the
public for the purpose of providing access to adjacent structures by emergency vehicles such as
fire equipment, police or ambulances, the boundaries of which are continuously and permanently
Page 23
marked.
DD. Engineer whenever used without a prefix, shall refer to a registered professional engineer
retained by a subdivider.
EE. Escrow means a deposit of cash with the city in accordance with city ordinances.
FF. Extraterritorial Jurisdiction means the unincorporated area outside of and contiguous to the
corporate boundaries of the City as defined and established in accordance with Chapter 42 of the
Local Government Code.
GG. Final Plat shall refer to a map or drawing prepared according to the provisions of this
ordinance, and containing all surveying and legal data, dedications and certificates necessary to
the recording of same in the plat records of the county.
HH. Frontage means that side of a lot, parcel or tract abutting a street right-of-way and ordinarily
regarded as the frontal orientation of the lot.
II. HUD-Code Manufactured Home - A single or multi-section home which requires transport to
the site and installation that was built after 1976.
JJ. Lot shall mean land occupied or to be occupied by a building and/or accessory building and
including such open spaces as are required by ordinances of the city and having its principal
frontage on a public street or officially approved place.
KK. Lot improvement means any building, structure, work of art or other object or improvements
of land on which they are situated, whether immediate or future, which includes streets, alleys,
utilities, drainage modifications, access modifications including curb cuts and other similar
activities covered by these regulations. Lot improvements include off-site work accomplished for
the betterment of removed building lots.
LL. Lot of Record shall mean a lot which is part of a subdivision, the plat of which has been
recorded with the County Clerk, Denton County; or a parcel of land, the deed for which was
recorded with the County Clerk, Denton County, prior to November 1961.
MM. Manufactured Housing shall indicate any residential structure which is fabricated off-site (in
whole or in part) and is assembled on the lot to a permanent foundation. Structures of this type
include modular homes, prefabricated homes, or any other structure commonly c lassified as
manufactured housing.
NN. Master Plan shall be the comprehensive plan of the city and adjoining areas as adopted by the
City Council and the city Planning and Zoning commission, including all its revisions. This plan
indicates the general location recommended for various land uses, transportation routes, public and
private buildings, streets, parks and other public and private developments and improvements.
OO. May means permissive.
PP. Mayor shall mean the duly elected presiding officer of the City Council of the City.
QQ. Mobile Home shall refer to moveable structures used primarily for residential purposes any
structures driven or towed to a site by the same conveyance. These shall include conventional
mobile homes, recreational vehicles, trailer coaches, trailer homes, travel trailers, campers and all
similar vehicles.
RR. Mobile Home Park or Trailer Courts are areas for renting or leasing sites for mobile homes
or trailer coaches.
SS. On-Site Main is a water or sewer main located in a roadway, alley or easement within the
perimeter of the property of a subdivider and which provides service only within a subdivider’s
property.
TT. Open Space shall mean that part of any lot or tract that is used for recreational purposes, both
passive and active, but not including areas used for parking or maneuvering of automobiles or
drives or approaches to and from parking areas.
UU. Oversize Main is a water or sewer main which the system’s master plan requires or which the
city elects to construct or have constructed of larger diameter than that required to provide service
to the property of a subdivider.
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VV. Owner means an all-inclusive term denoting the person with primary responsibility toward
the city to see that these subdivision rules and regulations and the ordinances of the city are
complied with. The term includes person, firm, corporation, partnership or agent, attorney-in-fact,
manager or director, developer. Such term as used in this chapter always includes one (1) or more
of the persons enumerated in this section who own all or any part of the land which is contemplated
to be developed.
WW. Planning and Zoning Commission shall mean the body of seven (7) appointed members
charged with the responsibility of reviewing for approval all subdivisions, preliminary plats and
final plats in the city.
XX. Preliminary Plat shall be a map or drawing on which is shown the subdivider’s proposed
arrangement of streets, lots, easements and other public spaces and facilities in the subdivision,
and which is intended for review and study by the city, and not for recording.
YY. Private Road/Street shall mean any road or street that is not dedicated the City and is
maintained by the property owner.
ZZ. Replatting shall be the resubdivision of any part or all of any block or blocks of a previously
platted subdivision, addition, lot or tract.
AAA. Residential Tract shall mean any tract of land developed for the purpose of single-family
detached or two-family domestic living (religious and educational institutions may also be
included). Requirements and standards for religious and educational institutions shall be the same
as the character of the predominant surrounding land-use.
BBB. Residential Street shall be a street which is intended primarily to serve traffic within a
neighborhood or limited residential district which is used primarily for access to abutting properties
and which is geometrically designed to discourage high speeds and through traffic.
CCC. Resubdivision shall mean the division of an existing subdivision, whether platted or
unplatted, together with any changes of lot size therein, or with the relocation of any street lines.
DDD. Right-of-way means a strip of land occupied or intended to be occupied by a street,
crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanita ry or
storm sewer main or for another special use. The usage of the term “right-of-way” for land platting
purposes means that every right-of-way established as shown on a final plat is to be separate and
distinct from the lots or parcels adjoining such right-of-way and not included within the dimensions
or areas of such lots or parcels. Right-of-way intended for streets, crosswalks, water mains, sanitary
sewers, storm drains or any other use involving maintenance by a public agency shall be dedicated
to public use by the maker of the plat on which such right-of-way is established.
EEE. Sanitary Sewer shall refer to a pipe or conduit for water-carried wastes from residences,
business buildings, institutions and industrial establishments, and to which storm, surface and
ground water are not normally admitted, and which is a part of the public sewage collection system.
FFF. Service Line shall refer to a water or sewer pipe running from the water or sewer main to the
property to which water or sewer service is given.
GGG. Sewer or Sewer Main used without any prefix shall refer to a sanitary sewer (excluding
service lines).
HHH. Shall wherever used in this ordinance, will be interpreted in its mandatory sense.
III. Short-Form Subdivision shall refer to any subdivision plat which meets the requirements
therefor contained in this article.
JJJ. Standard Specifications shall refer to the document published by the North Central Texas
Council of Governments entitled “Standard Specifications for Public Works Construction” and all
subsequent revisions thereto and other specifications as adopted by the City.
KKK. Standard Specifications and Codes of the City shall be applied to all improvements
constructed within the city and shall be in accordance with all revisions, as may be adopted by the
city.
LLL. Storm Sewer or Storm Drain shall refer to a pipe, conduit or channel which carries storm and
surface water and drainage but excludes domestic sewage and industrial wastes.
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MMM. Street means a way for vehicular traffic, whether designated a street, highway,
thoroughfare, parkway, throughway, road, avenue, boulevard, lane, place or however otherwise
designated.
NNN. Street Right-of-Way Width shall be the shortest distance between the lines which delineate
the rights-of-way of a street.
OOO. Subdivider or Developer shall mean an individual, firm, association, syndicate, partnership,
corporation or other organization dividing or proposing to divide land, or making improvements
to such land, to affect a subdivision of land hereunder for himself, or for itself, or for another.
PPP. Subdivision shall be any division of any lot, tract or parcel of land into two (2) or more parts
for the purpose of sales or of building development, whether immediate or future. It also includes
re-subdivision or re-platting of land, lots or tracts. Divisions of land for agricultural purposes in
parcels of five (5) acres or more shall not be included within this definition, unless any such
division of five (5) acres or more includes the planning or development of a new street or extension
of public utilities.
QQQ. Surveyor shall mean a licensed land surveyor or a registered public surveyor, as authorized
by the State of Texas statutes to practice the profession of surveying.
RRR. Thoroughfare shall be a principal traffic thoroughfare continuous across the city, intended
to connect remote parts of the City, or areas adjacent thereto, and act as a principal connecting
street with state and interstate highways.
SSS. Thoroughfare plan means the official map depicting the City’s existing and future street
system and roadway network, together with explanatory text. Thoroughfare Plan includes the
Thoroughfare Map.
TTT. Utility Easement shall mean an interest in land granted to the City, to the public generally,
and/or to a private utility corporation, for installing or maintai ning utilities across, over or under
private land, together with the right to enter thereon with machinery, vehicles and people necessary
for the maintenance of said utilities.
UUU. Used for includes the phrases, “arranged for,” “designed for,” “intended for” and “occupied
for” and shall apply exclusively to physical uses.
VVV. Variance means a modification from the terms of this ordinance, as applied to a specific
tract of property, if the modification is not contrary to the public interest and, due to spe cial
conditions, a literal enforcement of the ordinance would result in unnecessary hardship, and so that
the spirit of the ordinance is observed, and substantial justice is done.
WWW. Water Main - Public shall refer to a pipe or conduit which is a part of a public water
distribution system (excluding service lines).
XXX. Water Main - Private shall refer to a pipe or conduit which is not part of the public water
distribution center and is maintained by a private entity.
Sec. 10.103 Purposes, authority and jurisdiction
10.103.01 - Under the authority of Chapter 212 of the Texas Local Government Code, as amended,
which is hereby made a part of these regulations, the City does hereby adopt the following
regulations to control the subdivision of land within the corporate limits of the City and in the
unincorporated areas lying within the extraterritorial jurisdiction of the City, in order to provide
for the orderly development of the areas and to secure adequate provisions for traffic, light, air,
recreation, transportation, water, drainage, sewage and other facilities.
10.103.02 - Any owner of land inside or within the extraterritorial jurisdiction of the city wishing
to subdivide such land shall submit to the Planning and Zoning Commission a plan of subdivision
which shall conform to the minimum requirements set forth in these regulations. Any owner
subdividing his land into parcels of greater than ten (10) acres not less than forty (40) acres each
for agricultural or single-family use and not involving new streets or the extension of public
utilities shall be exempt from these requirements.
10.103.03 - No subdivision plat shall be filed for record and no lot in a subdivision inside of or
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within the extraterritorial jurisdiction of the City shall be improved or sold until the plat shall have
been considered by the Planning and Zoning Commission and approved by the City Council. The
City shall have the authority to prohibit the installation of public utilities in unapproved
subdivisions and to prohibit the issuance of building permits for structures on lots in an unapproved
subdivision.
10.103.04 - Any violation of any provision of this article outside the corporate limits of the City
shall not constitute a misdemeanor nor shall any fine be applicable to a viola tion within the
extraterritorial jurisdiction of the City, however, a district court shall have the power to grant any
or all types of injunctive relief in such cases.
Sec. 10.104 Procedure
10.104.01 - Pre-Application Conference
Prior to the filing of a plat, the subdivider shall consult with the Director of Development Services,
Fire Marshal, and City Engineer concerning compliance with the comprehensive master plan, the
ultimate land use of the proposed development, the suitability of the location of the proposed
subdivision, the most advantageous subdivision plan, the arrangement of streets, alleys and lots,
and the layout of utility lines and availability of service from trunk mains.
10.104.02 - Application Procedure
A. All property not subdivided into lots, blocks and streets, or property to be resubdivided within
the City or within its jurisdiction, shall hereafter be laid out under the direction of the Planning and
Zoning Commission and City Council and no other subdivision will be recognized by the City.
Prior to the consideration of the plat by the Planning and Zoning Commission, the City Manager
and his or her duly authorized representatives shall check the plat and make recommendations.
B. When a plat is filed with the City for review and approval, it shall be immediately forwarded
to the Director of Development Services, who will make a preliminary study of the plat. If it
appears substantially complete, an on-site review of the tract to be subdivided will be made to
determine any apparent problems with development of the subject land. Any plat which is found
to be incomplete or requires significant changes shall be returned to the subdivider for additions
or changes before resubmission.
C. It shall be unlawful for any owner, or agent of any owner, to lay out, subdivide or plat any
land into lots, blocks and streets within the City, or to sell property therein, which has not been
laid out, subdivided and platted according to these regulations.
D. No officer or employee of the City shall perform, or cause to be performed, any work upon
any streets or in any addition or subdivision of the City, unless all requirements of these regulations
have been complied with by the owner of the addition or subdivision.
E. The City hereby defines its policy to be that the City will withhold improvements of any
nature whatsoever, including the maintenance of streets, issuance of building permits or furnishing
of sewage facilities and water service, until the subdivision plat has been approved by th e City
Council. No improvements shall be initiated, nor any contracts executed until this approval has
been obtained.
F. Any owner or developer of any lot, tract or parcel of land located within the corporate limits
of the City or within its extraterritorial jurisdiction who may wish to affect a subdivision of such
land shall conform to the general procedure described as follows:
(1) The subdivider shall prepare and submit a “Preliminary Plat” for subdivisions not eligible
for the short form subdivision procedure;
(2) In the case of a proposed phased development, the subdivider shall file a preliminary plat
showing the entire proposed subdivision, the various phases by which the subdivision will be
developed, and lots that will be sold within the phase to be developed upon approval of the final
plat by the City Council. If the subdivision is to be developed in phases or units, an overall master
development plan for street, drainage, water and sewer improvements shall be submitted to the
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City Engineer by the subdivider’s engineer at the time the first phase of construction is submitted
for approval. This overall plan shall show the layout of streets and easements, lot configurations,
water and sewer main locations and sizes, fire hydrant locations, manhole locations and drainage
improvements;
(3) After approval of the preliminary plat by the Planning and Zoning Commission, and the City
Council the subdivider may then prepare a “Final Plat” of all or a portion of the land included in
the preliminary plat for submission to and approval by the Planning and Zoning Commission and
then for final approval by the City Council;
(4) Upon final action on any such plat by the City Planning and Zoning Commission, the same
shall be referred to the City Council, and the City Council shall consider such final plat and approve
the same if the plat shall in all things fully comply with the terms and provisions of this Article;
(5) Upon completion of required public facilities and acceptance by the City or the filing of a
performance bond by the developer which covers said facilities that are not complete, copies of
the approved Final Plat in the number determined by the Director of Development Services shall
be submitted to the County Clerk for recordation with Denton County. The recording of the final
plat shall be the responsibility of the Director of Development Services;
(6) In subdivisions approved for phased development no building permits shall be issued by the
building official until the public improvements, including installation of franchise utilities, within
that phase are completed and accepted by the City;
(7) The subdivider shall include in the conditions of sale for each lot within the subdivision a
notice to the purchaser that no certificate of occupancy shall be issued for any structure or building
constructed therein unless and until the City has approved and accepted that phase of the
subdivision;
(8) All proposed improvements are to be installed or constructed at the subdivider’s own cost
and expense, unless otherwise noted herein; and
(9) Where a plat of a lot of record of undivided property is proposed to be subdivided and meets
the criteria for abbreviated procedures set forth under the “short form subdivision,” and provided
all the requirements have been met, the subdivider may submit a final plat to the City for approval.
Where circumstances in the opinion of the administrative officer warrant, such plat may receive
administrative approval, which action shall authorize the building official to issue a building permit
for improvements on said parcel.
10.104.03 - Preliminary Plat
The plat shall be drawn to a scale of not more than two hundred feet to the inch (1" = 200'). The
information to be included and the procedures for submittals are as follows:
A. Legal Description (Metes and Bounds) with total acreage.
B. Describe and locate all permanent survey monument pins, and control points, and ties and
reference the survey corner at two points to the Texas State Plane Coordinate System North Central
Zone 1983-1999 datum. The Point of Beginning (POB) shall be clearly marked including State
Plane Coordinates, NAD 83.
C. An accurate location of at least two (2) corners of the subdivision with reference to original
corners of the original survey of which the subdivision is a part or an existing permanent monument
to an approved and recorded plat or permanent markers established by and approved by the City
Engineer.
D. North Arrow.
E. Scale (both graphic and written) appropriate for the level of detail and not more than two
hundred feet to the inch (1”=200’).
F. Legend for any symbols used.
G. Location/Vicinity Map showing the location of the subject property, existing and proposed
streets and thoroughfares covering an area at least one thousand feet (1,000’) outside the proposed
subdivision.
H. Title Block with the following information:
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(1) Plat Type (ex: “Final Plat”, “Preliminary Plat”, etc.);
(2) Name of the proposed development/addition;
(3) Total number of lots and HOA/Open Space lots;
(4) Survey name and abstract number;
(5) Gross acreage;
(6) Right-of-Way acreage if dedicated;
(7) Date of preparation and subsequent revisions;
I. Block with name(s), address, phone number, and email of preparer, owner, developer,
engineer, and/or surveyor.
AJ. Existing Features
(1) Location and dimension of all boundary lines (accurate in scale) with dimensions and
bearings including lot lines, building lines, and City Limits lines (if any)The boundary line
(accurate in scale) of the tract to be subdivided.
(2) The location, widths and names of all existing or platted streets or other public ways within
or adjacent to the tract, parks, existing permanent buildings structures, land dedicated within or
contiguous to the subject property, railroads, rights-of-way, easements, and other important
features, such as abstract lines, political subdivision or corporation lines, and school district
boundaries.
(3) Existing sewer mains, water mains, drainage culverts or other underground structures within
the tract and immediately adjacent thereto with pipe sizes, grades, and locations, and dimensions
indicated.
(4) Contours with intervals of two feet (2') or less, referred to mean sea level datum. In areas
where the terrain is relatively flat, supplementary contours shall be shown so that the average
horizontal distance between said lines does not exceed two hundred feet (200').
(5) Subdivision name of adjacent (P.R.D.C.T) or ownership information for adjacent unplatted
properties (D.R.D.C.T) with recording informationThe names of adjacent subdivisions and/or the
names of record owners of adjoining parcels of unsubdivided land.
(6) Location of existing fire hydrants and fire lanes.
BK. New Features
(1) The layout, names, and widths (from centerline to both edges as well as from edge to edge)
of the proposed streets, fire lanes, drives, alleys and easementsThe proposed name of the
subdivision.
(2) Length and radii of all street segments.
(3) Curve table for all streets, drives, and alleys.
(4) Acreage or square footage of rights-of-way dedicated should be shown, including corner
clips and deceleration/turn lanes on the plat.
(5) Lot and block numbers (lot number are numbers; and block numbers are letters), square
footage, and other description according to the real estate records of the city or county auditor and
recorder; also, designation of the proposed uses of land within the subdivision.
(2) North point, graphic scale, date and approximate acreage of the proposed subdivision.
(3) The names and addresses of the subdivider and of the engineer, surveyor or planner.
(4) The tract designation and other description according to the real estate records of the city or
county auditor and recorder; also, designation of the proposed uses of land within the subdivision.
(56) All parcels of land intended to be dedicated for public use or reserved in the deeds for the
use of all property owners in the proposed subdivision, together with the purpose or limitations of
such reservations.
(6) The layout, names and widths of proposed streets, alleys and easements.
(7) The layout, numbers, setback lines and approximate dimensions of proposed lots, blocks,
Page 29
parks, etc.
(8) Location of proposed fire hydrants and fire lanes.
(9) USPS Postmaster approved location of mailboxes (if cluster mailboxes).
(10) Proposed building line with square footage of the lot and proposed use.
(11) Proposed parking layout.
L. Table showing the following information:
(1) Listing of the lots with square footage and the associated lot widths at the front building line.
(2) Square footage of the total building footprint and of each land use (if known).
(3) Number of required and provided parking spaces.
(4) Required and provided total landscaped area and front yard landscaped area.
M. Existing and proposed FEMA 100-year floodplain boundaries and elevation. Include
minimum finished floor elevations (minimum 2 feet above the 100-year elevation) of all lots
adjacent to floodplain. If the site does not contain a floodplain, note that: “No 100-year floodplain
exists on the site.” A Floodplain reclamation study will be required with Final Plat if necessary.
C. Utilities
N. Submittals for preliminary plats shall include plans, documents, and information adequate
for the review of the provision of public improvements to the properties involved. This includes
but is not limited to streets, water service, wastewater service, franchise utilities, street lighting,
and stormwater detention (ex: preliminary drainage pland, preliminary utility plans, floodplain
study, traffic impact study, etc.).
D. Location Map
A location map of the proposed subdivision showing existing and proposed streets and
thoroughfares covering an area at least one thousand feet (1,000') outside the proposed subdivision.
E. Cross-Sections
O. Two (2) copies of the typical cross-sections of proposed streets showing the width of
pavement, type of pavement and location and widths of sidewalks when not in conformance with
standard details.
FP. Approval Block
The following notice shall be placed on the face of each preliminary plat by the subdivider:
“Preliminary Plat for Review Purposes Only.”
The following certificate shall be placed on the preliminary plat by the subdivider:
Approved for Preparation of Final Plat
________________________________ ____________________
City of Sanger, TX Date
Planning & Zoning Commission
GQ. Submission
The subdivider shall furnish the City with sixone (61) copyies of the drawings of the plat, plus any
additional copies determined necessary for a complete review by the Director of Development
Services. The subdivider shall also provide any necessary supporting documents describing the
type of development, provision of services, development procedure and timing, and engineering
studies. Such materials shall be received in accordance with the submittal schedule as published
by the Department of Development Services.
The subdivider shall submit a letter of intent to the Director of Development Services providing
their name and address, the contact information of the person(s) preparing the submitted documents
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and designating a point of contact for future correspondence. The letter shall also state the intent
of the plat application, briefly describing the location, amount of land, and particulars as to the
intended use(s) of the property and requesting that the plat be reviewed and considered by the
appropriate approval body. Such letter of intent shall be received in accordance with the submittal
schedule as published by the Department of Development Services and shall be accompanied by
an application for plat approval, the appropriate fee and drawings of the plat, as indicated herein.
A plat is “filed for approval by the City” when the Director of Development Services (or designee)
has certified to the applicant that a complete submittal providing required information for a
comprehensive review has been received.
No plat will be considered filed with the city until and unless the prescribed application fees have
been paid.
HR. Approval
The approval of the preliminary plat shall be effective for a period of one hundred eighty (180)
days after the approval date, unless reviewed by the Planning and Zoning Commission in the light
of new or significant information, which would necessitate the revision of the preliminary plat.
Such revision shall be subject to the same procedures as the original preliminary plat.
If a final plat for the subdivision, or a portion thereof, has not been submitted, or if a change in
requirements has not occurred which would affect the preliminary plat, at the end of the one
hundred eighty (180) days after approval, then the City Planning and Zoning Commission may
declare the preliminary plat null and void, unless the subdivider has requested and received an
extension of time.
IS. Exceptions
Where the subdivider may request exceptions or a waiver of these regulations or disagrees with
the intent or interpretation of the requirements set forth herein, the City Planning and Zoning
Commission may submit such requests of the subdivider to the City Council with
recommendations for either an approval or disapproval.
10.104.04 - Final Plat
After approval of the preliminary plat, a final plat, prepared by a registered public surveyor and
bearing his seal, shall be submitted to the city for consideration.
The subdivider shall furnish the City with sixone (61) copyies of the drawings of the plat, plus any
additional copies determined necessary for a complete review by the Director of Development
Services. The subdivider shall also provide any necessary supporting documents describing the
type of development, provision of services, development procedure and timing, and engineering
studies. Such materials shall be received in accordance with the submittal schedule as published
by the Department of Development Services.
The subdivider shall submit a letter of intent to the Director of Development Services providing
his name and address, the contact information of the person(s) preparing the submitted documents
and designating a point of contact for future correspondence. The letter shall also state the intent
of the plat application, briefly describing the location, amount of land, and o the intended use(s) of
the property and requesting that the plat be reviewed and considered by the appropriate approval
body. Such letter of intent shall be received in accordance with the submittal schedule as published
by the Department of Development Services and shall be accompanied by an application for plat
approval, the appropriate fee and drawings of the plat, as indicated herein.
A plat is “filed for approval” by the City when the Director of Development Services (or designee)
has certified to the applicant that a complete submittal providing the required information for a
comprehensive review has been received.
No plat will be considered filed with the city until and unless the prescribed application fees have
been paid.
No plat will be considered by the City until all the prescribed filing fees have been paid. The final
plat may constitute all or only a portion of the approved preliminary plat, but any portion thereof
shall conform to all the requirements of these regulations unless an exception has been granted by
City Council.
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If final plats are submitted for approval for portions or sections of the proposed subdivision, each
portion or section shall carry the name of the entire subdivision but shall bear a distinguishing
letter, number or subtitle. Block letters shall run consecutively throughout the entire subdivision,
even though such subdivision might be finally approved in sections.
Upon receipt of the proper submittal (required copies of the fina l plat, the detailed engineering
plans and other required data, and payment of all applicable fees,) and the individual cost estimates
for site improvements for water, sanitary sewer, storm sewer and paving improvements shall be
prepared and submitted in accordance with the following table:
Item
No.
Descri
ption
Unit Quant
ity
Unit
Price
Cost
Also, to be included as other required data, the developer shall submit additional detailed cost
estimates for any improvements to be constructed in which the City may be obligated for pro -rata
or other refund amounts. These improvements shall be determined by the city and in accordance
with the city’s comprehensive plan.
The final plat shall show or be accompanied by the following information:
A. The Plat shall be drawn to a scale of not more than two hundred feet to the inch (1”=200’)
AB. The boundary linesmarked with heavy weighted lines with accurate distances and bearings,
a metes and bounds description of the boundary (error of closure shall not exceed one (1) in fifty
thousand (50,000) for the plat boundary), exact acreage to hundredths, and the ex act location and
width of all existing or recorded rights-of-way intersecting the boundary of or bordering on the
tract. One (1) copy of the traverse closure sheet shall be enclosed.
BC. True bearings and distances to the nearest established street lines, official monuments or
subdivision corner, which shall be accurately described on the plat. Municipal, township, county
or abstract survey lines shall be accurately tied to the lines of the subdivision by distances and
bearings, where applicable.
D. Describe and locate all permanent survey monument pins, and control points and ties and
reference the survey corners at two points to the Texas State Plane Coordinate System North
Central Zone 1983-1999 datum. The Point of Beginning (POB) shall be clearly marked including
State Plane Coordinates, NAD 83.
CE. An accurate location of at least onetwo (12) corner of the subdivision with reference to an
original corner of the original survey of which the subdivision is a part or an existing permanent
monument on an approved and recorded plat or permanent markers established by and approved
by the City Engineer.
F. Subdivision name of adjacent properties (P.R.D.C.T) or ownership information for adjacent
unplatted properties (D.R.D.C.T.) with recording information
DG. An accurate location of the subdivision in reference to the deed records of the county which
shall include the volume and page of the deed of the property to be subdivided.
EH. The exact layout, including:
(1) Street and/or alley names;
(2) The length of all arcs, radii, internal angles and points of curvature, length and bearing of
the tangents;
(3) All existing and proposed easements for right-of-way, provided for public services, or
utilities, or any other easements and any limitations of the easements; and
(4) Show centerline of existing street. Dimensions from centerline to edges of existing and
proposed right-of-way on both sides of the centerline;
Page 32
(45) All lot numbers and lines, with accurate dimensions in feet and hundredths and with
bearings and angles to street and alley lines to the nearest second.
FI. The accurate location, material and approximate size of all monuments.
GJ. The accurate outline description of all property which is offered for dedication for public
use, such as parks, etc., with the purpose indicated thereon, and all property that may be reserved
by deed covenant for the common use of the property owners in the subdivision.
K. A signed and notarized copy of private restrictions (if any), that are filed for record in the
office of the County Clerk shall be provided with the Final Plat.
H. Building setback lines.
I. Lot grading plan.
J. Private restrictions.
K. Name of the proposed subdivision.
L. Name and address of the owner, subdivider, engineer, and surveyor.
M. North point, written and graphic scale and date.
N. 3” x 3” recording box at the lower right hand corner.
O. A Title Block with the following information shall be provided on each page:
(1) Plat Type (ex: “Final Plat”, “Preliminary Plat”, etc.);
(2) Name of the proposed development/addition/subdivision;
(3) Total number of lots and HOA/Open Space lots;
(4) Survey name and abstract number;
(5) Gross acreage;
(6) Right-of-Way acreage, if dedicated;
(7) Date of preparation and subsequent revisions.
P. Standard Notation to be added on the plat:
(1) “All lots comply with the minimum size requirements of the zoning district.”
(2) “This property may be subject to charges related to impact fees and the applicant should
contact the City regarding any applicable fees due.”
(3) “All common areas, drainage easements, and detention facilities will be owned and
maintained by the HOA/Property Owner. Any common area within the City’s right-of-way will
require a facilities agreement, to be reviewed and approved by the City.”
(4) “Notice – selling a portion of this addition by metes and bounds is a violation of State Law
and is subject to fines and withholding of utilities and building permits.”
(5) “This plat does not alter or remove existing deed restrictions, if any, on this property.”
(6) “Minimum Finished Floor Elevations (Min. FFE) are at least two (2) feet above the 100-year
floodplain.” – Add this note only if subject property is within or adjacent to the floodplain.
(7) “The subject property does not lie within a 100-year floodplain according to Community
Panel No.____________, dated ____________, of the National Flood Insurance Rate Maps for
Denton County, Texas.”
(8) “The purpose of this plat is __________[state the purpose]____________.”
(9) “Bearings are based on the State Plane Coordinate System, Texas North Central Zone (4202),
North American Datum of 1983 (NAD ‘83)”
NQ. City limits line, if it traverses the subdivision.
OR. Location map showing existing and proposed streets and thoroughfares covering an area at
least one thousand feet (1,000') outside the proposed subdivision.
S. One paper copy (24” x 36”) and one soft copy (pdf) of approved civil/construction plans,
along with GIS/Cad files for all approved public improvements on a CD/DVD.
Page 33
PT. Construction plans must be submitted and approved prior to submission of final plat, must
have and profiles drawn on sheets, measuring twenty-four inches (24") by thirty-six inches (36"),
the same size as the final plat, and must includeing the following information:
(1) A plan and profile of each street with top of curb grades shown. Each sheet shall include
north point, scale, date and benchmark description to mean sea level datum. Unless otherwise
approved by the City, scales shall be one inch equals forty feet (1" = 40') horizontally and one inch
equals four feet, five feet or six feet (1" = 4', 5' or 6') vertically. Each plan shall show the seal and
signature of the registered professional civil engineer who prepared the plans;
(2) The typical cross-sections of proposed streets showing the width of roadways and type of
pavement and location and width of sidewalk;
(3) A plan and profile of proposed sanitary sewers, with grades and pipe sizes indicated and
showing locations of manholes, cleanouts, etc., and a plan of the proposed water distribution
system showing pipe sizes and locations of valves, fire hydrants, fittings, etc., in conformance with
the applicable criteria presented in Section 6, Improvements. Unless otherwise approved by the
City, scales shall be one inch equals one hundred feet (1" = 100') horizontally and one inch equals
four feet, five feet or six feet (1" = 4', 5' or 6') vertically. Each plan shall show the seal and signature
of the registered professional civil engineer who prepared the plans. Each sheet shall include north
point, scale, date and benchmark description to mean sea level datum;
(4) A plan and profile of the proposed storm sewers, showing hydraulic data, pipe grades and
sizes, manholes, inlets, pipe connections, outlet structures, etc., in conformance with the criteria as
shown in Section 6, Improvements. Unless otherwise approved by the City, scales shall be one
inch equals forty feet (1" = 40') horizontally and one inch equals four feet, five feet or six f eet (1"
= 4', 5' or 6') vertically. Each plan shall show the seal and signature of the registered professional
civil engineer who prepared the plans. Each sheet shall include north point, scale, date and
benchmark description to mean sea level datum; and
(5) A plan of all the other utilities, showing the relative locations proposed for the water, sewer,
storm sewer and gas mains, utility poles, TV and electrical services, street lighting, traffic -control
signs, and street signs, and acknowledged by the appropriate representative of each agency
involved;
U. For Conveyance Plats Only: All conveyance plats must be titled “Conveyance Plat” and carry
the following text:
“Conveyance plat is a record of property approved by the City of Sanger for the purpose of
sale or conveyance in its entirety or interests thereon defined. No building permit may be issued,
nor development begin, nor permanent public utility service provided until a final plat is approved,
filed of record and public improvements are accepted in accordance with the City of Sanger Code
of Ordinances. Selling a portion of this property by metes and bounds , except as shown on an
approved, filed and accepted conveyance plat, final plat or replat is a violation of the state law.”
QV. Certification by a registered public surveyor or licensed state land surveyor, registered in
the State of Texas, to the effect that the plat represents a survey made by him or under his direct
supervision and that all monuments shown thereon have been verified and exist, and that their
location, size and material are correctly shown. Such surveyor’s certificate may be prepared as
follows:
“State of Texas
County of Denton
I hereby certify that this plat is true and correct and was prepar ed from an actual survey of the
property made on the ground under my supervision.
(Engineer or surveyor seal)
________________________________________________ ____________________
Licensed Professional Engineer OR Date
Registered Public SurveyorRegistered Public Land Surveyor – Texas R.P.L.S. No. ______”
Texas R.P.S. No. “
Page 34
RW. A certificate of ownership and dedication of all streets, alleys, parks and playgrounds to
public use forever, signed and acknowledged before a notary public, by the owner or authorized
representative and lien holder of the land, and a complete and a ccurate description of the land
subdivided, and the streets dedicated. Such owner’s certificate may be prepared as follows:
“State of Texas
County of Denton
I (we), the undersigned, owner(s) of the land shown on this plat within the area described by
metes and bounds as follows:
(Metes and Bounds Description of Boundary)
NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS:
THAT _________________________, acting herein by and through its duly authorized officer
does hereby adopt this plat designating the hereinabove described property as _________________
(lot/lock/subdivision), an addition to the City of Sanger, Texas, and does hereby dedicate to the
public use forever by fee simple title, free and clear of all liens and encumbrances, all streets,
thoroughfares, alleys, fire lanes, drive aisles, parks, and watercourses, and to the public use forever
easements for sidewalks, storm drainage facilities, utilities, and any other property necessary to
serve the plat and to implement the requirements of the subdivision regulations and other City
codes and do hereby bind ourselves, our heirs, successors and assigns to warrant and to forever
defend the title on the land so dedicated. Further, the undersigned covenants and agrees that he/she
shall maintain all easements and facilities in a state of good repair and functional condition at all
times in accordance with City codes and regulations. No buildings, fences, trees, shrubs, or other
improvements or growths shall be constructed or placed upon, over, or across the easements as
shown, except that landscape improvements may be installed, if approved by the City of Sanger.
The City of Sanger and public entities shall have the right to access and maintain all respective
easements without the necessity at any time of procuring permission from anyone.
WITNESS MY HAND this ____________ day of ____________, 20____.
_________________________________________, owner
_________________________________________, Title and Company (if applicable)”
The owner of land shown on this plat and whose name is subscribed hereto, and in person or
through a duly authorized agent dedicates to the use of the public forever all streets, alleys, parks,
watercourses, drains, easements and public places thereon shown for the purpose and consideration
therein expressed.
, Owner
“State of Texas
County of Denton
Before me, the undersigned authority, on this day personally appeared, known to me to be the
person whose name is subscribed to the foregoing instrument, and acknowledged to me that he/she
executed the same for the purposes and considerations therein expressed and in the capacity therein
stated.
Given under my hand and seal of office this _______ day of ____ 20____.
______________________________________
Notary Public in and for, Denton County, the State of Texas”
SX. The following certificate shall be included on the plat in a manner that will allow the
signatures of the designated officials and the affixing of the City Seal.
“Approved:
__________________________________________ _____________________
Chairman, Planning and Zoning Commission Date
City of Sanger, Texas
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________________________________________ _____________________
Mayor Date
City of Sanger, Texas
Attested by
________________________________________ _____________________
City Secretary, City of Sanger, Texas” Date
TY. Certificate from City Tax Collector and from the proper official of other taxing agencies
within whose jurisdiction the proposed subdivision lies showing that all ad valorem taxes, liens
and fees have been paid on the tract to be subdivided.
Two (2) sets of approved plans and specifications for water, sanitary sewer, paving and drainage
improvements, prepared by a registered professional civil engineer, shall be submitted to the City
prior to any construction in the subdivision.
The approval of the construction drawings by the City Council shall be effective for a period of
two (2) years after the approval date of the final plat unless the subdivider has requested and
received an extension of time. Construction drawings which have expired shall be resubmitted to
the city for approval before any construction is begun. The design of the proposed improvements
shall be based on the construction requirements which are in effect at the time of resubmittal.
10.104.05 - Procedure for Short Form Subdivision
A. Any subdivision or replat thereof which may be determined to fall within the following
criteria may be termed a “short form subdivision” and shall comply with the abbreviated
procedures set forth herein. “Plats for record” or “lots of record” of unplatted property shall be
deemed to meet these criteria if:
(1) The land in question is not being subdivided into more than three (3) lots;
(2) The subdivision or use of the land subdivided does not necessitate any appreciable alteration
of utility installations, streets, alleys or building setback lines; and
(3) The tracts so subdivided conform in size and shape to the lots in the vicinity and the zoning
in the immediate area.
B. All design, engineering, improvements and drawing information standards provided in these
regulations applicable to all subdivisions shall be applicable to the short form subdivisions.
Preliminary platting is not required.
C. If the Director of Development Services finds that the final plat meets all the provisions of
these regulations, he/she shall present the final plat to the commission and council for review.
D. The final short form plat shall be filed with the city accompanied with the required filing fee.
After all requirements have been met and signatures obtained, the plat and all other necessary
instruments shall be filed for record with the county clerk by the City Secretary.
E. In the case of plats for record, after all requirements have been met and the final short form
plat properly filed, administrative approval may be granted.
10.104.06 - Construction of Improvements
A. The subdivider/developer shall contract for improvements except where city participation is
involved. In cases of city participation, the developer/owner shall comply with state statutes and
city regulations regarding competitive bidding.
B. The subdivider’s/developer’s engineer shall administer the contract.
C. A pre-construction conference, to be held at city hall, will be required. This conference shall
be attended by the City Engineer (or authorized representative), the subdivider’s/developer’s
engineer, the engineer’s inspectors, the contractor(s), and other appropriate representative as
deemed necessary by the City.
10.104.07 - Amending Plat
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Any person who wishes to revise a subdivision plat which has been previously filed for record
must make an application of the proposed revised plat to the City Council. An amendment of a
subdivision may be done for one of the following purposes:
(1) to correct an error in a course or distance shown on the preceding plat;
(2) to add a course or distance that was omitted on the preceding plat;
(3) to correct an error in a real property description shown on the preceding plat;
(4) to correct any other type of error or omission on a previously filed plat;
(5) to replat one or more lots fronting on an existing street if:
(A) the owners of all lots join in the application for amending the plat;
(B) the amendment does not attempt to remove any restrictions;
(C) the amendment does not increase the number of lots; and
(D) the amendment does not create or require the creation of a new street or make necessary the
extension of municipal facilities.
A Public Hearing is not required for the approval and issuance of an amended plat.
The City Manager and Director of Development Services are delegated the approval responsibility
of an amended plat. At any time, the City Manager or City Engineer may elect to present the plat
for approval to the Planning and Zoning commission and to the City Council, neither the City
Manager nor the Director of Development Services shall disapprove a plat, and upon refusal to
approve the amended plat shall refer the amended plat to the Planning and Zoning Commission
and City Council.
10.104.08 - Replat or Resubdivision of Plats
A. General
(1) Replat or resubdivision of a plat, or a portion thereof, but without vacation of the immediate
previous plat, is hereby authorized; and shall be deemed valid and controlling, when approved,
after a public hearing, by the Planning and Zoning Commission, when:
(a) It has been signed and acknowledged by all the owners of the particular property which is
being resubdivided or replatted.
(b) It has been approved by the Planning and Zoning Commission, after a public hearing in
relation thereto at which parties in interest and citizens shall have an opportunity to be heard.
(c) It does not attempt to alter, amend, or remove any covenants, easements or restrictions.
(d) There is compliance, when applicable, with subsections (a), (b), and (c) of this section.
B. Filing time. Replats or resubdivisions shall show or be accompanied by the information that
is required for preliminary plats or final plats, whichever is applicable. Replats or resubmissions
shall not be docketed for Planning and Zoning Commission consideration unless the requirements
of this chapter are met.
C. Notice and hearing. The following additional requirements for approval shall apply, in any
resubdivision or replatting of a subdivision, without vacating the immediate previous plat, if any
of the proposed area to be resubdivided or replatted was, within the immediate preceding five (5)
years, limited by an interim or permanent zoning classification to residential use for not more than
two (2) residential units per lot, or if any lot in the immediate previous subdivision was limited by
deed restriction to residential use for not more than two (2) residential units per lot:
(1) Notice of Planning and Zoning Commission hearing shall be given in advance, in the
following manner:
(a) Publication at least fifteen (15) days in advance of hearing being published in the official
newspaper of the City of Sanger.
(b) Written notice of such public hearing forwarded, with a copy of this subsection C attached,
by the Planning and Zoning Commission to owners (as the ownerships appear on the last approved
ad valorem tax roll of such governing body) of all lots in the immediately preceding subdivision
plat not less than fifteen (15) days prior to the date of such hearing. Such notice may be served by
Page 37
depositing the same, properly addressed and postage paid, in the post office in closest proximity
to the city hall of the City of Sanger, provided, however, if such immediate preceding subdivision
plat shall contain more than one hundred (100) lots, such notice shall be mailed only to those
owners of lots which are located within two hundred (200) feet of the lot or lots which are sought
to be replatted or resubdivided.
(2) If the proposed replat requires a variance or is protested in accordance with this subsection,
the proposed replat must receive, in order to be approved, the affirmative vote of at least three-
fourths of the members present of the Planning and Zoning commission and City Council.
For a legal protest, written instruments signed by the owners of at least 20%; of the area of the
lots or land immediately adjoining the area covered by the proposed replat and extending 200 feet
from that area, but within the original subdivision, must be filed with the Planning and Zoning
commission and City Council prior to the close of the public hearings.
(3) Provided, however, compliance with subdivision (1) or (2) of Section 4.08C shall not be
required for approval of a replatting or resubdividing of a portion of a prior plat, if all of the
proposed area sought to be replatted or resubdivided was designat ed or reserved for usage other
than for single- or duplex-family residential usage, by notation on the last legally recorded plat or
in the legally recorded restriction applicable to such plat.
(Ordinance 03-03-09 adopted 3/16/09)
Sec. 10.105 General Plat Requirements
All requirements pertaining to lot size, yard size, dwelling size, lot coverage, height, parking,
loading and screening contained in the current zoning ordinance of the city shall be adhered to for
development under this Article.
10.105.01 - Streets
A. The arrangement, character, extent, width, grade and location of all proposed streets shall
conform to the general plan of the community, and their relationship shall be considered to that of
the existing and planned streets, to topographical conditions, to public 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 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.
Page 38
(Ordinance 01-04-08 adopted 1/24/08)
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:
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 and churches. Uses served would include medium and high density residential, limited
commercial facilities, elementary schools, some small offices and as direct access within industrial
parks. Collector streets also carry heavy traffic to major commercial and indus trial 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.
4. Residential/Estate: Carries traffic from rural residential areas to collector streets and
interconnects individual sites. Local streets carry light traffic volumes and trips are of a short
duration. This type of street section can only be utilized in residential subdivisions of lots at least
1-1/2 acres in size.
Code Type of Street Minimum Right-
of-Way Width
Minimum
Centerline
Radii
Intersection
FW Freeway 200 feet Varies varies
P4U Principal Arterial Four Lane
Undivided
100 feet 150' 1,000 feet
P3U Principal Arterial Three Lane
Undivided
75 feet 85' 1,000 feet
M4U Minor Arterial Four Lane Undivided 80 feet 90' 1,000 feet
C2U Collector Two Lane Undivided 60 feet 75' 500 feet
R2U Residential/Local Two Lane
Undivided
50 feet 70' 250 feet
REU Residential/Estate Two Lane
Undivided
60 feet 75' 250 feet
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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 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 t he 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 erec tions
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.
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 are unchanged. Only the outside two (2) lanes would be paved in this situation. The City
must approve the use of this option.
10.105.02 - 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 Homeowners’ Association or other entity.
D. The minimum width of any alley shall be twenty feet (20') in industrial and commercial areas
Page 40
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.
10.105.03 - 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 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 p rivate streets
and alleys and assessments therefore [therefor] may be amended without the written consent of the
City.
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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 maintena nce 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 its contractors with the right of access
for any purpose related to the exercise of a governmental service or function, including but not
limited to fire and police protection, inspection and code enforcement, trash collection or utility
maintenance. The easement shall permit the City to remove any vehicle or obstacle within the
street lot that impairs emergency access.
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 maintain an
escrow account as approved by the City for all road maintenance.
F. Reserved
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 except for those applying to
internal street construction.
a. Street lights and signs shall be installed and maintained by the homeowners’ association
subject to approval by the City.
b. The property association documents shall give the City the right, after 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 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 [that] the City accept private streets and alleys and the associated property
as public streets and right-of-way upon written notice to all association members and the favorable
vote of 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
Page 42
entity or public utility of any restricted access gate or entrance; and for damages and injury
(including death) arising out of any use of the subdivision by the City, governmental entity or
public entity. Further, such language shall provide that all the owners of all lots shall release the
City, governmental entities and public utilities for such damages and injuries. The indemnifications
contained in this paragraph apply regardless of whether such damages and injury (including death)
are caused by the negligent act or omission of the City, governmental entity or public utility, or
their representative officers, employees or agents.
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 improvements to the subdivision or addition. Exceptions to this section
must be approved by the City.
b. Pedestrian Accesses - The City may require, in order to facilitate Pedestrian access from the
streets to schools, parks, playgrounds, or other nearby streets, perpetual unobstructed easements at
least fifteen (15) feet in width. Easements will be indicated on the plat.
c. Bikeways - Hike and bike sidewalks, designed and located according to City standards, shall
be constructed along streets designated for hike and bike trails. Such sidewalks shall be built by
the owner at the time of site development.
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 (mechanical/electronic) needed to gain access into complex, must be installed next to the
door or gate that the carrier uses to enter the complex. (Systems that use a 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.
10.105.04 - Lots
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
Page 43
(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: Finished grade for the building site will be not less than six inches (6") above
the top of the curb grade or alley pavement or two feet (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. Exceptions: Plats involving cluster developments or zero-lot lines shall be reviewed by the
city on a case-by-case basis.
10.105.05 - 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 (7-1/2') 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 watercourse, drainage way, channel or stream, there shall be
provided a stormwater easement or drainage right-of-way conforming substantially to the lines of
such watercourse, or of such width to provide for any future anticipa ted 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.
10.105.06 - Blocks
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.
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.
10.105.07 - HUD-Code Manufactured Home Park
A. Location
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(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. Platting
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 Article.
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 a landscaping/screening plan to buffer
the park from adjoining land uses. (This plan must receive approval from the city engineer.) A
landscaped strip of not less than ten feet (10') in width shall be established and maintained within
the park’s property along the exterior boundaries. Fencing and other materials must also b e used
as approved by the city engineer.
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
an 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 Article.
10.105.08 - Survey Monuments and Lot Markers
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.
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,
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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 regul ations. 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).
Sec. 6 Improvements
10.106.01 - Standard Specifications and Construction Details
A. 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.
B. 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.
C. All improvements, even in previously approved but still unimproved subdivisions, or in
resubdivided tracts, shall conform to the city’s current regulations and specifications for street,
drainage and utility construction.
D. Where reference is made within these regulations to the standard specifications, it shall be
understood that the word “owner” is to be interpreted as the developer or subdivider and the words
“engineer,” “inspector,” and “owner’s representative” are to be interpreted as the developer’s
engineer. Where the standard specifications allow options not specifically addressed by these
regulations, the developer’s engineer shall request guidance from the city engineer in writing.
10.106.02 - Street Paving - Concrete
A. Concrete Strength Requirements
(1) Concrete Curb and Gutter
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.
(2) Reinforced Concrete Pavements and Monolithic Curb Refer to Standard Specifications,
Division 5, Item 5.8[.]
(Ordinance 01-04-08 adopted 1/24/08)
B. Pavement Thickness Requirements
The following specifies minimum standards required for the pavement and subgrade design for
roadways and alleys within the City. These minimum standards are not intended to replace the
professional judgment of the Geotechnical Engineer for any specific project. The standards may
need to be expanded or modified on a case-by-case basis as determined necessary and appropriate
by the Geotechnical Engineer, and as approved by the City Engineer.
All roadways and alleys shall have a geotechnical investigation and pavement and subgrade design
performed. Results of the geotechnical investigations, engineering analyses, and recommendations
shall be presented in a Geotechnical Report for Roadways (“Report”). The Report and any
subsequent reevaluations or supplemental reports shall be signed and sealed by a Licensed
Professional Engineer in the State of Texas trained and qualified to provide geotechnical
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engineering analysis and pavement and subgrade design recommendations.
(1) Residential/Local Street, Residential/Estate 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 six hundred (3,600) p.s.i. reinforced concrete pavement
on a compacted sub-base shall be required. All steel reinforcing shall be deformed No. 3 bars on
eighteen-inch (18") center both ways or No. 4 bars on twenty-four-inch (24") centers both ways.
Where the plasticity index of the soil is twelve (12) or greater, stabilization of the subgrade, eight
inches (8") 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., [Section] 4.6.4(d).
Unless otherwise approved by City, the concrete shall be placed using either forms or slipform
paver. Concrete strength shall be increased to four thousand (4,000) p.s.i. for hand poured concrete.
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.
(2) Collector, Commercial or Industrial Street and Alley Construction
The subdivider shall, at his own cost and expense, pay for constructing all streets and alleys within
his subdivision and one-half (1/2) of all existing and/or proposed perimeter streets. Monies for the
construction of the one-half (1/2) street shall be placed in an escrow account if the construction of
the street is to be deferred to a later date.
Collector streets and alleys shall, at a minimum, be designed and constructed with eight -inch (8")
thickness of four thousand (4,000) p.s.i. reinforced concrete pavement on a compacted sub-base.
All steel reinforcing shall be deformed No. 4 bars on eighteen-inch (18") centers both ways.
Where the plasticity index of the soil is twelve (12) or greater, stabilization of the subbase with an
eight-inch (8") 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).
Unless otherwise approved by City, the concrete shall be placed using either forms or slipform
paver. Concrete strength shall be increased to four thousand five hundred (4,500) p.s.i. for hand
poured concrete.
Any proposed pavement section of lesser thickness or alternate materials shall be fully documented
by the design engineer to substantiate the fact that such alternate will provide an equivalent
capacity for the pavement noted above and must be approved by the city.
(3) Major or Secondary Thoroughfare Construction
On roadways, adjacent to the proposed subdivision, that are designated to be major or secondary
thoroughfares (except Class A Loop Highway), the subdivider shall be required to construct, at his
own cost and expense, one-half (1/2) 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 a nine-inch (9") thickness of four thousand
(4,000) p.s.i. reinforced concrete pavement on a compacted sub-base. All steel reinforcing shall be
deformed No. 4 bars at eighteen-inch (18”) centers both ways.
Where the plasticity index of the soil is twelve (12) or greater, stabilization of the subgrade, ten
inches (10”) 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., Section 4.6.4(d).
Unless otherwise approved by City, the concrete shall be placed using either forms or slipform
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paver. Concrete strength shall be increased to four thousand five hun dred (4,500) p.s.i. for hand
poured concrete.
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.
(Ordinance 04-09-19 adopted 4/15/19)
C. Paving Width Requirements
(1) Residential/Local Streets, Residential/Estate Streets, Collector Street, and Alleys.
Residential/Local street paving shall be a minimum of thirty-one feet (31') in width, measured
between the faces of curbs.
Residential/Estate street paving shall be a minimum of twenty-eight feet (28') in width, measured
from edge to edge of pavement.
Collector Street paving shall be a minimum of forty feet (40') in width, measured between the faces
of the curbs.
(2) Thoroughfares. The following minimum pavement widths are set by this ordinance for the
construction of thoroughfares as follows:
Thoroughfare Classification Minimum Right-of-
Way Width
Minimum Pavement Width Between Faces of Curbs
Class A (Loop) 180' 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 11' 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 feet (5').
(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') and a maximum of
twenty-five feet (25') except in special cases.
D. Miscellaneous
(1) Reinforcing Steel - Steel furnished for street and alley paving shall meet Standard
Specifications, Division 2, Item 2.2., Sections 2.2.6. and 2.2.7.
(2) Sawed Dummy Joints - Refer to Standard Specifications, Division 5, Item 5.8., Section
5.8.2.
(3) Expansion Joints - Refer to Standard Specifications, Division 5, Item 5.8., Section 5.8.2.
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(4) Longitudinal Pavement Slopes - The maximum longitudinal slopes are as follows:
Type of Street Maximum Slope
Class A - Major Thoroughfare 6%
Class B - Major Thoroughfare 6%
Class C - Major Thoroughfare 6%
Class D - Secondary Thoroughfare 6%
Class E - Collector 8%
Class F - Collector 8%
Class G - Minor (Residential) 10%
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%).
(5) 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.
(6) Lime Stabilization - Refer to NCTCOG Standard Specifications, Division 4, Item 4.6.
10.106.03 - Sidewalks
Refer to NCTCOG Standard Specifications, Division 8, Item 8.3.
A. Concrete sidewalks shall be constructed on both sides of streets and thoroughfares, except
in industrial areas and along Residential/Estate streets, by the subdivider. The sidewalks shall have
a width of not less than 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 (1') 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.
B. 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
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feet (5') wide.
C. Sidewalks in commercial areas shall be a minimum width of six feet (6') or extend from
the back of the curb to the building line as required by the city.
D. Sidewalks in industrial areas and planned developments will be as required by the city.
E. All concrete for sidewalks shall be placed on a two-inch (2") sand cushion.
F. 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.
10.106.04 - Drainage and Storm Sewer Improvements
A. General: Drainage facilities shall be provided and constructed by the developer in
accordance with all City standards and the following basic requirements. If development utilizes
Residential/Estate Street section and is located within the ETJ of the City of Sanger at the time
improvements are constructed, the developer’s engineer shall follow the current Denton County
Subdivision Rules and Regulations as outlined in Section VIII – Chapter IV Titled “Drainage-
Design”.
B. 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 Stormwater Runoff for drainage areas less than two hundred (200) acres shall
be by the “Rational Method,” which is based on the principle that the maximum rate of runoff from
a given drainage area for an assumed rainfall intensity occurs when all parts of the area are
contributing to the flow at the point of discharge. The formula for calculation of runoff by the
“Rational Method” is:
Q = CIA
Where: Q = the maximum rate of discharge, expressed in cubic feet per second.
C = Coefficient of Runoff.
Park areas - No developed land 0.30
Developed Park sites 0.40
Single-Family Residential 0.55
Duplex 0.60
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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.
5. 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 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.
ii) The unit hydrograph method shall be based upon fully developed watershed conditions
assuming no effects from the small on-site detention facilities for maintaining the rate of runoff as
if the property was developed as single-family residential use. The detention effects of large
regional detention facilities can be considered in unit hydrograph methods.
iii) Circumstances that may require the use of a unit hydrograph method include sizing open
channels, reclaiming floodplains, creating lakes, or building other types of drainage-related
facilities on major drainage courses. Design engineers of these types of facilities shoul d 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.
C. 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
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of special drainage easements on private property.
DRAINAGE FACILITY DESIGN RECURRENCEINTERVAL
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
100-year with positive overflow
Culverts and Bridges 100-year
Concrete-lined Channels 100-year
Earthen Channels 100-year
D. Street and Alley Capacity
1. The depth of flow in the streets shall not exceed the top of curb for the 100-year storm.
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.
E. 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 sha ll 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.
F. 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
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i) The minimum velocities in conduit shall be 2.5 feet per second.
ii) Maximum velocity in the pipe shall not exceed 12 feet per second.
iii) The maximum discharge velocities in the pipe shall also not exceed the permitted velocity
of the receiving channel or conduit at the outfall to prevent erosive conditions. The maximum
outfall velocity of a conduit in partial flow shall be computed for partial depth and shall not exceed
the maximum permissible velocity of the receiving channel unless controlled by an appropriate
energy dissipater (e.g. stilling basins, impact basins, riprap protection).
3. In general, stormwater shall be carried in concrete pipe conduit, but other types of conduit
can be used to carry stormwater. However, prior permission to use other conduit materials must be
obtained from the City Engineer.
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.
G. 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.
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.
H. 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.
I. 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 may be left in their natural state provided that the channel velocities are 6.0 feet per
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second or less and that one (1) foot of freeboard is available during the design storm event.
ii) If the natural channel is to be replaced by an improved channel, the flow from the 100-year
design flood must be contained within the improved channel while allowing for one (1) foot of
freeboard.
iii) Improved channels shall be trapezoidal shaped 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 max imum 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 sh all have minimum side
slopes of:
a) Four (4) feet horizontal to one (1) foot vertical for earthen, grassed-lined side slopes.
b) 1.5 feet horizontal to one (1) foot vertical for concrete-lined side slopes in rock.
v) Where practicable, all unpaved channels should have enough grade to avoid ponding during
backwater flow conditions. A minimum slope of 0.50% is required for earthen channels and
swales, except those used as part of a wetlands area.
vi) The developer or owner shall use low maintenance vegetation for vegetative cover, as
approved by the City Engineer prior to planting. The selection of materials shall comply with 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 left 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 drainageway design, the starting water
surface shall be based on the following criteria:
i) When the ratio of the drainage area of the receiving creek (at the confluence location) to the
drainage area of the channel or drainageway being designed is 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.
J. Detention Design.
Detention/retention facilities shall be designed for the 100-year 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 [6.04] of this document [ordinance].
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 to avoid nuisance conditions such as standing water, odors, insects, and weeds. A
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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;
ii) The basin shall be designed with adequate sediment storage area so that sediment removal is
not required more than twice a year. Expected removal periods greater than twice a year must be
specified in the maintenance plan and approved by the City Engineer; and,
iii) Sediment control facilities cannot be used to meet detention requirements unless the volume
of sediment is included in the calculations for the detention basin design;
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; and,
iii) Detention basins designed for sediment removal shall be maintained as specified in the
maintenance plan and approved by the City with construction plan submittal.
K. Flumes.
The widespread use of flumes is not recommended. Flumes shall not be permitted when the
purpose of a permanent flume is to carry runoff down the sides of earthen channels. A flume may
be used to direct overflow runoff along property lines until the runoff can be intercepted by streets
or conduits. Flumes crossing sidewalks shall be covered or bridged such as to minimize Residential
danger to pedestrians.
L. 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 [feet] (2') above the 100-year fully developed based flood elevation (BFE) of the
ultimate floodplain. The FF elevation of residential buildings shall be two feet (2') above the 100-
year fully developed based flood elevation (BFE).
APPENDIX A
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INTENSITY - DURATION - FREQUENCY CURVE
APPENDIX B
Minor Head Losses
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10.106.05 - Water Systems
Water systems shall be of enough size to furnish adequate domestic water, to furnish fire protection
to all lots and shall conform to the city’s comprehensive plan and meet the requirements, in all
respects, of the Texas Department of Health. The city shall make the final determination o f 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
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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 2.13.1.
(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 Hydrants
(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.
(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 t he 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 fire
flow 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 (8") diameter and larger mains shall be installed in zoning district s commonly
referred to as “commercial”, “industrial,” or “multifamily” 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 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 abov e 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
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concrete pad of the dimensions, 3'-0" x 3'-0" x 6", shall be poured around all valve boxes that are
outside the pavement section, unless otherwise directed by the city.
(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.
10.106.06 - Sanitary Sewers
Sanitary sewer facilities shall be furnished and installed to adequately service the subdivision and
shall conform to the city’s sanitary sewer plan and meet the requirements, in all respects, of the
Texas Commission on Environmental Quality or its success ors. The adequacy of the sewerage
facilities provided by the subdivider shall be determined by the City.
A. Materials
(1) Sewer Mains and Appurtenances
(a) Sanitary sewer mains may be vitrified clay sewer pipe (extra strength), cement -lined
bituminous coated ductile iron pipe, polyethylene-lined ductile iron pipe or 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, t he
intersection of sewers; at the right-of-way lines of major and secondary thoroughfares, whether
existing or proposed, and the end of all sanitary sewer mains subject to extension.
Maximum manhole spacing for sewers with straight alignment and uniform grades should be
determined to assure continuous operation based on available Gleaning equipment. The maximum
manhole spacing shall be five hundred feet (500’) in all cases.
(d) Standard cleanouts shall be constructed at the ends of all sanitary sewers not subject to
extension and shall be in accordance with the applicable Standard Specifications, Division 6, Item
6.7., Section 6.7.2(j).
(2) Lift Stations and Force 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.
(b) All force mains shall be polyvinyl chloride (PVC) or and [an] approved equal, furnished in
accordance with the applicable NCTCOG Standard Specifications, Division 2.
For the initial flows or at design for average flows, a cleansing velocity of at least two feet (2)
per second shall be maintained, with the velocity not to exceed five feet (5) per second at the peak
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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 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 Minimum Slope in Feet
Per 100 Feet
4 inches (for service lines only) 1.000
6 inches 0.500
8 inches 0.330
10 inches 0.250
12 inches 0.200
15 inches 0.150
18 inches 0.110
21 inches 0.090
24 inches 0.080
27 inches 0.060
30 inches 0.055
36 inches 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.
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Visual inspection by photographic means (either video or film) shall be required on all sewer
mains under the proposed street pavement and shall be performed after completion and acceptance
of the street subgrade but prior to the final paving.
Prior to any testing being performed, the subdivider shall submit for approval to the city
engineer a full description of the method for testing and the procedures that are to be employed[.]
10.106.07 - Utility Services
A. All services for utilities shall be installed for each lot in such a manner to eliminate the
necessity for disturbing the street and the alley pavement, curb, gutter, sidewalks and drainage
structures when connections are made.
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 (1-1/2'). 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
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 four 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.
10.106.08 - Street Lighting
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.
10.106.09 - Construction Contracts
The subdivider shall contract for construction of the street, drainage, water and sewer
improvements in accordance with the plans and specifications approved by the City.
10.106.10 - Record Drawings (As-Built Plans)
The subdivider shall furnish the city engineer one (1) set of reproducible as-built drawings and one
electronic copy compatible with the City of Sanger’s CAD system prepared and certified correct
by the subdivider’s engineer within thirty (30) days after completion of construction. These as -
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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.
10.106.11 - Inspection
The subdivider shall provide inspection service through his/her engineer to ensure that construction
is being accomplished in accordance with the plans and specifications approved by the city
engineer. The subdivider shall notify the city engineer forty-eight (48) hours prior to
commencement of construction. This notice shall give the locati on and date of the start of
construction. If the city engineer determines it necessary, he/she shall have the right to inspect any
construction work being performed to ensure that it is proceeding in accordance with the intent of
the provisions of this Article.
10.106.12 - Testing
The City will determine which lab is to be used for testing service, testing services will be arranged
and paid for by the owner/developer. It shall be the responsibility of the developer’s engineer to
coordinate the scheduling of all required tests with the testing laboratory. Testing shall be
conducted in accordance with the procedures set forth in Part III of the Standard Specifications for
like work at the frequency specified therein or as directed by the city engineer.
10.106.13 - Surveyor’s Certificate
The subdivider shall furnish a certificate, prepared and certified correct by the subdivider’s
surveyor, stating that the positions of all monuments and lot markers have been confirmed, or
corrected, if necessary, following completion of on-site public improvements to conform to the
location of same on the final plat of the development.
10.106.14 - Contract Completion Certificate
The subdivider shall furnish the city a “Contract Completion Certificate” prepared and certified
correct by the subdivider’s engineer showing an itemized final statement of all costs, including
engineering, related to the construction as required by the city, within ten (10) days after
completion of construction, and indicating that all improvements have been completed in
accordance with the approved plans and specifications.
10.106.15 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.
10.106.16 Affidavits
The subdivider and the contractor shall furnish the city a subdivider’s payment affidavit stating
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that all payments due the contractor have been paid and a contr actor’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.
10.106.17 - Compliance by Subdivider
The city shall not be obligated to permit connection of any water or sewer extension to existing
system facilities or provide service therefrom or to reimburse any oversize main cost prior to the
full compliance by the subdivider with all the requirements of this ordinance.
Sec. 10.107 Filing Fees and Charges
10.107.01 - The schedule of fees and charges shall be paid to the city when any plat is tendered for
approval. Each of the fees and charges shall be paid in advance.
10.107.02 - The Administrative Officials, shall calculate the basic fees and charges for Plat review
in accordance with the following schedule:
A. Residential Tract Preliminary Plat:
$400.00 plus $6.00/lot < 10
$500.00 plus $10.00/lot > 10
$500.00 plus $15.00/acre for plats with lot sizes of one acre or more
B. Residential Tract Final Plat or Replat:
$400.00 plus $6.00/lot <10
$500.00 plus $10.00/lot >10
$500.00 plus $15.00/acre for plats with lot sizes of one acre or more
$100.00 public notification fee if applicable
C. Short Form Plat or Minor Plat: $400.00 plus $3.00 each lot, or $15.00 per acre for lots larger
than 1 acre.
D. Amended Plat: $200.00 plus $3.00 per lot
E. Conveyance Plat: $200.00 plus $3.00 per lot
F. Vacating Plat: $200.00
G. HUD-Code Manufactured Home Park Preliminary Plat: $500.00 plus $6.00 each lot.
H. HUD-Code Manufactured Home Park Final Plat: $500.00 plus $6.00 each lot
I. Commercial Tract Preliminary Plat, Final Plat or Replat:
Less than 1 to 4.99 Acre Tract $500.00 + $15.00 per acre
5.000 to 24.999 Acre Tract $600.00 ea. Plat + $15.00 per acre
25.000 to 99.999 Acre Tract $950.00 ea. Plat
100.00 Acre Tract and Over $950.00 ea. Plat + $5.00 per acre
$100.00 public notification fee if applicable
J. Construction Plan Review:
a) Construction plan review fees involving public improvements shall be 1% of the total public
improvement construction cost and shall be due at the time of plan approval, or
b) In the event that 3rd party review is utilized; the applicant shall be charged 100% of all 3rd
party review cost plus an administrative fee of 5% of the total cost of the 3rd party review
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(minimum $150.00). A $3,000.00 deposit shall be required at the time of plan submittal. If the cost
exceeds the $3,000.00 deposit, the remaining balance shall be paid at the time of plan approval. If
cost is less than [the] $3,000.00 deposit, a refund will be issued at the time of plan approval.
The appropriate method of determining the civil plan review fee will be decided by staff.
K. Public Improvement Construction Inspection Fee shall be 3% of the total public improvement
construction cost, due prior to the start of construction.
L. Plat Filing Fees for all plats shall be $100.00 due at the time of submission of Plat Execution
Package.
Sec. 10.108 Maintenance Bond or Escrow Account
A. The subdivider shall furnish a good and sufficient maintenance bond in the amount of ten
percent (10%) of the contract price, or in such amount as approved by the City, with a reputable
and solvent corporate surety, in favor of the City, to indemnify the City against any repairs which
may become necessary to any part of the construction work performed in connection with the
subdivision, arising from defective workmanship or materials used therein, for a full period of two
(2) years from the date of final acceptance of the entire project. Final acceptance will be withheld
until said maintenance bond is furnished to the City.
B. The subdivider may, in lieu of providing a maintenance bond, deposit in an interest-bearing
escrow account with a reputable financing institution, an amount equal to ten percent (10%) of the
contract price or in such amount as approved by the City.
C. This escrowed amount shall be on deposit, in favor of the city, to indemnify the City against
any repairs which may become necessary to any part of the construction work performed in
connection with the subdivision, arising from defective workmanship or materials used therein, for
a full period of two (2) years from the date of final acceptance of the entire project. Final acceptance
will be withheld until said escrow account has been established to the satisfaction of the City.
D. On such date when the maintenance period expires, the City shall release the escrow
account, plus all accrued interest, to the subdivider, less any maintenance or repair costs incurred
by the City due to defective workmanship or materials.
Sec. 10.109 Extension to Extraterritorial Jurisdiction of City
10.109.01 - The Subdivision Regulations of the City, as it now exists or may hereafter be amended,
is hereby extended to all of the area lying within the extraterritorial jurisdiction of the City, and
the rules and regulations within said Subdivision Regulations governing plats and subdivision of
land shall be applicable to such area within said extraterritorial jurisdiction from and after the date
of final passage of this ordinance.
10.109.02 - Subdivisions or platting of any tract of land within the extraterritorial jurisdiction of
the city shall be regulated by these subdivision regulations.
10.109.03 - Private streets are permitted within the extraterritorial jurisdiction only when each of
the following conditions is met:
(a) At the time a plat is to be filed for recordation, Denton County has refused to accept the
dedication of the associated streets as public streets;
(b) The City Council finds that the property being platted cannot at present be annexed into the
city limits, permitting the streets to be dedicated as public streets;
(c) The City Council finds that the proposed private streets have been or shall be constructed to
the City’s standards for a public street;
(d) The City Council finds that the proposed private streets shall be maintained by a properly-
created property owners association and shall provide adequate easements for public utilities,
stormwater drainage, and the exercise of a governmental service or function, including but not
limited to fire and police protection, inspection and code enforcement, trash collection, postal
delivery, and utility maintenance; and
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(e) The City Council finds that the creation of the proposed private streets does not interfere
with the orderly development of the area and ability to provide for adequate transportation, utilities,
and public services to properties within the plat and the adjacent areas.
Sec. 10.110 Other Requirements
10.110.01 - Exceptions
These rules and regulations are the standard requirements of the City. A variance or waiver of any
of these rules and regulations may be granted by the City Co uncil, upon a showing that there are
special circumstances or conditions affecting the property in question and that enforcement of the
provisions of this ordinance will deprive the applicant of a substantial property right, and that such
variance or waiver, if granted, will not be materially detrimental to the public welfare or injurious
to other property rights in the vicinity.
10.110.02 - Penalty
Any person, firm or corporation who shall violate any of the provisions of this Article or who shall
fail to comply with any provision hereof in the City of Sanger shall be guilty of a Class C
misdemeanor and be subject to a fine of not more than two hundred dollars ($200.00). Each day
that such violation continues shall constitute a separate offense and shall be punishable,
accordingly.
10.110.03 - City Required to Advertise for Bids
If any subdivision improvements are eligible for refunds or potential refunds to the subdivider for
off-site paving or oversize, border or approach water or sewer mains, the City is required by law
to take competitive bids for the work involved. Competitive bids will be taken by the city, and the
contract award will be made by the City Council in accordance with procedures established by
state laws and the ordinances of the City.”
Section 2. All ordinances or parts of ordinances in conflict herewith are hereby repealed.
Section 3. It is hereby declared to be the intention of the City Council that the
provisions of this ordinance are severable and, if any word, phrase, clause, sentence, paragraph,
or section of this ordinance or the Code of Ordinances shall be declared invalid by the valid
judgement or decree of any court of competent jurisdiction, such determination shall not affect
any of the remaining portions of this ordinance or the Code of Ordinances, since the same would
have been enacted by the City Council without the incorporation in this ordinance and the Code
of Ordinances of any such unconstitutional word, phrase, clause, sentence, paragraph or
section.
Section 4. Any person, firm or corporation violating any of the provisions of this
ordinance or the subdivision regulations adopted hereby shall be guilty of a misdemeanor and
upon conviction shall be fined in accordance with the general penalty provision found in Section
1 .109 of the Code of Ordinances.
Section 5. This Ordinance shall take effect from and after its passage and the publication
of the caption, as the law and Charter in such cases provide.
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DULY PASSED, APPROVED AND ADOPTED, this ____ day of ________ 2019,
by the City Council of the City of Sanger, Denton County, Texas.
APPROVED
_____________________________
Thomas E. Muir, MAYOR
ATTEST:
__________________________________
Cheryl Price, CITY SECRETARY
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ORDINANCE NO. 10-30-19
AN ORDINANCE OF THE CITY OF SANGER, TEXAS, AMENDING THE CODE OF
ORDINANCES, ARTICLE 10.100 "SUBDIVISION ORDINANCE", PROVIDING
DEFINITIONS, PROCEDURES, PLAT REQUIREMENTS, PUBLIC IMPROVEMENTS ,
FEES, BONDS, AND AFFECTED AREAS; PROVIDING FOR THE REPEAL OF ALL
ORDINANCES IN CONFLICT; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY; AND PROVIDING FOR AN EFFECTIVE DATE.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL
OF THE C ITY O F SANGER, TEXAS:
Section 1. That Chapter 10, Article 10.100, of the Code of Ordinances, City of Sanger,
Texas is hereby amended to read as follows:
“ARTICLE 10.100 SUBDIVISION ORDINANCE
Sec. 10.101 Adopted
These regulations, authorized by Chapter 212 of the Texas Local Government Code, shall govern
every person, firm, association or corporation owning any tract of land within the city limits of the
City of Sanger who may hereafter divide the same into two (2) or more parts for the purpose of
laying out any subdivision of any tract of land or any addition to said city, or for laying out
suburban lots or building lots, or any lots, streets, alleys, parks or other portions intended for public
use, for the use of purchasers or owners of lots fronting thereon or adjacent thereto.
Sec. 10.102 Definitions
A. Acreage, Net shall mean the acreage included within the boundary line of a subdivision, tract,
parcel, lot, etc., but excluding all public ways.
B. Addition shall mean lots, tracts or parcels of land lying within the corporate boundaries of the
city which is intended for the purpose of development.
C. Administrative Officers are every officer referred to by title, i.e., City Manager, City Attorney,
City Engineer, director of public works, etc., and shall be the person so retained in this position by
the City or his duly authorized representative.
D. Agricultural Purposes - Farming and/or ranching, not residential, commercial or any other use.
E. Alley shall mean a minor way used primarily for vehicular service to the rear or side of properties
otherwise abutting on a street and designed for the special accommodation of the property it
reaches and not intended for general travel or primary access.
F. Applicant means a developer submitting an application for development.
G. Approach Main is an off-site main which brings water or sewer service to the subdivided
property.
H. Border Main is a water or sewer main located in a roadway, alley or utility easement abutting
the perimeter of the property of a subdivider.
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I. Build means to erect, convert, enlarge, reconstruct, restore or alter a building or structure.
J. Building means any structure designed, used, or intended to be used for human occupancy or
use or to support the human occupancy or use of land, including mobile homes.
K. Building Line shall be a line beyond which buildings must be set back from the right -of-way
line or property line.
L. City or The City shall mean the City of Sanger, Texas.
M. City Council shall be the duly elected governing body of the City of Sanger, Texas.
N. City Engineer shall be the City Engineer of the City, the City’s consulting engineers, or their
duly authorized representatives.
O. City Manager shall refer to the City Manager of the City.
P. Code shall mean the City of Sanger Code of Ordinances.
Q. Commission or Planning and Zoning Commission shall be the official City Planning and Zoning
Commission of the City as appointed by the City Council.
R. Collector Street shall be a street which is continuous through several residential or other districts
and is intended as a connecting street between such districts and thoroughfares, highways or
business districts.
S. Commercial Street shall denote any street situated so that fifty percent (50%) or more of the
property abutting it is zoned for other than low-density residential development.
T. Commercial Tract shall mean any tract containing any type of land-use except for single-family
detached residential and two-family (duplex) residential uses and Agriculture use. (Requirements
and standards for religious and educational land-uses shall be the same as the character of the
predominant surrounding land-use.) Nothing contained in this definition shall be considered as
limitations to or repeal of the definitions set forth in the City’s fire prevention code.
U. County or the County shall mean Denton County, Texas.
V. Cul-De-Sac shall mean a short residential street having but one vehicular access to another
street and terminated by a vehicular turnaround.
W. Dead-End Street shall mean a street, other than a cul-de-sac, with only one (1) outlet.
X. Developer means the legal or beneficial owner or owners of a lot or any land proposed to be
included in a proposed development including the holder of an option or contract to purchase, or
other person having an enforceable proprietary interest in such land.
Y. Development means any manmade change to improved or unimproved real estate, including but
not limited to, buildings or other structures, paving, drainage or utilities, but not agricultural
activities.
Z. Development plat means a plat reflecting new construction or the enlargement of any exterior
dimension of any building, structure, or improvement on property previously final platted or not
required to be platted.
AA. Development exaction means any dedication of land or easements for, construction of, or
monetary contribution toward construction of a public improvement required as a condition of plat
approval by the city under these regulations.
BB. Easement shall mean an area for restricted use on private property upon which any public
utility shall have the right to remove and keep removed all or part of any buildings, fences, trees,
shrubs or other improvements or growths which in any way endanger or interfere with the
construction, maintenance or efficiency of its respective systems within said area. Any public
utility shall at all times have the right of ingress and egress to and from and upon the said easements
for the purpose of constructing, reconstructing, inspecting, patrolling, maintaining and adding to
or removing all or part of its respective systems without the necessity, at any time, of procuring
the permission of anyone.
CC. Emergency Access Easement shall mean a private street, alley or paved place dedicated to the
public for the purpose of providing access to adjacent structures by emergency vehicles such as
fire equipment, police or ambulances, the boundaries of which are continuously and permanently
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marked.
DD. Engineer whenever used without a prefix, shall refer to a registered professional engineer
retained by a subdivider.
EE. Escrow means a deposit of cash with the city in accordance with city ordinances.
FF. Extraterritorial Jurisdiction means the unincorporated area outside of and contiguous to the
corporate boundaries of the City as defined and established in accordance with Chapter 42 of the
Local Government Code.
GG. Final Plat shall refer to a map or drawing prepared according to the provisions of this
ordinance, and containing all surveying and legal data, dedications and certificates necessary to
the recording of same in the plat records of the county.
HH. Frontage means that side of a lot, parcel or tract abutting a street right-of-way and ordinarily
regarded as the frontal orientation of the lot.
II. HUD-Code Manufactured Home - A single or multi-section home which requires transport to
the site and installation that was built after 1976.
JJ. Lot shall mean land occupied or to be occupied by a building and/or accessory building and
including such open spaces as are required by ordinances of the city and h aving its principal
frontage on a public street or officially approved place.
KK. Lot improvement means any building, structure, work of art or other object or improvements
of land on which they are situated, whether immediate or future, which includes streets, alleys,
utilities, drainage modifications, access modifications including curb cuts and other similar
activities covered by these regulations. Lot improvements include off-site work accomplished for
the betterment of removed building lots.
LL. Lot of Record shall mean a lot which is part of a subdivision, the plat of which has been
recorded with the County Clerk, Denton County; or a parcel of land, the deed for which was
recorded with the County Clerk, Denton County, prior to November 1961.
MM. Manufactured Housing shall indicate any residential structure which is fabricated off-site (in
whole or in part) and is assembled on the lot to a permanent foundation. Structures of this type
include modular homes, prefabricated homes, or any other structure commonly classified as
manufactured housing.
NN. Master Plan shall be the comprehensive plan of the city and adjoining areas as adopted by the
City Council and the city Planning and Zoning commission, including all its revisions. This plan
indicates the general location recommended for various land uses, transportation routes, public and
private buildings, streets, parks and other public and private developments and improvements.
OO. May means permissive.
PP. Mayor shall mean the duly elected presiding officer of the City Council of the City.
QQ. Mobile Home shall refer to moveable structures used primarily for residential purposes any
structures driven or towed to a site by the same conveyance. These shall include conventional
mobile homes, recreational vehicles, trailer coaches, trailer homes, travel trailers, campers and all
similar vehicles.
RR. Mobile Home Park or Trailer Courts are areas for renting or leasing sites for mobile homes
or trailer coaches.
SS. On-Site Main is a water or sewer main located in a roadway, alley or easement within the
perimeter of the property of a subdivider and which provides service only within a subdivider’s
property.
TT. Open Space shall mean that part of any lot or tract that is used for recreational purposes, both
passive and active, but not including areas used for parking or maneuvering of automobiles or
drives or approaches to and from parking areas.
UU. Oversize Main is a water or sewer main which the system’s master plan requires or which the
city elects to construct or have constructed of larger diameter than that required to provide service
to the property of a subdivider.
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VV. Owner means an all-inclusive term denoting the person with primary responsibility toward
the city to see that these subdivision rules and regulations and the ordinances of the city are
complied with. The term includes person, firm, corporation, partnership or agent, attorney-in-fact,
manager or director, developer. Such term as used in this chapter always includes one (1) or more
of the persons enumerated in this section who own all or any part of the land which is contemplated
to be developed.
WW. Planning and Zoning Commission shall mean the body of seven (7) appointed members
charged with the responsibility of reviewing for approval all subdivisi ons, preliminary plats and
final plats in the city.
XX. Preliminary Plat shall be a map or drawing on which is shown the subdivider’s proposed
arrangement of streets, lots, easements and other public spaces and facilities in the subdivision,
and which is intended for review and study by the city, and not for recording.
YY. Private Road/Street shall mean any road or street that is not dedicated the City and is
maintained by the property owner.
ZZ. Replatting shall be the resubdivision of any part or all of any block or blocks of a previously
platted subdivision, addition, lot or tract.
AAA. Residential Tract shall mean any tract of land developed for the purpose of single-family
detached or two-family domestic living (religious and educational institutions may also be
included). Requirements and standards for religious and educational institutions shall be the same
as the character of the predominant surrounding land-use.
BBB. Residential Street shall be a street which is intended primarily to serve traffic within a
neighborhood or limited residential district which is used primarily for access to abutting properties
and which is geometrically designed to discourage high speeds and through traffic.
CCC. Resubdivision shall mean the division of an existing subdivision, whether platted or
unplatted, together with any changes of lot size therein, or with the relocation of any street lines.
DDD. Right-of-way means a strip of land occupied or intended to be occupied by a street,
crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary or
storm sewer main or for another special use. The usage of the term “right-of-way” for land platting
purposes means that every right-of-way established as shown on a final plat is to be separate and
distinct from the lots or parcels adjoining such right-of-way and not included within the dimensions
or areas of such lots or parcels. Right-of-way intended for streets, crosswalks, water mains, sanitary
sewers, storm drains or any other use involving maintenance by a public agency shall be dedicated
to public use by the maker of the plat on which such right-of-way is established.
EEE. Sanitary Sewer shall refer to a pipe or conduit for water-carried wastes from residences,
business buildings, institutions and industrial establishments, and to which storm, surface and
ground water are not normally admitted, and which is a part of the public sewage collection system.
FFF. Service Line shall refer to a water or sewer pipe running from the water or sewer main to the
property to which water or sewer service is given.
GGG. Sewer or Sewer Main used without any prefix shall refer to a sanitary sewer (excluding
service lines).
HHH. Shall wherever used in this ordinance, will be interpreted in its mandatory sense.
III. Short-Form Subdivision shall refer to any subdivision plat which meets the requirements
therefor contained in this article.
JJJ. Standard Specifications shall refer to the document published by the North Central Texas
Council of Governments entitled “Standard Specifications for Public Works Construction” and all
subsequent revisions thereto and other specifications as adopted by the City.
KKK. Standard Specifications and Codes of the City shall be applied to all improvements
constructed within the city and shall be in accordance with all revisions, as may be adopted by the
city.
LLL. Storm Sewer or Storm Drain shall refer to a pipe, conduit or channel which carries storm and
surface water and drainage but excludes domestic sewage and industrial wastes.
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MMM. Street means a way for vehicular traffic, whether designated a street, highway,
thoroughfare, parkway, throughway, road, avenue, boulevard, lane, place or however otherwise
designated.
NNN. Street Right-of-Way Width shall be the shortest distance between the lines which delineate
the rights-of-way of a street.
OOO. Subdivider or Developer shall mean an individual, firm, association, syndicate, partnership,
corporation or other organization dividing or proposing to divide land, or making improvements
to such land, to affect a subdivision of land hereunder for himself, or for itself, or for another.
PPP. Subdivision shall be any division of any lot, tract or parcel of land into two (2) or more parts
for the purpose of sales or of building development, whether immediate or future. It also includes
re-subdivision or re-platting of land, lots or tracts. Divisions of land for agricultural purposes in
parcels of five (5) acres or more shall not be included within this definition, unless any such
division of five (5) acres or more includes the planning or development of a new street or extension
of public utilities.
QQQ. Surveyor shall mean a licensed land surveyor or a registered public surveyor, as authorized
by the State of Texas statutes to practice the profession of surveying.
RRR. Thoroughfare shall be a principal traffic thoroughfare continuous across the city, intended
to connect remote parts of the City, or areas adjacent thereto, and act as a principal connecting
street with state and interstate highways.
SSS. Thoroughfare plan means the official map depicting the City’s existing and future street
system and roadway network, together with explanatory text. Thoroughfare Plan includes the
Thoroughfare Map.
TTT. Utility Easement shall mean an interest in land granted to the City, to the public generally,
and/or to a private utility corporation, for installing or maintaining utilities across, over or under
private land, together with the right to enter thereon with machinery, vehicles and people necessary
for the maintenance of said utilities.
UUU. Used for includes the phrases, “arranged for,” “designed for,” “intended for” and “occupied
for” and shall apply exclusively to physical uses.
VVV. Variance means a modification from the terms of this ordinance, as applied to a specific
tract of property, if the modification is not contrary to the public interest and, due to special
conditions, a literal enforcement of the ordinance would result in unnecessary hardship, and so that
the spirit of the ordinance is observed, and substantial justice is done.
WWW. Water Main - Public shall refer to a pipe or conduit which is a part of a public water
distribution system (excluding service lines).
XXX. Water Main - Private shall refer to a pipe or conduit which is not part of the public water
distribution center and is maintained by a private entity.
Sec. 10.103 Purposes, authority and jurisdiction
10.103.01 - Under the authority of Chapter 212 of the Texas Local Government Code, as amended,
which is hereby made a part of these regulations, the City does hereby adopt the following
regulations to control the subdivision of land within the corporate limits of the City and in the
unincorporated areas lying within the extraterritorial jurisdiction of the City, in order to provide
for the orderly development of the areas and to secure adequate provisions for traffic, light, air,
recreation, transportation, water, drainage, sewage and other facilities.
10.103.02 - Any owner of land inside or within the extraterritorial jurisdiction of the city wishing
to subdivide such land shall submit to the Planning and Zoning Commission a plan of subdivision
which shall conform to the minimum requirements set forth in these regulations. Any owner
subdividing his land into parcels of greater than ten (10) acres each for agricultural or single-family
use and not involving new streets or the extension of public utilities shall be exempt from these
requirements.
10.103.03 - No subdivision plat shall be filed for record and no lot in a subdivision inside of or
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within the extraterritorial jurisdiction of the City shall be improved or sold until the plat shall have
been considered by the Planning and Zoning Commission and approved by the City Council. The
City shall have the authority to prohibit the installation of public utilities in unapproved
subdivisions and to prohibit the issuance of building permits for structures on lots in an unapproved
subdivision.
10.103.04 - Any violation of any provision of this article outside the corporate limits of the City
shall not constitute a misdemeanor nor shall any fine be applicable to a violation within the
extraterritorial jurisdiction of the City, however, a district court shall have the power to grant any
or all types of injunctive relief in such cases.
Sec. 10.104 Procedure
10.104.01 - Pre-Application Conference
Prior to the filing of a plat, the subdivider shall consult with the Director of Development Services,
Fire Marshal, and City Engineer concerning compliance with the comprehensive master plan, the
ultimate land use of the proposed development, the suitability of the location of the proposed
subdivision, the most advantageous subdivision plan, the arrangement of streets, alleys and lots,
and the layout of utility lines and availability of service from trunk mains.
10.104.02 - Application Procedure
A. All property not subdivided into lots, blocks and streets, or property to be resubdivided within
the City or within its jurisdiction, shall hereafter be laid out under the direction of the Planning and
Zoning Commission and City Council and no other subdivision will be recognized by the City.
Prior to the consideration of the plat by the Planning and Zoning Commission, the City Manager
and his or her duly authorized representatives shall check the plat and make recommendations.
B. When a plat is filed with the City for review and approval, it shall be immediately forwarded
to the Director of Development Services, who will make a preliminary study of the plat. If it
appears substantially complete, an on-site review of the tract to be subdivided will be made to
determine any apparent problems with development of the subject land. Any plat which is found
to be incomplete or requires significant changes shall be returned to the subdivider for additions
or changes before resubmission.
C. It shall be unlawful for any owner, or agent of any owner, to lay out, subdivide or plat any
land into lots, blocks and streets within the City, or to sell property therein, which has not been
laid out, subdivided and platted according to these regulations.
D. No officer or employee of the City shall perform, or cause to be performed, any work upon
any streets or in any addition or subdivision of the City, unless all requirements of these regulations
have been complied with by the owner of the addition or subdivision.
E. The City hereby defines its policy to be that the City will withhold improvements of any
nature whatsoever, including the maintenance of streets, issuance of building permits or furnishing
of sewage facilities and water service, until the subdivision plat has been approved by the City
Council. No improvements shall be initiated, nor any contracts executed until this approval has
been obtained.
F. Any owner or developer of any lot, tract or parcel of land located within the corporate limits
of the City or within its extraterritorial jurisdiction who may wish to affect a subdivision of such
land shall conform to the general procedure described as follows:
(1) The subdivider shall prepare and submit a “Preliminary Plat” for subdivisions not eligible
for the short form subdivision procedure;
(2) In the case of a proposed phased development, the subdivider shall file a preliminary plat
showing the entire proposed subdivision, the various phases by which the subdivision will be
developed, and lots that will be sold within the phase to be developed upon approval of the final
plat by the City Council. If the subdivision is to be developed in phases or units, an overall master
development plan for street, drainage, water and sewer improvements shall be submitted to the
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City Engineer by the subdivider’s engineer at the time the first phase of construction is submitted
for approval. This overall plan shall show the layout of streets and easements, lot configurations,
water and sewer main locations and sizes, fire hydrant locations, manhole locations and drainage
improvements;
(3) After approval of the preliminary plat by the Planning and Zoning Commission, and the City
Council the subdivider may then prepare a “Final Plat” of all or a portion of the land included in
the preliminary plat for submission to and approval by the Planning and Zoning Commission and
then for final approval by the City Council;
(4) Upon final action on any such plat by the City Planning and Zoning Commission, the same
shall be referred to the City Council, and the City Council shall consider such final plat and approve
the same if the plat shall in all things fully comply with the terms and provisions of this Article;
(5) Upon completion of required public facilities and acceptance by the City or the filing of a
performance bond by the developer which covers said facilities that are not complete, copies of
the approved Final Plat in the number determined by the Director of Development Services shall
be submitted to the County Clerk for recordation with Denton County. The recording of the final
plat shall be the responsibility of the Director of Development Services;
(6) In subdivisions approved for phased development no building permits shall be issued by the
building official until the public improvements, including installation of franchise utilities, within
that phase are completed and accepted by the City;
(7) The subdivider shall include in the conditions of sale for each lot within the subdivision a
notice to the purchaser that no certificate of occupancy shall be issued for any structure or building
constructed therein unless and until the City has approved and accepted that phase of the
subdivision;
(8) All proposed improvements are to be installed or constructed at the subdivider’s own cost
and expense, unless otherwise noted herein; and
(9) Where a plat of a lot of record of undivided property is proposed to be subdivided and meets
the criteria for abbreviated procedures set forth under the “short form subdivision,” and provided
all the requirements have been met, the subdivider may submit a final plat to the City for approval.
Where circumstances in the opinion of the administrative officer warrant, such plat may receive
administrative approval, which action shall authorize the building official to issue a building permit
for improvements on said parcel.
10.104.03 - Preliminary Plat
The plat shall be drawn to a scale of not more than two hundred feet to the inch (1" = 200'). The
information to be included and the procedures for submittals are as follows:
A. Legal Description (Metes and Bounds) with total acreage.
B. Describe and locate all permanent survey monument pins, and control points, and ties and
reference the survey corner at two points to the Texas State Plane Coordinate System North Central
Zone 1983-1999 datum. The Point of Beginning (POB) shall be clearly marked including State
Plane Coordinates, NAD 83.
C. An accurate location of at least two (2) corners of the subdivision with reference to original
corners of the original survey of which the subdivision is a part or an existing permanent monument
to an approved and recorded plat or permanent markers established by and approved by the City
Engineer.
D. North Arrow.
E. Scale (both graphic and written) appropriate for the level of detail and not more than two
hundred feet to the inch (1”=200’).
F. Legend for any symbols used.
G. Location/Vicinity Map showing the location of the subject property, existing and proposed
streets and thoroughfares covering an area at least one thousand feet (1,000’) outside the proposed
subdivision.
H. Title Block with the following information:
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(1) Plat Type (ex: “Final Plat”, “Preliminary Plat”, etc.);
(2) Name of the proposed development/addition;
(3) Total number of lots and HOA/Open Space lots;
(4) Survey name and abstract number;
(5) Gross acreage;
(6) Right-of-Way acreage if dedicated;
(7) Date of preparation and subsequent revisions;
I. Block with name(s), address, phone number, and email of preparer, owner, developer,
engineer, and/or surveyor.
J. Existing Features
(1) Location and dimension of all boundary lines (accurate in scale) with dimensions and
bearings including lot lines, building lines, and City Limits lines (if any).
(2) The location, widths and names of all existing or platted streets or other public ways within
or adjacent to the tract, parks, existing permanent structures, land dedicated within or contiguous
to the subject property, railroads, rights-of-way, easements, and other important features, such as
abstract lines, political subdivision or corporation lines, and school district boundaries.
(3) Existing sewer mains, water mains, drainage culverts or other underground structures within
the tract and immediately adjacent thereto with pipe sizes, grades, locations, and dimensions
indicated.
(4) Contours with intervals of two feet (2') or less, referred to mean sea level datum. In areas
where the terrain is relatively flat, supplementary contours shall be shown so that the average
horizontal distance between said lines does not exceed two hundred feet (200').
(5) Subdivision name of adjacent (P.R.D.C.T) or ownership information for adjacent unplatted
properties (D.R.D.C.T) with recording information.
(6) Location of existing fire hydrants and fire lanes.
K. New Features
(1) The layout, names, and widths (from centerline to both edges as well as from edge to edge)
of the proposed streets, fire lanes, drives, alleys and easements.
(2) Length and radii of all street segments.
(3) Curve table for all streets, drives, and alleys.
(4) Acreage or square footage of rights-of-way dedicated should be shown, including corner
clips and deceleration/turn lanes on the plat.
(5) Lot and block numbers (lot number are numbers; and block numbers are letters ), square
footage, and other description according to the real estate records of the city or county auditor and
recorder; also, designation of the proposed uses of land within the subdivision.
(6) All parcels of land intended to be dedicated for public use or reserved in the deeds for the
use of all property owners in the proposed subdivision, together with the purpose or limitations of
such reservations.
(7) The layout, numbers, setback lines and approximate dimensions of proposed lots, blocks,
parks, etc.
(8) Location of proposed fire hydrants and fire lanes.
(9) USPS Postmaster approved location of mailboxes (if cluster mailboxes).
(10) Proposed building line with square footage of the lot and proposed use.
(11) Proposed parking layout.
L. Table showing the following information:
(1) Listing of the lots with square footage and the associated lot widths at the front building line.
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(2) Square footage of the total building footprint and of each land use (if known).
(3) Number of required and provided parking spaces.
(4) Required and provided total landscaped area and front yard landscaped area.
M. Existing and proposed FEMA 100-year floodplain boundaries and elevation. Include
minimum finished floor elevations (minimum 2 feet above the 100-year elevation) of all lots
adjacent to floodplain. If the site does not contain a floodplain, note that: “No 100-year floodplain
exists on the site.” A Floodplain reclamation study will be required with Final Plat if necessary.
N. Submittals for preliminary plats shall include plans, documents, and information adequate
for the review of the provision of public improvements to the properties involved. This includes
but is not limited to streets, water service, wastewater service, franchise utilities, street lighting,
and stormwater detention (ex: preliminary drainage pland, preliminary utility plans, floodplain
study, traffic impact study, etc.).
O. Two (2) copies of the typical cross-sections of proposed streets showing the width of
pavement, type of pavement and location and widths of sidewalks when not in conformance with
standard details.
P. Approval Block
The following notice shall be placed on the face of each preliminary plat by the subdivider:
“Preliminary Plat for Review Purposes Only.”
The following certificate shall be placed on the preliminary plat by the subdivider:
Approved for Preparation of Final Plat
________________________________ ____________________
City of Sanger, TX Date
Planning & Zoning Commission
Q. Submission
The subdivider shall furnish the City with one (1) copy of the drawings of the plat, plus any
additional copies determined necessary for a complete review by the Director of Development
Services. The subdivider shall also provide any necessary supporting documents describing the
type of development, provision of services, development procedure and timing, and engineering
studies. Such materials shall be received in accordance with the submittal schedule as published
by the Department of Development Services.
The subdivider shall submit a letter of intent to the Director of Development Services providing
their name and address, the contact information of the person(s) preparing the submitted documents
and designating a point of contact for future correspondence. The letter shall also state the intent
of the plat application, briefly describing the location, amount of land, and particulars as to the
intended use(s) of the property and requesting that the plat be reviewed an d considered by the
appropriate approval body. Such letter of intent shall be received in accordance with the submittal
schedule as published by the Department of Development Services and shall be accompanied by
an application for plat approval, the appropriate fee and drawings of the plat, as indicated herein.
A plat is “filed for approval by the City” when the Director of Development Services (or designee)
has certified to the applicant that a complete submittal providing required information for a
comprehensive review has been received.
No plat will be considered filed with the city until and unless the prescribed application fees have
been paid.
R. Approval
The approval of the preliminary plat shall be effective for a period of one hundred eighty (18 0)
days after the approval date, unless reviewed by the Planning and Zoning Commission in the light
of new or significant information, which would necessitate the revision of the preliminary plat.
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Such revision shall be subject to the same procedures as the original preliminary plat.
If a final plat for the subdivision, or a portion thereof, has not been submitted, or if a change in
requirements has not occurred which would affect the preliminary plat, at the end of the one
hundred eighty (180) days after approval, then the City Planning and Zoning Commission may
declare the preliminary plat null and void, unless the subdivider has requested and received an
extension of time.
S. Exceptions
Where the subdivider may request exceptions or a waiver of these regulations or disagrees with
the intent or interpretation of the requirements set forth herein, the City Planning and Zoning
Commission may submit such requests of the subdivider to the City Council with
recommendations for either an approval or disapproval.
10.104.04 - Final Plat
After approval of the preliminary plat, a final plat, prepared by a registered public surveyor and
bearing his seal, shall be submitted to the city for consideration.
The subdivider shall furnish the City with one (1) copy of the drawings of the plat, plus any
additional copies determined necessary for a complete review by the Director of Development
Services. The subdivider shall also provide any necessary supporting documents describing the
type of development, provision of services, development procedure and timing, and engineering
studies. Such materials shall be received in accordance with the submittal schedule as published
by the Department of Development Services.
The subdivider shall submit a letter of intent to the Director of Development Services providing
his name and address, the contact information of the person(s) preparing the submitted documents
and designating a point of contact for future correspondence. The letter shall also state the intent
of the plat application, briefly describing the location, amount of land, and o the intended use(s) of
the property and requesting that the plat be reviewed and considered by the appropriate approval
body. Such letter of intent shall be received in accordance with the submittal schedule as published
by the Department of Development Services and shall be accompanied by an application for plat
approval, the appropriate fee and drawings of the plat, as indicated herein.
A plat is “filed for approval” by the City when the Director of Development Services (or designee)
has certified to the applicant that a complete submittal providing the required information for a
comprehensive review has been received.
No plat will be considered filed with the city until and unless the prescribed application fees have
been paid.
No plat will be considered by the City until all the prescribed filing fees have been paid. The final
plat may constitute all or only a portion of the approved preliminary plat, but any portion thereof
shall conform to all the requirements of these regulations unless an exception has been granted by
City Council.
If final plats are submitted for approval for portions or sections of the proposed subdivision, each
portion or section shall carry the name of the entire subdivisio n but shall bear a distinguishing
letter, number or subtitle. Block letters shall run consecutively throughout the entire subdivision,
even though such subdivision might be finally approved in sections.
Upon receipt of the proper submittal (required copies of the final plat, the detailed engineering
plans and other required data, and payment of all applicable fees,) and the individual cost estimates
for site improvements for water, sanitary sewer, storm sewer and paving improvements shall be
prepared and submitted in accordance with the following table:
Item
No.
Descri
ption
Unit Quant
ity
Unit
Price
Cost
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Also, to be included as other required data, the developer shall submit additional detailed cost
estimates for any improvements to be constructed in which the City may be obligated for pro-rata
or other refund amounts. These improvements shall be determined by the city and in accordance
with the city’s comprehensive plan.
The final plat shall show or be accompanied by the following information:
A. The Plat shall be drawn to a scale of not more than two hundred feet to the inch (1”=200’)
B. The boundary marked with heavy weighted lines with accurate distances and bearings, a
metes and bounds description of the boundary (error of closure shall not exceed one (1) in fifty
thousand (50,000) for the plat boundary), exact acreage to hundredth s, and the exact location and
width of all existing or recorded rights-of-way intersecting the boundary of or bordering on the
tract. One (1) copy of the traverse closure sheet shall be enclosed.
C. True bearings and distances to the nearest established street lines, official monuments or
subdivision corner, which shall be accurately described on the plat. Municipal, township, county
or abstract survey lines shall be accurately tied to the lines of the subdivision by distances and
bearings, where applicable.
D. Describe and locate all permanent survey monument pins, and control points and ties and
reference the survey corners at two points to the Texas State Plane Coordinate System North
Central Zone 1983-1999 datum. The Point of Beginning (POB) shall be clearly marked including
State Plane Coordinates, NAD 83.
E. An accurate location of at least two (2) corner of the subdivision with reference to an original
corner of the original survey of which the subdivision is a part or an existing permanent monument
on an approved and recorded plat or permanent markers established by and approved by the City
Engineer.
F. Subdivision name of adjacent properties (P.R.D.C.T) or ownership information for adjacent
unplatted properties (D.R.D.C.T.) with recording information
G. An accurate location of the subdivision in reference to the deed records of the county which
shall include the volume and page of the deed of the property to be subdivided.
H. The exact layout, including:
(1) Street and/or alley names;
(2) The length of all arcs, radii, internal angles and points of curvature, length and bearing of
the tangents;
(3) All existing and proposed easements for right-of-way, public services, utilities, or any other
easements and any limitations of the easements;
(4) Show centerline of existing street. Dimensions from centerline to edges of existing and
proposed right-of-way on both sides of the centerline;
(5) All lot numbers and lines, with accurate dimensions in feet and hundredths and with bearings
and angles to street and alley lines to the nearest second.
I. The accurate location, material and approximate size of all monuments.
J. The accurate outline description of all property which is offered for dedication for public use,
such as parks, etc., with the purpose indicated thereon, and all property that may be reserved by
deed covenant for the common use of the property owners in the subdivision.
K. A signed and notarized copy of private restrictions (if any), that are filed for record in the
office of the County Clerk shall be provided with the Final Plat.
L. Name and address of the owner, subdivider, engineer, and surveyor.
M. North point, written and graphic scale and date.
N. 3” x 3” recording box at the lower right hand corner.
O. A Title Block with the following information shall be provided on each page:
(1) Plat Type (ex: “Final Plat”, “Preliminary Plat”, etc.);
(2) Name of the proposed development/addition/subdivision;
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(3) Total number of lots and HOA/Open Space lots;
(4) Survey name and abstract number;
(5) Gross acreage;
(6) Right-of-Way acreage, if dedicated;
(7) Date of preparation and subsequent revisions.
P. Standard Notation to be added on the plat:
(1) “All lots comply with the minimum size requirements of the zoning district.”
(2) “This property may be subject to charges related to impact fees and the applicant should
contact the City regarding any applicable fees due.”
(3) “All common areas, drainage easements, and detention facilities will be owned and
maintained by the HOA/Property Owner. Any common area within the City’s right-of-way will
require a facilities agreement, to be reviewed and approved by the City.”
(4) “Notice – selling a portion of this addition by metes and bounds is a violation of State Law
and is subject to fines and withholding of utilities and building permits.”
(5) “This plat does not alter or remove existing deed restrictions, if any, on this property.”
(6) “Minimum Finished Floor Elevations (Min. FFE) are at least two (2) feet above the 100-year
floodplain.” – Add this note only if subject property is within or adjacent to the floodplain.
(7) “The subject property does not lie within a 100-year floodplain according to Community
Panel No.____________, dated ____________, of the National Flood Insurance Rate Maps for
Denton County, Texas.”
(8) “The purpose of this plat is __________[state the purpose]____________.”
(9) “Bearings are based on the State Plane Coordinate System, Texas North Central Zone (4202),
North American Datum of 1983 (NAD ‘83)”
Q. City limits line, if it traverses the subdivision.
R. Location map showing existing and proposed streets and thoroughfares covering an area at
least one thousand feet (1,000') outside the proposed subdivision.
S. One paper copy (24” x 36”) and one soft copy (pdf) of approved civil/construction plans,
along with GIS/Cad files for all approved public improvements on a CD/DVD.
T. Construction plans must be submitted and approved prior to submission of final plat, must
have profiles drawn on sheets, measuring twenty-four inches (24") by thirty-six inches (36"), the
same size as the final plat, and must include the following information:
(1) A plan and profile of each street with top of curb grades shown. Each sheet shall include
north point, scale, date and benchmark description to mean sea level datum. Unless otherwise
approved by the City, scales shall be one inch equals forty feet (1" = 40') horizontally and one inch
equals four feet, five feet or six feet (1" = 4', 5' or 6') vertically. Each plan shall show the seal and
signature of the registered professional civil engineer who prepared the plans;
(2) The typical cross-sections of proposed streets showing the width of roadways and type of
pavement and location and width of sidewalk;
(3) A plan and profile of proposed sanitary sewers, with grades and pipe sizes indicated and
showing locations of manholes, cleanouts, etc., and a plan of the proposed water distribution
system showing pipe sizes and locations of valves, fire h ydrants, fittings, etc., in conformance with
the applicable criteria presented in Section 6, Improvements. Unless otherwise approved by the
City, scales shall be one inch equals one hundred feet (1" = 100') horizontally and one inch equals
four feet, five feet or six feet (1" = 4', 5' or 6') vertically. Each plan shall show the seal and signature
of the registered professional civil engineer who prepared the plans. Each sheet shall include north
point, scale, date and benchmark description to mean sea level datum;
(4) A plan and profile of the proposed storm sewers, showing hydraulic data, pipe grades and
sizes, manholes, inlets, pipe connections, outlet structures, etc., in conformance with the criteria as
shown in Section 6, Improvements. Unless otherwise approved by the City, scales shall be one
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inch equals forty feet (1" = 40') horizontally and one inch equals four feet, five feet or six feet (1"
= 4', 5' or 6') vertically. Each plan shall show the seal and signature of the registered professional
civil engineer who prepared the plans. Each sheet shall include north point, scale, date and
benchmark description to mean sea level datum; and
(5) A plan of all the other utilities, showing the relative locations proposed for the water, sewer,
storm sewer and gas mains, utility poles, TV and electrical services, street lighting, traffic -control
signs, and street signs, and acknowledged by the appropriate representative of each agency
involved;
U. For Conveyance Plats Only: All conveyance plats must be titled “Conveyance Plat” and carry
the following text:
“Conveyance plat is a record of property approved by the City of Sanger for the purpose of
sale or conveyance in its entirety or interests thereon defined. No building permit may be issued,
nor development begin, nor permanent public utility service provided until a final plat is approved,
filed of record and public improvements are accepted in accordance with the City of Sanger Code
of Ordinances. Selling a portion of this property by metes and bounds , except as shown on an
approved, filed and accepted conveyance plat, final plat or replat is a violation of the state law.”
V. Certification by a registered public surveyor or licensed state land surveyor, registered in the
State of Texas, to the effect that the plat represents a survey made by him or under his direct
supervision and that all monuments shown thereon have been verified and exist, and that their
location, size and material are correctly shown. Such surveyor’s certificate may be prepared as
follows:
“State of Texas
County of Denton
I hereby certify that this plat is true and correct and was prepared from an actual survey of the
property made on the ground under my supervision.
(Engineer or surveyor seal)
________________________________________________ ____________________
Licensed Professional Engineer OR Date
Registered Public Land Surveyor – Texas R.P.L.S. No. ______”
W. A certificate of ownership and dedication of all streets, alleys, parks and playgrounds to
public use forever, signed and acknowledged before a notary public, by the owner or authorized
representative and lien holder of the land, and a complete and accurate description of the land
subdivided, and the streets dedicated. Such owner’s certificate may be prepared as follows:
“State of Texas
County of Denton
I (we), the undersigned, owner(s) of the land shown on this plat within the area described by
metes and bounds as follows:
(Metes and Bounds Description of Boundary)
NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS:
THAT _________________________, acting herein by and through its duly authorized officer
does hereby adopt this plat designating the hereinabove described property as _________________
(lot/lock/subdivision), an addition to the City of Sanger, Texas, and does hereby dedicate to the
public use forever by fee simple title, free and clear of all liens and encumbrances, all streets,
thoroughfares, alleys, fire lanes, drive aisles, parks, and watercourses, and to the public use forever
easements for sidewalks, storm drainage facilities, utilities, and any other property necessary to
serve the plat and to implement the requirements of the subdivision regulations and other City
codes and do hereby bind ourselves, our heirs, successors and assigns to warrant and to forever
defend the title on the land so dedicated. Further, the undersigned covenants and agrees that he/she
shall maintain all easements and facilities in a state of good repair and functional condition at all
times in accordance with City codes and regulations. No buildings, fences, trees, shrubs, or other
improvements or growths shall be constructed or placed upon, over, or across the easements as
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shown, except that landscape improvements may be installed, if approved by the City of Sanger.
The City of Sanger and public entities shall have the right to access and maintain all respective
easements without the necessity at any time of procuring permission from anyone.
WITNESS MY HAND this ____________ day of ____________, 20____.
_________________________________________, owner
_________________________________________, Title and Company (if applicable)”
“State of Texas
County of Denton
Before me, the undersigned authority, on this day personally appeared, known to me to be the
person whose name is subscribed to the foregoing instrument, and acknowledged to me that he/she
executed the same for the purposes and considerations therein expressed and in the capacity therein
stated.
Given under my hand and seal of office this _______ day of ____ 20____.
______________________________________
Notary Public in and for the State of Texas”
X. The following certificate shall be included on the plat in a manner that will allow the
signatures of the designated officials and the affixing of the City Seal.
“Approved:
__________________________________________ _____________________
Chairman, Planning & Zoning Commission Date
City of Sanger, Texas
__________________________________________ ______________________
Mayor Date
City of Sanger, Texas
Attested by
__________________________________________ ______________________
City Secretary, City of Sanger, Texas Date”
Y. Certificate from City Tax Collector and from the proper official of other taxing agencies
within whose jurisdiction the proposed subdivision lies showing that all ad valorem taxes, liens
and fees have been paid on the tract to be subdivided.
Two (2) sets of approved plans and specifications for water, sanitary sewer, paving and drainage
improvements, prepared by a registered professional civil engineer, shall be submitted to the City
prior to any construction in the subdivision.
The approval of the construction drawings by the City Council shall be effective for a period of
two (2) years after the approval date of the final plat unless the subdivider has requested and
received an extension of time. Construction drawings which have expired shall be resubmitted to
the city for approval before any construction is begun. The design of the proposed improvements
shall be based on the construction requirements which are in effect at the time of resubmittal.
10.104.05 - Procedure for Short Form Subdivision
A. Any subdivision or replat thereof which may be determined to fall within the following
criteria may be termed a “short form subdivision” and shall comply with the abbreviated
procedures set forth herein. “Plats for record” or “lots of record” of unplatted property shall be
deemed to meet these criteria if:
(1) The land in question is not being subdivided into more than three (3) lots;
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(2) The subdivision or use of the land subdivided does not necessitate any appreciable alteration
of utility installations, streets, alleys or building setback lines; and
(3) The tracts so subdivided conform in size and shape to the lots in the vicinity and the zoning
in the immediate area.
B. All design, engineering, improvements and drawing information standards provided in these
regulations applicable to all subdivisions shall be applicable to the short form subdivisions.
Preliminary platting is not required.
C. If the Director of Development Services finds that the final plat meets all the provisions of
these regulations, he/she shall present the final plat to the commission and council for review.
D. The final short form plat shall be filed with the city accompanied with the required filing fee.
After all requirements have been met and signatures obtained, the plat and all other ne cessary
instruments shall be filed for record with the county clerk by the City Secretary.
E. In the case of plats for record, after all requirements have been met and the final short form
plat properly filed, administrative approval may be granted.
10.104.06 - Construction of Improvements
A. The subdivider/developer shall contract for improvements except where city participation is
involved. In cases of city participation, the developer/owner shall comply with state statutes and
city regulations regarding competitive bidding.
B. The subdivider’s/developer’s engineer shall administer the contract.
C. A pre-construction conference, to be held at city hall, will be required. This conference shall
be attended by the City Engineer (or authorized representative), the subdivider’s/developer’s
engineer, the engineer’s inspectors, the contractor(s), and other appropriate representative as
deemed necessary by the City.
10.104.07 - Amending Plat
Any person who wishes to revise a subdivision plat which has been previously filed for record
must make an application of the proposed revised plat to the City Council. An amendment of a
subdivision may be done for one of the following purposes:
(1) to correct an error in a course or distance shown on the preceding plat;
(2) to add a course or distance that was omitted on the preceding plat;
(3) to correct an error in a real property description shown on the preceding plat;
(4) to correct any other type of error or omission on a previously filed plat;
(5) to replat one or more lots fronting on an existing street if:
(A) the owners of all lots join in the application for amending the plat;
(B) the amendment does not attempt to remove any restrictions;
(C) the amendment does not increase the number of lots; and
(D) the amendment does not create or require the creation of a new street or make necessary the
extension of municipal facilities.
A Public Hearing is not required for the approval and issuance of an amended plat.
The City Manager and Director of Development Services are delegated the approval responsibility
of an amended plat. At any time, the City Manager or City Engineer may elect to present the plat
for approval to the Planning and Zoning commission and to the City Council , neither the City
Manager nor the Director of Development Services shall disapprove a plat, and upon refusal to
approve the amended plat shall refer the amended plat to the Planning and Zoning Commission
and City Council.
10.104.08 - Replat or Resubdivision of Plats
A. General
(1) Replat or resubdivision of a plat, or a portion thereof, but without vacation of the immediate
previous plat, is hereby authorized; and shall be deemed valid and controlling, when approved,
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after a public hearing, by the Planning and Zoning Commission, when:
(a) It has been signed and acknowledged by all the owners of the particular property which is
being resubdivided or replatted.
(b) It has been approved by the Planning and Zoning Commission, after a public hear ing in
relation thereto at which parties in interest and citizens shall have an opportunity to be heard.
(c) It does not attempt to alter, amend, or remove any covenants, easements or restrictions.
(d) There is compliance, when applicable, with subsections (a), (b), and (c) of this section.
B. Filing time. Replats or resubdivisions shall show or be accompanied by the information that
is required for preliminary plats or final plats, whichever is applicable. Replats or resubmissions
shall not be docketed for Planning and Zoning Commission consideration unless the requirements
of this chapter are met.
C. Notice and hearing. The following additional requirements for approval shall apply, in any
resubdivision or replatting of a subdivision, without vacating the immediate previous plat, if any
of the proposed area to be resubdivided or replatted was, within the immediate preceding five (5)
years, limited by an interim or permanent zoning classification to residential use for not more than
two (2) residential units per lot, or if any lot in the immediate previous subdivision was limited by
deed restriction to residential use for not more than two (2) residential units per lot:
(1) Notice of Planning and Zoning Commission hearing shall be given in advance, in the
following manner:
(a) Publication at least fifteen (15) days in advance of hearing being published in the official
newspaper of the City of Sanger.
(b) Written notice of such public hearing forwarded, with a copy of this subsection C attached,
by the Planning and Zoning Commission to owners (as the ownerships appear on the last approved
ad valorem tax roll of such governing body) of all lots in the immediately preceding subdivision
plat not less than fifteen (15) days prior to the date of such hearing. Such notice may be served by
depositing the same, properly addressed and postage paid, in the post office in closest proximity
to the city hall of the City of Sanger, provided, however, if such immediate preceding subdivision
plat shall contain more than one hundred (100) lots, such notice shall be mailed only to those
owners of lots which are located within two hundred (200) feet of the lot or lots which are sought
to be replatted or resubdivided.
(2) If the proposed replat requires a variance or is protested in accordance with this subsection,
the proposed replat must receive, in order to be approved, the affirmative vote of at least three -
fourths of the members present of the Planning and Zoning commission and City Council.
For a legal protest, written instruments signed by the owners of at least 20%; of the area of the
lots or land immediately adjoining the area covered by the proposed replat and extending 200 feet
from that area, but within the original subdivision, must be filed with the Planning and Zoning
commission and City Council prior to the close of the public hearings.
(3) Provided, however, compliance with subdivision (1) or (2) of Section 4.08C shall not be
required for approval of a replatting or resubdividing of a portion of a prior plat, if all of the
proposed area sought to be replatted or resubdivided was designated or reserved for usage other
than for single- or duplex-family residential usage, by notation on the last legally recorded plat or
in the legally recorded restriction applicable to such plat.
(Ordinance 03-03-09 adopted 3/16/09)
Sec. 10.105 General Plat Requirements
All requirements pertaining to lot size, yard size, dwelling size, lot coverage, height, parking,
loading and screening contained in the current zoning ordinance of the city shall be adhered to for
development under this Article.
10.105.01 - Streets
A. The arrangement, character, extent, width, grade and location of all proposed streets shall
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conform to the general plan of the community, and their relationship shall be considered to that of
the existing and planned streets, to topographical conditions, to public 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 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.
Code Type of Street Minimum Right-
of-Way Width
Minimum
Centerline
Radii
Intersection
FW Freeway 200 feet Varies varies
P4U Principal Arterial Four Lane
Undivided
100 feet 150' 1,000 feet
P3U Principal Arterial Three Lane
Undivided
75 feet 85' 1,000 feet
M4U Minor Arterial Four Lane Undivided 80 feet 90' 1,000 feet
C2U Collector Two Lane Undivided 60 feet 75' 500 feet
R2U Residential/Local Two Lane
Undivided
50 feet 70' 250 feet
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(Ordinance 01-04-08 adopted 1/24/08)
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:
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 and churches. Uses served would include medium and high density residential, limited
commercial facilities, elementary schools, some small offices and as direct access within industrial
parks. Collector streets also carry heavy traffic to major commercial and industrial facilities from
thoroughfare. Uses would include office parks, industrial parks, and community level commercial
facilities.
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.
4. Residential/Estate: Carries traffic from rural residential areas to collector streets and
interconnects individual sites. Local streets carry light traffic volumes and trips are of a short
duration. This type of street section can only be utilized in residential subdivisions of lots at least
1-1/2 acres in size.
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 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.
REU Residential/Estate Two Lane
Undivided
60 feet 75' 250 feet
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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.
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 are unchanged. Only the outside two (2) lanes would be paved in this situation. The City
must approve the use of this option.
10.105.02 - Alleys
A. Alleys are not required, except where the Cit y 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 Homeowners’ 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.
10.105.03 - 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 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
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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 [therefor] may be amended without the written consent of the
City.
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 its contractors with the right of access
for any purpose related to the exercise of a governmental service or function, including but not
limited to fire and police protection, inspection and code enforcement, trash collection or utility
maintenance. The easement shall permit the City to remove any vehicle or obstacle within the
street lot that impairs emergency access.
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 maintain an
escrow account as approved by the City for all road maintenance.
F. Reserved
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 except for those applying to
internal street construction.
a. Street lights and signs shall be installed and maintained by the homeowners’ association
subject to approval by the City.
b. The property association documents shall give the City the right, after givi ng 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
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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 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 [that] the City accept private streets and alleys and the associated property
as public streets and right-of-way upon written notice to all association members and the favorable
vote of 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 pertainin g 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 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 improvements to the subdivision or addition. Exceptions to this section
must be approved by the City.
b. Pedestrian Accesses - The City may require, in order to facilitate Pedestrian access from the
streets to schools, parks, playgrounds, or other nearby streets, perpetual unobstructed easements at
least fifteen (15) feet in width. Easements will be indicated on the plat.
c. Bikeways - Hike and bike sidewalks, designed and located according to City standards, shall
be constructed along streets designated for hike and bike trails. Such sidewalks shall be built by
the owner at the time of site development.
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
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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 (mechanical/electronic) needed to gain access into complex, must be installed next to the
door or gate that the carrier uses to enter the complex. (Systems that use a 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.
10.105.04 - Lots
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: Finished grade for the building site will be not less than six inches (6") above
the top of the curb grade or alley pavement or two feet (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. Exceptions: Plats involving cluster developments or zero-lot lines shall be reviewed by the
city on a case-by-case basis.
10.105.05 - 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 (7-1/2') 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 watercourse, drainage way, channel or stream, there shall be
provided a stormwater easement or drainage right-of-way conforming substantially to the lines of
such watercourse, or of such width to provide for any future anticipated construction, plus a
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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.
10.105.06 - Blocks
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.
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.
10.105.07 - HUD-Code Manufactured Home Park
A. Location
(1) Mobile homes/Mobile home parks are prohibited within the City limits of the Cit y 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. Platting
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 Article.
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 a landscaping/screening plan to buffer
the park from adjoining land uses. (This plan must receive approval from the city engineer.) A
landscaped strip of not less than ten 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.
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
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No HUD-Code Manufactured Home for the purpose of residential living shall be located outside
an 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 Article.
10.105.08 - Survey Monuments and Lot Markers
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 monum ent shall be not less than
twelve inches (12") below the finished grade of the development.
B. Lot Markers.
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).
Sec. 6 Improvements
10.106.01 - Standard Specifications and Construction Details
A. 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.
B. 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 th e NCTCOG standard Specifications
for Public Works Construction, the NCTCOG Standard specifications, latest edition, are to be
considered a part of this ordinance.
C. All improvements, even in previously approved but still unimproved subdivisions, or in
resubdivided tracts, shall conform to the city’s current regulations and specifications for street,
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drainage and utility construction.
D. Where reference is made within these regulations to the standard specifications, it shall be
understood that the word “owner” is to be interpreted as the developer or subdivider and the words
“engineer,” “inspector,” and “owner’s representative” are to be interpreted as the developer’s
engineer. Where the standard specifications allow options not specifically addressed by th ese
regulations, the developer’s engineer shall request guidance from the city engineer in writing.
10.106.02 - Street Paving - Concrete
A. Concrete Strength Requirements
(1) Concrete Curb and Gutter
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.
(2) Reinforced Concrete Pavements and Monolithic Curb Refer to Standard Specifications,
Division 5, Item 5.8[.]
(Ordinance 01-04-08 adopted 1/24/08)
B. Pavement Thickness Requirements
The following specifies minimum standards required for the pavement and subgrade design for
roadways and alleys within the City. These minimum standards are not intended to replace the
professional judgment of the Geotechnical Engineer for any specific project. The standards may
need to be expanded or modified on a case-by-case basis as determined necessary and appropriate
by the Geotechnical Engineer, and as approved by the City Engineer.
All roadways and alleys shall have a geotechnical investigation and pavement and subgrade design
performed. Results of the geotechnical investigations, engineering analyses, and recommendations
shall be presented in a Geotechnical Report for Roadways (“Report”). The Report an d any
subsequent reevaluations or supplemental reports shall be signed and sealed by a Licensed
Professional Engineer in the State of Texas trained and qualified to provide geotechnical
engineering analysis and pavement and subgrade design recommendations.
(1) Residential/Local Street, Residential/Estate 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 six hundred (3,600) p.s.i. reinforced concrete pavement
on a compacted sub-base shall be required. All steel reinforcing shall be deformed No. 3 bars on
eighteen-inch (18") center both ways or No. 4 bars on twenty-four-inch (24") centers both ways.
Where the plasticity index of the soil is twelve (12) or greater, stabilization of the subgrade, eight
inches (8") 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., [Section] 4.6.4(d).
Unless otherwise approved by City, the concrete shall be placed using either forms or slipform
paver. Concrete strength shall be increased to four thousand (4,000) p.s.i. for hand poured concrete.
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.
(2) Collector, Commercial or Industrial Street and Alley Construction
The subdivider shall, at his own cost and expense, pay for constructing all streets and alleys within
his subdivision and one-half (1/2) of all existing and/or proposed perimeter streets. Monies for the
construction of the one-half (1/2) street shall be placed in an escrow account if the construction of
the street is to be deferred to a later date.
Collector streets and alleys shall, at a minimum, be designed and constructed with eight -inch (8")
thickness of four thousand (4,000) p.s.i. reinforced concrete pavement on a compacted sub -base.
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All steel reinforcing shall be deformed No. 4 bars on eighteen-inch (18") centers both ways.
Where the plasticity index of the soil is twelve (12) or greater, stabilization of the subbase with an
eight-inch (8") 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).
Unless otherwise approved by City, the concrete shall be placed using either forms or slipform
paver. Concrete strength shall be increased to four thousand five hundred (4,500) p.s.i. for hand
poured concrete.
Any proposed pavement section of lesser thickness or alternate materials shall be fully documented
by the design engineer to substantiate the fact that such alternate will provide an equivalent
capacity for the pavement noted above and must be approved by the city.
(3) Major or Secondary Thoroughfare Construction
On roadways, adjacent to the proposed subdivision, that are designated to be major or secondary
thoroughfares (except Class A Loop Highway), the subdivider shall be required to construct, at his
own cost and expense, one-half (1/2) 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 a nine-inch (9") thickness of four thousand
(4,000) p.s.i. reinforced concrete pavement on a compacted sub-base. All steel reinforcing shall be
deformed No. 4 bars at eighteen-inch (18”) centers both ways.
Where the plasticity index of the soil is twelve (12) or greater, stabilization of the subgrade, ten
inches (10”) 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., Section 4.6.4(d).
Unless otherwise approved by City, the concrete shall be placed using either forms or slipform
paver. Concrete strength shall be increased to four thousand five hundred (4,500) p.s.i. for hand
poured concrete.
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 prov ide an equivalent
capacity for the pavement noted above and must be approved by the city.
(Ordinance 04-09-19 adopted 4/15/19)
C. Paving Width Requirements
(1) Residential/Local Streets, Residential/Estate Streets, Collector Street, and Alleys.
Residential/Local street paving shall be a minimum of thirty-one feet (31') in width, measured
between the faces of curbs.
Residential/Estate street paving shall be a minimum of twenty-eight feet (28') in width, measured
from edge to edge of pavement.
Collector Street paving shall be a minimum of forty feet (40') in width, measured between the faces
of the curbs.
(2) Thoroughfares. The following minimum pavement widths are set by this ordinance for the
construction of thoroughfares as follows:
Thoroughfare Classification Minimum Right-of-
Way Width
Minimum Pavement Width Between Faces of Curbs
Class A (Loop) 180' Two 12' traffic lanes on each side of the roadway
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centerline
Class B (Major) 120' Three 12' traffic lanes divided by a 16' median
Class C (Major) 100' Three 11' 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 feet (5').
(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') and a maximum of
twenty-five feet (25') except in special cases.
D. Miscellaneous
(1) Reinforcing Steel - Steel furnished for street and alley paving shall meet Standard
Specifications, Division 2, Item 2.2., Sections 2.2.6. and 2.2.7.
(2) Sawed Dummy Joints - Refer to Standard Specifications, Division 5, Item 5.8., Section
5.8.2.
(3) Expansion Joints - Refer to Standard Specifications, Division 5, Item 5.8., Section 5.8.2.
(4) Longitudinal Pavement Slopes - The maximum longitudinal slopes are as follows:
Type of Street Maximum Slope
Class A - Major Thoroughfare 6%
Class B - Major Thoroughfare 6%
Class C - Major Thoroughfare 6%
Class D - Secondary Thoroughfare 6%
Class E - Collector 8%
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Class F - Collector 8%
Class G - Minor (Residential) 10%
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%).
(5) 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.
(6) Lime Stabilization - Refer to NCTCOG Standard Specifications, Division 4, Item 4.6.
10.106.03 - Sidewalks
Refer to NCTCOG Standard Specifications, Division 8, Item 8.3.
A. Concrete sidewalks shall be constructed on both sides of streets and thoroughfares, except
in industrial areas and along Residential/Estate streets, by the subdivider. The sidewalks shall have
a width of not less than 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 (1') 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.
B. 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.
C. Sidewalks in commercial areas shall be a minimum width of six feet (6') or extend from
the back of the curb to the building line as required by the city.
D. Sidewalks in industrial areas and planned developments will be as required by the city.
E. All concrete for sidewalks shall be placed on a two-inch (2") sand cushion.
F. 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.
10.106.04 - Drainage and Storm Sewer Improvements
A. General: Drainage facilities shall be provided and constructed by the developer in
accordance with all City standards and the following basic requirements. If development utilizes
Residential/Estate Street section and is located within the ETJ of the City of Sanger at the time
improvements are constructed, the developer’s engineer shall follow the current Denton County
Subdivision Rules and Regulations as outlined in Section VIII – Chapter IV Titled “Drainage-
Design”.
B. 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
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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 Stormwater Runoff for drainage areas less than two hundred (200) acres shall
be by the “Rational Method,” which is based on the principle that the maximum rate of runoff from
a given drainage area for an assumed rainfall intensity occurs when all parts of the area are
contributing to the flow at the point of discharge. The formula for calculation of runoff by the
“Rational Method” is:
Q = CIA
Where: Q = the maximum rate of discharge, expressed in cubic feet per second.
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
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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.
5. 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 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.
ii) The unit hydrograph method shall be based upon full y 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 considered in unit hydrograph methods.
iii) Circumstances that may require the use of a unit hydrograph method include sizing open
channels, reclaiming floodplains, creating lakes, or building other types of drainage-related
facilities on major drainage courses. Design engineers of these types of facilities should be aware
that the requirement of designing for fully developed watershed conditions will mean that they will
have to calculate these fully developed flows instead of using the flows calculated in the Federal
Emergency Management Agency’s (FEMA) flood insurance studies for Sanger or Denton County.
C. 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.
DRAINAGE FACILITY DESIGN RECURRENCEINTERVAL
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
100-year with positive overflow
Culverts and Bridges 100-year
Concrete-lined Channels 100-year
Earthen Channels 100-year
D. Street and Alley Capacity
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1. The depth of flow in the streets shall not exceed the top of curb for the 100-year storm.
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.
E. 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.
F. 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.
ii) Maximum velocity in the pipe shall not exceed 12 feet per second.
iii) The maximum discharge velocities in the pipe shall also not exceed the permitted velocity
of the receiving channel or conduit at the outfall to prevent erosive conditions. The maximum
outfall velocity of a conduit in partial flow shall be computed for partial depth and shall not exceed
the maximum permissible velocity of the receiving channel unless controlled by an appropriate
energy dissipater (e.g. stilling basins, impact basins, riprap protection).
3. In general, stormwater shall be carried in concrete pipe conduit, but other types of conduit
can be used to carry stormwater. However, prior permission to use other conduit materials must be
obtained from the City Engineer.
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.
G. 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.
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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.
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.
H. 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.
I. 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 may be left in their natural state provided that the channel velocities are 6.0 feet per
second or less and that one (1) foot of freeboard is available during the design storm event.
ii) If the natural channel is to be replaced by an improved channel, the flow from the 100-year
design flood must be contained within the improved channel while allowing for one (1) fo ot of
freeboard.
iii) 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 enough grade to avoid ponding during
backwater flow conditions. A minimum slope of 0.50% is required for earthen channels and
swales, except those used as part of a wetlands area.
vi) The developer or owner shall use low maintenance vegetation for vegetative cover, as
approved by the City Engineer prior to planting. The selection of materials shall comply with 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.
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4. All channel sections must consider and account for channel stabilization in their design. This
requirement pertains to all sections whether they are left in their natural condition or are modified
in any manner. The design of all drainage channels and swales shall 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 drainageway design, the starting water
surface shall be based on the following criteria:
i) When the ratio of the drainage area of the receiving creek (at the confluence location) to the
drainage area of the channel or drainageway being designed is 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.
J. Detention Design.
Detention/retention facilities shall be designed for the 100-year 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 [6.04] of this document [ordinance].
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 l ower 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 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;
ii) The basin shall be designed with adequate sediment storage area so that sediment removal is
not required more than twice a year. Expected removal periods greater than twice a year must be
specified in the maintenance plan and approved by the City Engineer; and,
iii) Sediment control facilities cannot be used to meet detention requirements unless the volume
of sediment is included in the calculations for the detention basin design;
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
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growth;
ii) Debris, litter and accumulated sediment should be removed from detention facilities at least
twice a year. Particular attention should be given to removal of debris, litter and sediment around
outlet structures; and,
iii) Detention basins designed for sediment removal shall be maintained as specified in the
maintenance plan and approved by the City with construction plan submittal.
K. Flumes.
The widespread use of flumes is not recommended. Flumes shall not be permitted when the
purpose of a permanent flume is to carry runoff down the sides of earthen channels. A flume may
be used to direct overflow runoff along property lines until the runoff can be intercepted by streets
or conduits. Flumes crossing sidewalks shall be covered or bridged such as to minimize Residential
danger to pedestrians.
L. 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 [feet] (2') above the 100-year fully developed based flood elevation (BFE) of the
ultimate floodplain. The FF elevation of residential buildings shall be two feet (2') above the 100-
year fully developed based flood elevation (BFE).
APPENDIX A
INTENSITY - DURATION - FREQUENCY CURVE
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APPENDIX B
Minor Head Losses
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10.106.05 - Water Systems
Water systems shall be of enough size to furnish adequate domestic water, to furnish fire protection
to all lots and shall conform to the city’s comprehensive plan and meet the requirements, in all
respects, of the Texas Department of Health. The city 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
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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 2.13.1.
(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 Hydrants
(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.
(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 fire
flow 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 (8") diameter and larger mains shall be installed in zoning districts commonly
referred to as “commercial”, “industrial,” or “multifamily” 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 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 vertic al 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
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concrete pad of the dimensions, 3'-0" x 3'-0" x 6", shall be poured around all valve boxes that are
outside the pavement section, unless otherwise directed by the city.
(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 h ydrant, 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.
10.106.06 - Sanitary Sewers
Sanitary sewer facilities shall be furnished and installed to adequately s ervice the subdivision and
shall conform to the city’s sanitary sewer plan and meet the requirements, in all respects, of the
Texas Commission on Environmental Quality or its successors. The adequacy of the sewerage
facilities provided by the subdivider shall be determined by the City.
A. Materials
(1) Sewer Mains and Appurtenances
(a) Sanitary sewer mains may be vitrified clay sewer pipe (extra strength), cement -lined
bituminous coated ductile iron pipe, polyethylene-lined ductile iron pipe or 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 secondar y thoroughfares, whether
existing or proposed, and the end of all sanitary sewer mains subject to extension.
Maximum manhole spacing for sewers with straight alignment and uniform grades should be
determined to assure continuous operation based on available Gleaning equipment. The maximum
manhole spacing shall be five hundred feet (500’) in all cases.
(d) Standard cleanouts shall be constructed at the ends of all sanitary sewers not subject to
extension and shall be in accordance with the applicable Standard Specifications, Division 6, Item
6.7., Section 6.7.2(j).
(2) Lift Stations and Force 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.
(b) All force mains shall be polyvinyl chloride (PVC) or and [an] approved equal, furnished in
accordance with the applicable NCTCOG Standard Specifications, Division 2.
For the initial flows or at design for average flows, a cleansing velocity of at least two feet (2)
per second shall be maintained, with the velocity not to exceed five feet (5) per second at the peak
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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 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 Minimum Slope in Feet
Per 100 Feet
4 inches (for service lines only) 1.000
6 inches 0.500
8 inches 0.330
10 inches 0.250
12 inches 0.200
15 inches 0.150
18 inches 0.110
21 inches 0.090
24 inches 0.080
27 inches 0.060
30 inches 0.055
36 inches 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.
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Visual inspection by photographic means (either video or film) shall be required on all sewer
mains under the proposed street pavement and shall be performed after completion and acceptance
of the street subgrade but prior to the final paving.
Prior to any testing being performed, the subdivider shall submit for approval to the city
engineer a full description of the method for testing and the procedures that are to be employed[.]
10.106.07 - Utility Services
A. All services for utilities shall be installed for each lot in such a manner to eliminate the
necessity for disturbing the street and the alley pavement, curb, gutter, sidewalks and drainage
structures when connections are made.
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 (1-1/2'). 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
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 four 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.
10.106.08 - Street Lighting
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 residenti al 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.
10.106.09 - Construction Contracts
The subdivider shall contract for construction of the street, drainage, water and sewer
improvements in accordance with the plans and specifications approved by the City.
10.106.10 - Record Drawings (As-Built Plans)
The subdivider shall furnish the city engineer one (1) set of reproducible as-built drawings and one
electronic copy compatible with the City of Sanger’s CAD system prepared and certified correct
by the subdivider’s engineer within thirty (30) days after completion of construction. These as-
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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.
10.106.11 - Inspection
The subdivider shall provide inspection service through his/her engineer to ensure that construction
is being accomplished in accordance with the plans and specifications approved by the city
engineer. The subdivider shall notify the city engineer forty-eight (48) hours prior to
commencement of construction. This notice shall give the location and date of the start of
construction. If the city engineer determines it necessary, he/she shall have the right to inspect any
construction work being performed to ensure that it is proceeding in accordance with the intent of
the provisions of this Article.
10.106.12 - Testing
The City will determine which lab is to be used for testing service, testing services will be arranged
and paid for by the owner/developer. It shall be the responsibility of the developer’s engineer to
coordinate the scheduling of all required tests with the testing laboratory. Testing shall be
conducted in accordance with the procedures set forth in Part III of the Standard Specifications for
like work at the frequency specified therein or as directed by the city engineer.
10.106.13 - Surveyor’s Certificate
The subdivider shall furnish a certificate, prepared and certified correct by the subdivider’s
surveyor, stating that the positions of all monuments and lot markers have been confirmed, or
corrected, if necessary, following completion of on-site public improvements to conform to the
location of same on the final plat of the development.
10.106.14 - Contract Completion Certificate
The subdivider shall furnish the city a “Contract Completion Certificate” prepared and certified
correct by the subdivider’s engineer showing an itemized final statement of all costs, including
engineering, related to the construction as required by the city, within ten (10) days after
completion of construction, and indicating that all improvements have been completed in
accordance with the approved plans and specifications.
10.106.15 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.
10.106.16 Affidavits
The subdivider and the contractor shall furnish the city a subdivider’s payment affidavit stating
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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.
10.106.17 - Compliance by Subdivider
The city shall not be obligated to permit connection of any water or sewer extension to existing
system facilities or provide service therefrom or to reimburse any oversize main cost prior to the
full compliance by the subdivider with all the requirements of this ordinance.
Sec. 10.107 Filing Fees and Charges
10.107.01 - The schedule of fees and charges shall be paid to the city when any plat is tendered for
approval. Each of the fees and charges shall be paid in advance.
10.107.02 - The Administrative Officials, shall calculate the basic fees and charges for Plat review
in accordance with the following schedule:
A. Residential Tract Preliminary Plat:
$400.00 plus $6.00/lot < 10
$500.00 plus $10.00/lot > 10
$500.00 plus $15.00/acre for plats with lot sizes of one acre or more
B. Residential Tract Final Plat or Replat:
$400.00 plus $6.00/lot <10
$500.00 plus $10.00/lot >10
$500.00 plus $15.00/acre for plats with lot sizes of one acre or more
$100.00 public notification fee if applicable
C. Short Form Plat or Minor Plat: $400.00 plus $3.00 each lot, or $15.00 per acre for lots larger
than 1 acre.
D. Amended Plat: $200.00 plus $3.00 per lot
E. Conveyance Plat: $200.00 plus $3.00 per lot
F. Vacating Plat: $200.00
G. HUD-Code Manufactured Home Park Preliminary Plat: $500.00 plus $6.00 each lot.
H. HUD-Code Manufactured Home Park Final Plat: $500.00 plus $6.00 each lot
I. Commercial Tract Preliminary Plat, Final Plat or Replat:
Less than 1 to 4.99 Acre Tract $500.00 + $15.00 per acre
5.000 to 24.999 Acre Tract $600.00 ea. Plat + $15.00 per acre
25.000 to 99.999 Acre Tract $950.00 ea. Plat
100.00 Acre Tract and Over $950.00 ea. Plat + $5.00 per acre
$100.00 public notification fee if applicable
J. Construction Plan Review:
a) Construction plan review fees involving public improvements shall be 1% of the total public
improvement construction cost and shall be due at the time of plan approval, or
b) In the event that 3rd party review is utilized; the applicant shall be charged 100% of all 3rd
party review cost plus an administrative fee of 5% of the total cost of the 3rd party review
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(minimum $150.00). A $3,000.00 deposit shall be required at the time of plan submittal. If the cost
exceeds the $3,000.00 deposit, the remaining balance shall be paid at the time of plan approval. If
cost is less than [the] $3,000.00 deposit, a refund will be issued at the time of plan approval.
The appropriate method of determining the civil plan review fee will be decided by staff.
K. Public Improvement Construction Inspection Fee shall be 3% of the total public improvement
construction cost, due prior to the start of construction.
L. Plat Filing Fees for all plats shall be $100.00 due at the time of submission of Plat Execution
Package.
Sec. 10.108 Maintenance Bond or Escrow Account
A. The subdivider shall furnish a good and sufficient maintenance bond in the amount of ten
percent (10%) of the contract price, or in such amount as approved by the City, with a reputable
and solvent corporate surety, in favor of the City, to indemnify the City against any repairs which
may become necessary to any part of the construction work performed in connection with the
subdivision, arising from defective workmanship or materials used therein, for a full period of two
(2) years from the date of final acceptance of the entire project. Final acceptance will be withheld
until said maintenance bond is furnished to the City.
B. The subdivider may, in lieu of providing a maintenance bond, deposit in an interest-bearing
escrow account with a reputable financing institution, an amount equal to t en percent (10%) of the
contract price or in such amount as approved by the City.
C. This escrowed amount shall be on deposit, in favor of the city, to indemnify the City against
any repairs which may become necessary to any part of the construction work perf ormed in
connection with the subdivision, arising from defective workmanship or materials used therein, for
a full period of two (2) years from the date of final acceptance of the entire project. Final acceptance
will be withheld until said escrow account has been established to the satisfaction of the City.
D. On such date when the maintenance period expires, the City shall release the escrow
account, plus all accrued interest, to the subdivider, less any maintenance or repair costs incurred
by the City due to defective workmanship or materials.
Sec. 10.109 Extension to Extraterritorial Jurisdiction of City
10.109.01 - The Subdivision Regulations of the City, as it now exists or may hereafter be amended,
is hereby extended to all of the area lying within the extraterritorial jurisdiction of the City, and
the rules and regulations within said Subdivision Regulations governing plats and subdivision of
land shall be applicable to such area within said extraterritorial jurisdiction from and after the date
of final passage of this ordinance.
10.109.02 - Subdivisions or platting of any tract of land within the extraterritorial jurisdiction of
the city shall be regulated by these subdivision regulations.
10.109.03 - Private streets are permitted within the extraterritorial jurisdiction only when each of
the following conditions is met:
(a) At the time a plat is to be filed for recordation, Denton County has refused to accept the
dedication of the associated streets as public streets;
(b) The City Council finds that the property being platted cannot at present be annexed into the
city limits, permitting the streets to be dedicated as public streets;
(c) The City Council finds that the proposed private streets have been or shall be constructed to
the City’s standards for a public street;
(d) The City Council finds that the proposed private streets shall be maintained by a properly-
created property owners association and shall provide adequate easements for public utilities,
stormwater drainage, and the exercise of a governmental service or function, including but not
limited to fire and police protection, inspection and code enforcement, trash collection, postal
delivery, and utility maintenance; and
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(e) The City Council finds that the creation of the proposed private streets does not interfere
with the orderly development of the area and ability to provide for adequate transportation, utilities,
and public services to properties within the plat and the adjacent areas.
Sec. 10.110 Other Requirements
10.110.01 - Exceptions
These rules and regulations are the standard requirements of the City. A variance or waiver of any
of these rules and regulations may be granted by the City Council, upon a showing that there are
special circumstances or conditions affecting the property in question and that enforcement of the
provisions of this ordinance will deprive the applicant of a substantial property right, and that such
variance or waiver, if granted, will not be materially detrimental to the public welfare or injurious
to other property rights in the vicinity.
10.110.02 - Penalty
Any person, firm or corporation who shall violate any of the provisions of this Article or who shall
fail to comply with any provision hereof in the City of Sanger shall be guilty of a Class C
misdemeanor and be subject to a fine of not more than two hundred dollars ($200.00). Each day
that such violation continues shall constitute a separate offense and shall be punishable,
accordingly.
10.110.03 - City Required to Advertise for Bids
If any subdivision improvements are eligible for refunds or potential refunds to the subdivider for
off-site paving or oversize, border or approach water or sewer mains, the City is required by law
to take competitive bids for the work involved. Competitive bids will be taken by the city, and the
contract award will be made by the City Council in accordance with procedures established by
state laws and the ordinances of the City.”
Section 2. All ordinances or parts of ordinances in conflict herewith are hereby repealed.
Section 3. It is hereby declared to be the intention of the City Council that the
provisions of this ordinance are severable and, if any word, phrase, clause, sentence, paragraph,
or section of this ordinance or the Code of Ordinances shall be declared invalid by the valid
judgement or decree of any court of competent jurisdiction, such determination shall not affect
any of the remaining portions of this ordinance or the Code of Ordinances, since the same would
have been enacted by the City Council without the incorporation in this ordinance and the Code
of Ordinances of any such unconstitutional word, phrase, clause, sentence, paragraph or
section.
Section 4. Any person, firm or corporation violating any of the provisions of this
ordinance or the subdivision regulations adopted hereby shall be guilty of a misdemeanor and
upon conviction shall be fined in accordance with the general penalty provision found in Section
1 .109 of the Code of Ordinances.
Section 5. This Ordinance shall take effect from and after its passage and the publication
of the caption, as the law and Charter in such cases provide.
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DULY PASSED, APPROVED AND ADOPTED, this ____ day of ________ 2019,
by the City Council of the City of Sanger, Denton County, Texas.
APPROVED
_____________________________
Thomas E. Muir, MAYOR
ATTEST:
__________________________________
Cheryl Price, CITY SECRETARY
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CITY COUNCIL AGENDA MEMO
AGENDA ITEM NO. 6.a.
AGENDA MEETING DATE: October 21, 2019
TO: Alina Ciocan, City Manager
FROM:
ITEM/CAPTION:
All American Dogs Report
All American Dogs Report September 2019
AGENDA TYPE: Regular
ACTION REQUESTED: Other: Informational
BACKGROUND:
Attached for your review is the All American Dogs Report through September 2019 provided by Robert Mathews.
LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:
N/A
FINANCIAL SUMMARY FUNDING/FISCAL IMPACT:
N/A
FUNDS:
N/A
STAFF RECOMMENDATION/ACTION DESIRED:
N/A
ATTACHMENTS:
Description Upload Date Type
All American Dogs Report September 2019 10/15/2019 Cover Memo
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ALL AMERICAN DOGS
OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP
ROLLING OVER: LAST MONTH 0 8 10 17 26 34 48 66 80 114 125 140 rolling over= total at the end of the month before
INCOMING
IMPOUNDED: DOGS 8 6 5 2 6 5 5 7 11 5 4 4 total before disposition= all incoming animals
IMPOUNDED: CATS 4 2 4 10 4 10 15 26 41 5 22 43
EMERGENCY CALL OUT: DOG 1 1 1 total at end of month= rolling over + total before disposition - total outgoing
EMERGENCY CALL OUT: CAT 1
TNR-TRAP RELEASE: CAT YTD total= 260 - total incoming (1st month) continue subtracting total incoming
TOTAL BEFORE DISPOSITION 12 8 9 12 10 15 21 33 53 11 27 47
**************************
SURRENDER: DOG 1 1 2 1 1 5 2 0
SURRENDER: CAT 1
SURRENDER TOTAL FOR MONTH 1 1 0 0 2 1 0 1 1 5 2 0
**************************
OUTGOING
ADOPTION: DOG 2 2 3 2 2
ADOPTION :CAT 3 4 6
RESCUE PICK UP: DOG
RESCUE PICK UP: CAT
OWNER PICK UP: DOG 3 2 1 1 4 1 5 3 2 2
OWNER PICK UP: CAT 1 1
RELEASE TO BARN: CAT 2 5 10 3 6
DIED: DOG
DIED: CAT 1 4
EUTHANIZED: DOG
EUTHANIZED: CAT 1 2 1 3 5 2 3 5
TOTAL OUTGOING 5 7 2 3 4 2 3 20 20 5 14 18
**************************
TOTAL FOR THE MONTH 8 10 17 26 34 48 66 80 114 125 140 169
**************************
YTD TOTAL (260)248 240 231 219 209 194 173 140 87 76 49 2
1
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