HomeMy WebLinkAboutOrd 1995-12 Subdivision Regulations.pdf4
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CITY OF ANNA, TEXAS
NO. 95-12
SUBDIVISION REGULATIONS
AN ORDINANCE PRESCRIBING RULES AND REGULATIONS GOVERNING
PLAT, PLANS AND SUBDIVSIONS OF LAND WITHIN THE
INCORPORATED AREA AND EXTRATERRITORIAL JURISDICTION OF
CITY OF ANNA; DEFINITIONS; PROVIDING FOR FINAL APPROVAL OF
SUBDIVISIONS BY SECTION; PRESCRIBING REGULATIONS FOR
STREETS, SIDEWALKS, ALLEYS, SANITARY UTILITIES, WATER
MAINS, STORM SEWERS, AND OTHER DRAINAGE STRUCTURES AND
COMMUNITY FACILITIES; PROVII)TNG FAR A ppNAT.TV NOT To
EXCEED TH,E.,.NAxrN, t____ iM AS BR„RSCRr�EU-4: LAW FOR EACH VIOLATION
THEREOF; REPEALING ALL CONFLICTING ORDINANCES; PROVIDING A
SEVERANCE CLAUSE; AND PROVIDING AN EFFECTIVE DATE; ALSO
VOIDING ORDINANCE NO. 105-85.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ANNA, TEXAS,
On or after the passage of this ordinance, any person, firm
or corporation seeking approval of any plat, plan or replat
of any subdivision of land within the City of Anna, Texas and
its legally established extraterritorial jurisdiction shall
be required to comply with the requirements of this ordinance
before such approval may be granted.
Section I. Interpretation ,andel Purpose
In the interpretation and application of the provisions of
these regulations, it is the intention of the City Council
that the principles, standards, and requirements provided
for herein shall be minimum requirements for the platting
and developing of subdivisions in the City of Anna, and
where other ordinances of the City are more restrictive in
their requirements, such other ordinances shall control.
The purpose of these regulations are to provide for the
orderly, safe, and healthful development of the area
within the city and within the area surrounding the city
and to promote the health, safety, and general welfare of
the community.
Section 2. Definitions
For the purpose of this chapter, the following terms,
Phrases, words, and other derivations shall have the
meaning ascribed to them in this section:
alley - a minor public right-of-way, not intended to
provide the primary means of access to abutting
lots, which is used primarily for vehicular
service access to the back or sides of properties
otherwise abutting on a street;
city - the City of Anna, Texas;
SAtv council - the governing body of the City of Anna,
Texas;
crosswalk way - a public right-of-way, four feet (4') or
more in width between property lines,
which provides pedestrian circulations;
cul-de-sac - a street having but one (1) outlet to another
street, termination of the opposite and by a
vehicular turn -around;
dead-end street - a street, other than a cul-de-sac, with
only one (1) outlet;
Sdeveloper - this term may be determined by the city to be
synonymous with subdivider;
engineer - a person duly authorized under the provisions
of the Texas Engineering Registration Act, a
heretofore, or hereafter amended to practice
the profession of engineering. The term "city
engineer" shall apply only to such registered
professional engineer or firm of registered
professional consulting engineers that has been
specifically designated as such by the City
Council;
final plat - (also record plat or filing plat) - the one
official and authentic map of any given
subdivision of land prepared from actual
field measurement and staking of all
identifiable points by a surveyor or engineer
with the subdivision location referenced to a
survey corner and all boundaries, corners and
curves of the land division sufficiently
described so that they can be reproduced
without additional references. Angular
measurements and bearings shall be accurate
to the nearest minute. Distances shall be
accurate to the nearest tenth (10th) of a
foot;
land planner - persons other than surveyors or engineers
who also possess and can demonstrate a
valid proficiency in the planning of
residential, commercial, industrial and
other related developments; such
proficiency after having been acquired by
education in the field of landscape
architecture or other specialized planning
curriculum and/or by actual experience and
practice in the field of land planning;
,Lgt - an undivided tract or parcel of land having frontage
on a public street and which is, or in the future
may be offered for sale, conveyance, transfer or
improvement, which is designated as a district and
separate tract, and which in identified by a tract
or lot number or symbol in a duly approved
subdivision plat which has been properly filed of
record;
Pavement width - the portion of a street available for
vehicular traffic. Where curbs are laid,
it is the portion between the face of
curb;
Verson - any individual, association, firm, corporation,
governmental agency, or political subdivision;
Preliminary slat - the phrase "preliminary plat" shall be
any plat of any lot, tract or parcel of
land that is not to be recorded of
record, but is only a proposed division
of land for review and study by the
city. It shall include topography and
drainage features;
shall, may - the word "shall" is always mandatory. The
word "may" is merely directory;
street - a public right-of-way, however designated, which
provides vehicular access to adjacent land;
(1) Major thoroughfares (also arterial streets, primary
thoroughfares, etc.) provide vehicular movement from
one neighborhood to another, to distant points within
the urban area or to freeways or highways leading to
other communities;
(2) Collector streets (also feeder streets, secondary
thoroughfares, etc.) provide vehicular circulation
within neighborhoods and from minor streets to major
thoroughfares. Due to similarity of traffic volume
and wheel loadings, streets through commercial and
industrial areas are frequently constructed to same
design as collector streets;
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(3) Local residential streets (also minor thoroughfares
or streets, etc.) are primarily for providing direct
vehicular access to abutting residential property;
subdivider - any person, partnership, association, firm,
corporation or any agent thereof, dividing or
proposing to divide land so as to constitute
a subdivision as that term is defined herein.
In any event, the term "subdivider" shall be
restricted to include only the owner,
equitable owner or authorized agent of such
owner or equitable owner, of land sought to
be subdivided;
subdivision - the word "subdivision" or "addition" shall
be any division of any lot, tract or parcel
of land into two (2) or more lots or sites
for the purpose, whether immediate or
future, of sale or of building development
or transfer of ownership. It also includes
resubdivision or replatting of land, lots or
tracts. Division of land of 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 jLacesa__
easement;
surveyor.- a licensed state land surveyor or a registered
public surveyor, as authorized by state status
to practice the profession of surveying;
utility easement - an interest in land granted to the
city, to the public generally, and/or
to a private utility corporation, for
installing and maintaining utilities
across, over or under private land,
together with the right of enter
thereon with machinery and vehicles
necessary for the maintenance of said
utilities.
Any office referred to in this chapter by title means the
person employed or appointed by the city in that position, or
his duly authorized representative.
Definitions not expressly prescribed herein are to be
construed in accordance with customary usage in municipal
planning and engineering practices.
Section 3. Special Prnvininnn
(1) The city will not permit the installation of septic
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tanks upon any lot in a subdivision except in
accordance with section 10 hereof.
(2) No building permit shall be issued by the city for
any structure on a lot in a subdivision for which a
final plat has not been approved and filed for
record, nor for any structure on a lot within a
subdivision in which the standards contained herein
or referred to herein have not been complied with in
full.
(3) The city may allow sectional development of an
approved final plat provided that the section of the
final plat meets all the requirements of this chapter
in full as though it were a subdivision within
itself.
(4) The city shall not authorize any other person nor
shall the city itself repair, maintain, install or
provide any streets or public utility services in any
subdivision for which the standards contained herein
or referred to herein have not been complied with in
full.
(5) The city shall not authorize any other person nor
shall the city itself sell or supply any water or
sewerage service within a subdivision for which a
final plat has not been approved or filed for record,
nor in which the standards contained herein or
referred to herein have not been complied with in
full.
(6) On behalf of the city, the city attorney shall, when
directed by the city council, institute appropriate
action in a court of competent jurisdiction to
enforce the provisions of this chapter or the
standards referred to herein with respect to any
violation thereof which occurs within the city,
within the extraterritorial jurisdiction of the city
as such jurisdiction is determined under the
Municipal Annexation Act, or within any area subject
to all or part of the provisions of this chapter.
(7) The provisions of this chapter shall not be construed
to prohibit the issuance of permits for any lots upon
which a residence building exists and was in
existence prior to passage of these regulations, or
to prohibit the repair, maintenance or installation
of any street or public utility services for any
residential building, or abutting any sale lot, the
last recorded conveyance of which prior to passage of
these regulations.
Section 4. lmnrovementa Generally
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The subdivider shall furnish, install and/or construct the
water and sewage systems and the street and drainage
facilities necessary for the proper development of the
subdivision. All such facilities shall be designed and
constructed in accordance with city ordinances and
standards. Where considered necessary by the city
engineer, the facilities shall be sized in excess of that
dictated by the design criteria to provide for future
growth and expansion. The City Council shall establish
policies whereby the city would participate in such
oversized facilities provided funds are available. Street
signs shall also be paid for by the developer at the rate
established by the City Council at the time the final plat
filing fees are paid.
Section 5. Variances
The City Council may authorize a variance from these
subdivision regulations when, in its opinion, undue
hardship will result from requiring strict compliance.
In granting a variance, the City Council shall prescribe
only conditions that it deems necessary to or desirable in
the public interest. Pecuniary hardship to the
subdivider, standing alone, shall not be deemed to
constitute undue hardship. In making the findings herein
below required, the City Council shall take into account
the nature of the proposed use of the land involved,
existing uses of land in the vicinity, the number of
persons who will reside or work in the proposed
subdivision, and the probable effect of such variance upon
traffic conditions and upon the public health, safety,
convenience, and welfare in the vicinity. No variance
shall be granted unless the City Council finds:
(1) That there are special circumstances or conditions
affecting the land involved such that the strict
application of the provisions of these regulations
would deprive the applicant of the reasonable use
of his land; and
(2) That the variance is necessary for the preservation
and enjoyment of a substantial property right of
the applicant; and
(3) That the granting of the variance will not be
detrimental to the public health, safety, or
welfare, or injurious to other property in the
area; and
(4) That the granting of the variance will not have the
effect of preventing the orderly subdivision of
other land in the area in accordance with the
provisions of these regulations. Such findings of
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the City Council, together with the specific facts
upon which such findings are based, shall be
incorporated into the official minutes of the
Council meeting at which such variance is granted.
Variances may be granted only when in harmony with
the general purpose and intent of these regulations
so that the public health, safety, and welfare may
be secured and substantial justice done. Pecuniary
hardship to the subdivider, standing alone, shall
not be deemed to constitute undue hardship.
Section 6. Preliminary Plat
(A) PRE -APPLICATION
Prior to submitting a plat, the subdivider shall be
responsible for checking on proper zoning subdivision
regulations and improvement requirements and then
consult early and informally/with the City Council
before formal application of the preliminary plat for
its approval in order to save time and money.
(S) PRELIMINARY PLAT li=IREMENTS
(1) general - A preliminary plat shall be prepared by a
surveyor, engineer, or land planner. The plat shall
conform to these subdivision regulations and zoning
regulations.
(2) Timing a&d, Conies Recuired - The subdividers shall
submit six (6) blue or black line copies of the
preliminary plat to the City Secretary at least
fourteen (14) days prior to the City Council meeting
at which the plat is to be considered.
(3) Form - The preliminary plat shall be drawn on 24" X
36" at a scale appropriate for that size sheet. The
preferred scale is 1" = 1001. In cases of large
developments a scale of 1" = 200' may be used, but
is the smallest scale to be permitted.
(4) Content. of PKeI..17114.nary $JILt
(a) Name and address of the owner, subdivider,
engineer, surveyor or land planner;
(b) Proposed name of the subdivision;
(c) Names of adjacent subdivisions or owners of
• adjacent parcels of unsubdivided land. Show
any platting of adjoining property and all
street names;
(d) An accurate boundary survey of the property
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and metes and bounds description;
(e) A northpoint, scale of plat, and date of
preparation;
(5) The location and dimensions of all streets, alleys,
easements, lots and other sites proposed within the
subdivision. Where the proposed subdivision is a
unit of a larger tract proposed for future
development, the preliminary plat shall be
accompanied by a layout of the entire tract showing
the tentative layout of streets, blocks, drainage,
and utility improvements. The overall layout, if
approved by the City Council, shall be attached to
the smaller approved subdivision and made a part of
the permanent records. Thereafter, plats of
subsequent units of such subdivision shall conform to
the approved overall layout unless it is amended by
the City Council;
(6) Contours at intervals of five (5) vertical feet. If
contours at that interval do not give adequate
terrain description, then the interval will be
reduced to two (2) vertical feet;
(7) Preliminary drainage proposals including drainage
areas affecting the property;
(8) Existing and proposed utility service to the
property;
(9) Existing public utility easements;
(10)Any land uses proposed other than single family lots
such as schools, parks, church and apartments;
(11)Number of each lot and letter assigned to each block;
(12)Front building setback lines shown on all lots and
sites and side building line at street intersection;
(13)The following certification shall be placed on the
preliminary plat:
APPROVED FOR PREPARATION OF FINAL PLAT SUBJECT TO
CONDITIONS ENUMERATED IN CITY COUNCIL MINUTES OF THIS
DATE.
Date Mayor
C• $$9MSINO THE PRELIMINARYHT1
Upon receiving six (6) copies of the preliminary plat and
the required filing fees, the City Secretary will inform
the subdivider of the time of the next City Council
meeting at which the preliminary plat will be considered.
Upon receipt, the City Secretary will provide for the
review of the plat by the appropriate officials, being
the Mayor, City Engineer, Water and Sewer Superintendent,
and any other officials deemed appropriate. Two (2)
copies will be provided to the City Engineer. The City
Engineer will then return one (1) copy to the City with
his comments and recommendations. Such preliminary plat
shall also be checked against the City's zoning
regulations. The preliminary plat will then be placed on
the agenda for its consideration of approval by the City
Council.
Within thirty (30) days after the preliminary plat is
formally filed, the City Council shall conditionally
approve or disapprove such plat or conditionally approve
it with modifications. The conditional approval of the
preliminary plat by the City Council does not in any
manner constitute the acceptance of the subdivision nor
the improvements placed therein, but is merely an
authorization to proceed with the preparation of the
final plat. The action of the City Council shall be
noted on two (2) copies of the preliminary plat along
with references to any conditions determined and attached
thereto. One (1) copy shall be returned to the developer
and the other copy retained as a permanent record of the
City. Approval of the preliminary plat, if granted,
shall be binding for not longer than one (1) year after
the date of approval of the preliminary plat unless the
final plat has been approved and recorded within the one
year period.
Approval of the preliminary plat does not permit
the beginning of any proposed subdivision improvements.
No construction work shall begin prior to approval of the
final plat of the proposed subdivision by the City
Council.
D. PRELIMINARY PLAT FILING FEES
The following schedule of fees and charges shall be
collected by the city when any preliminary plat is
tendered to the city for consideration of approval. Such
fees and charges shall accompany the application of the
proposed plat and no action of the City Council shall be
valid until the filing fee has been paid. This fee shall
not be refunded to the subdivider should the plat be
disapproved.
(1) Single Family & Duplex
Developments ...................$25.00 per plat plus
$ 1.00 per lot
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(2) Multi -Family, Commercial
or Industrial Developments...
(3) Short Form Subdivisions.......
Section 7. Final Plat
.$25.00 per plat plus
$ 5.00 per acre per
plat
$10.00 per plat plus
$ 1.00 per lot
(1) Gene r l - The final plat shall conform to the
preliminary plat as approved, and incorporating all
conditions imposed by the City Council.
(2) Timing =!j Copies Required - The subdividers shall
submit six (6) blue or black line copies of the
final plat to the City Secretary at least fourteen
(14) days prior to the City Council meeting at which
the plat is to be considered.
(3) Form - The final plat shall be drawn on 24" x 36" at
scale appropriate for that size sheet, but a 1" =
100' is the smallest scale that will be permitted.
Where more than one (1) sheet is necessary to
accommodate the entire area, an index sheet showing
the entire subdivision at appropriate scale shall be
attached to the plat. If desired by the subdivider
and approved by the City Council, the final plat may
constitute only that portion of the approved
preliminary plat which is proposed to be recorded
and developed; however, such portion shall conform
to all requirements.
(4) Content. of EiPml Plat
(a) All requirements of prelimary plat;
(b) The exact location, dimensions, name and
description of all existing or recorded streets,
alleys, reservations, easements, or other public
right-of-way within the subdivision,
intersection or contiguous with its boundary or
forming such boundary, with accurate dimensions,
bearings or deflection angles, and radii area,
and central angle, degree of curvature tangent
distance and length of all curves where
appropriate;
(c) The exact location, dimensions, description and
name of all proposed streets, alleys, drainage,
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rights-of-way, parks, other public area,
reservations, easement or other right-of-way,
blocks, lots and other sites within the
subdivision with accurate dimensions, bearings
or deflection angles and radii area, and central
angles, degree of curvature, tangent distance
and length of all curves where appropriate;
(d) Owner's acknowledgment of the dedication to
public use of streets, alleys, parks, right-of-
ways, easements, and other public places shown
on the final plat;
(e) A certification by the engineer responsible for
the preparation of the final plat and supporting
data, attesting to its accuracy and that all
survey work around the boundary area as well as
within the subdivision shall have an error
closure of no more than one foot in five
thousand feet (1/5000') or less;
(f) All survey monuments shall be shown on the plat.
The surveyor (or engineer) shall place permanent
monuments at each corner of the boundary survey
of the subdivision. These monuments shall be a
minimum of one-half inch (1/2") iron rod
eighteen inches (18") long. Lot and block
corners shall be set prior to the installation
of water service connections;
(g) All deed restrictions that are to be filed with
the plat shall be shown on or filed separately
with the plat;
(h) Receipt showing that all taxes are paid;
(i) All final plats shall be accompanied by two (2)
complete sets of construction plans for all
street and drainage improvements and water and
sanitary sewer improvements;
(j) A waiver of claim for damages against the City
occasioned by the establishment of grades or the
alteration of the surface of any portion of
existing streets and alleys to conform to the
grades established in the subdivision;
(k) The following certification shall be placed on
the final plat:
THE CITY COUNCIL ON
VOTED AFFIRMATIVELY TO ADOPT THIS
APPROVE IT FOR FILING OF RECORD.
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PLAT AND
Date Mayor
B• PR9019-ING THE FINAL PLAT ACIP CONSTRUCTION, PLANS
Upon receiving six (6) copies of the final plat,
construction plans, and the required filing fees, the
city secretary will inform the subdivider of the time of
the next City Council meeting at which the final plat
will be considered. Upon receipt, the City Secretary
will provide for the review of the plat by the
appropriate officials, being the Mayor, City Engineer,
Water and Sewer Superintendent, and any other officials
deemed appropriate. Two (2) copies of the proposed final
plat will be provided to the City Engineer for his
comments and recommendations. The City Engineer will
then return one (1) copy to City with such appropriate
comments, if any. Such final plat will also be checked
against the requirements of the preliminary plat for
compliance. The final plat will then be placed on the
agenda for its consideration of approval by the City
Council.
If desired by the subdivider and approved by th
the final plat may constitute only that portion
approved preliminary plat which he proposes to
develop.
e City,
of the
record and
Within thirty (30) days after the final plat is formally
filed, the City Council shall approve, disapprove, or
conditionally approve with enumerated conditions of such
plat. If the final plat is disapproved or conditionally
approved, the City shall inform the subdivider in writing
of the reasons or of any required revisions. If any such
revisions are required for approval, two (2) sets of the
revised plat and/or plans will again be submitted to the
City for review. Upon final approval by the City
Council, four (4) complete sets of the plat and
construction plans will be submitted to the City for the
City's use in making inspections of the subdivision's
development in order to determine its compliance with all
approved requirements.
C. ACCEPTANCE AND RECORDING- PLAT
After the final plat has been finally approved and the
subdivider has constructed all the required improvements
and such improvements have been approved, and a
maintenance bond filed as hereinafter provided, or after
the plat has been finally approved and the subdivider has
filed an escrow deposit sufficient to pay for the costs
of all improvements as determined by the City in lieu of
completing construction, the City Council shall upon
written consent of the subdivider cause the final plat to
be recorded with the County Clerk of Collin County. The
recordation fee shall be paid by the subdivider.
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Building permits will only be issued after the copy of
the records plat is received from the County Clerk and
certificates of occupancy of any building will not be
issued until it is determined that all of the
improvements including streets, drainage, water, and
sanitary sewer have been constructed according to
approved plans and these facilities have been accepted by
the City for ownership and maintenance. The City will
not accept any street, drainage improvement, water or
sewer line for maintenance until an acceptable one (1)
year maintenance bond for all of the facilities in said
subdivision has been presented to the City.
D. FINAL FLU FILING FEES
The following schedule of fees and charges shall be
collected by the City when any final plat is tendered to
the City for consideration and approval. Such fees and
charges shall accompany the application of the proposed
plat and no action of the City Council shall be valid
until the filing fee has been paid. This fee shall not
be refunded to the subdivider should the plat be
disapproved.
(1) Single Family & Duplex
Developments .................$25.00
per
plat plus
$ 1.00
per
lot
(2) Multi -Family, Commercial
or Industrial Developments ...
$25.00
per
plat plus
$ 5.00
per
acre per
plat
(3) Short Form Subdivisions ...... $10.00 per plat plus
$ 1.00 per lot
Section S. Sgrt Won $ybdivisions
A. Gone Al - Any land for which a final plat is filed of
record or any previously develops land may be classified
as a short form subdivision provi3ed:
(1) The tract is fully owned by te person desiring to
replat;
• (2) If owned by more than one (1) party, the person
desiring to replat must furnish the City with written
consent from all property own;rs;
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(3) The land in question shall be bounded, by legally
dedicated streets, railroads or alleys, or be a part of a
plat of record, and shall not exceed three (3) acres;
(4) The subdivision or use of the land subdivided shall not
require any appreciable alteration or improvement of
utility installations, streets, alleys or building
setback lines;
(5) The tract after replatting shall not be smaller than
appropriate zoning of the area.
B. ELAR
If the City finds that the final plat is in an area that
meets all engineering standards or the intent of these
standards, then no other engineering plans would be
required. Any street, drainage, water or sanitary sewer
requirements as established by these regulations not met
by the existing improvements will be applicable to the
short form subdivision.
C. 9THK& 4T1IM ! OJWA 17off
Utility companies such as the gas company, electric, or
telephone company must provide the City in writing that
they have knowledge of the replatting and have no
objection. This written acknowledgment must be in the
hands of the City prior to approval of the final plat.
The procedure for a short form subdivision will be the
same as for other subdivisions.
Section 10. Mt Public Plater and/or Sewage
Utilit_t"
If a proposed subdivision is located beyond the drainage
area of an approved sewage collection system or beyond
the service area of an approved water distribution system
the subdivider shall be required to furnish, with his
preliminary plat, satisfactory evidence, including (but
without limitation) the results of soil tests and
borings, and statements from local and state health
authorities, water engineers, and other proper officials,
• that water satisfactory for human consumption may be
obtained from surface or subsurface water sources on the
land and/or that soil conditions are such that
satisfactory sewage disposal can be provided by the use
of approved septic tanks or developer installed sewage
treatment systems. Construction of private utilities
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shall be in accordance with Texas Department of Health
standards.
Section 11. Minimum Dggian firdo mdl3vecificsti4
The minimum design standards for subdivisions are
intended to establish a quality of construction and
environmental design which will reduce maintenance costs
to acceptablelimits and to provide service that is both
adequate and convenient. There may be from time to time
situations which will dictate requirements in excess of
those given. The City will have final authority in
determining when additional requirements are in order.
(1) Each lot shall front upon a public street;
(2) Survey monuments shall be placed at all corners of
boundary lines of a subdivision;
(3) The City shall specify any areas required for the
allocation of parks and other public spaces that are
essential to the proper development of the area;
(4) All services for utilities shall be made available
for each lot in such a manner that it will not be
necessary to disturb any curb, gutter, street
Pavement, or drainage structures when connections are
made;
(5) The developer shall furnish the City with one (1) set
of "as built" plans for all paving, drainage
structures, water mains, and sewer mains within sixty
(60) days after completion of construction;
(6) Block lengths and widths shall be provided at such
intervals as to best serve traffic adequately and to
meet existing streets, or to comply with customary
subdivision practices.
(7) All utility lines that pass under a street or alley
shall be installed before the street or alley is
paved.
B. STREETS_
(1) Collector streets shall have a right-of-way width of
sixty feet (60') and a paving width of thirty-six
feet (36'). Minor streets shall have a right-of-way
width of fifty feet (50') and a paving width of
twenty-seven feet (27'). Paving width is determined
from face to curb to face to curb;
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(2) The minimum acceptable pavement surface shall be 1
1/2" hot mix asphaltic concrete for residential minor
streets, 2" for collector streets, placed on a 6"
rock base or a 5" thick reinforced concrete pavement
laid on a 6" lime stabilized subbase;
(3) Existing streets in adjoining areas shall be
continued, and shall be at least as wide as such
existing streets and in alignment therewith;
(4) Where adjoining areas are not subdivided, the
arrangement of streets in the subdivision shall make
provisions for the proper projection of streets into
such unsubdivided areas;
(5) Street jogs with center line offsets of less than one
hundred twenty-five feet (125') shall be avoided;
(6) Half streets shall be prohibited;
(7) Street intersections shall be as nearly at right
angles as practicable;
(8) Dead end streets shall be prohibited except as short
stubs to permit future expansion;
(9) Cul-de-sacs shall not exceed four hundred feet (400')
in length, and shall have a minimum of right-of-way
radius of fifty feet (50');
(10) Curbs shall be installed by the subdivider on both
sides of all interior streets and on the subdivision
side of all streets forming part of the boundary of
the subdivision;
(11) Names of new streets shall not duplicate or cause
confusion with the names of existing streets, unless
the new streets are continuation of or in alignment
with existing streets, in which case names of
existing streets shall be used;
(12) Street lights shall be installed by the subdivider at
all street intersections and at all adjacent
intersections;
(13) Street name signs shall be installed by the City at
the developer's expense at all intersections within
or abutting the subdivision;
(14) All street construction shall be in accordance with
the manual "Standard Specifications for Public Works
Construction" prepared by North Central Texas Council
of Governments, and at the developer's expense.
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C. ALLEYS
Alleys, when required, shall have a minimum width of
fifteen feet (15'). The whole alley shall be paved.
Dead end alleys shall be avoided. Alleys shall be
constructed in accordance with the manual "Standard
Specifications for Public Works Construction" prepared by
North Central Texas Council of Governments.
D. UTILITY EASEMENTS
Easements at least ten feet (10') wide, five feet (5') on
each side of the rear lot lines or side lines, shall be
provided wherever necessary for utilities.
E. SIDEWALKS
Sidewalks, when required, shall be concrete and have a
width of not less than four feet (4') and thickness of
not less than four inches (4"). Sidewalks shall be
constructed one foot (1') from the property line within
the street right-of-way. Sidewalks shall be constructed
in accordance with the manual "Standard Specifications
for Public Works Construction" prepared by North Central
Texas Council of Governments, and at the developer's
expense.
F. PARKING Ag&_
Adequate off-street paved parking areas shall be provided
for in accordance with the city's zoning regulations.
Lot markers shall be one-half inch (1/2") reinforcing
bar, twelve inches (12") long, or approved equal, and
shall be placed at all lot corners flush with the ground,
or countersunk if necessary, in order to avoid being
disturbed.
H. STORM DRAINAGE
(1) fLfAh.4d of 9Alqu1ati9M of Run -Off - Storm water run-
off shall be computed by the Rational Method which is
an analysis of the run-off problem for each drainage
area along rational lines and includes the analysis
of the flow of storm water from the surface on which
it falls to the inlet that leads to the storm sewer
and then through the storm sewer, culvert, and/or
channel to the point of disposal. The formula for
calculation of run-off by the rational method is Q =
CIA.
Q = the maximum rate of run-off discharge
0
.0
0
expressed as cubic feet per second.
C = a run-off coefficient which varies with
the topography land use and moisture
content of the soil. The run-off
coefficient shall be based on the
ultimate use of the land as recommended
by the master plan for the City and shall
be selected from below
Business areas .......... 0.80
Industrial areas........ 0.75
Residential areas....... 0.50
Park areas..............0.30
I = Rainfall intensity in inches per hour
determined from the City of Dallas
Weather Bureau rainfall curve by arriving
at the time of concentration and a
rainfall frequency and then reading the
chart accordingly. Time of concentration
or duration of rainfall shall be
calculated by the data shown in Table I.
A = The drainage area, in acres, tributary to
the point under design calculated from
the drainage map of the area. This
drainage map shall be submitted with any
drainage plans submitted for
consideration by the City.
TABLE I
DATA MR COMPUTING TIME a CONCENTRATION
Velocity of Run-off
in F.P.S.
For Slope in Percent
0% to 3% 4% to 7% 8$ to 11% over 12%
Description of V. in V. in V. in V. in
Water Course f.p.s. f.p.s. f.p.s. f.p.s.
Surface Drainage 5
10 15 18
Channels Determine V by Mannings Formula
Storm Sewers Determine V by Mannings Formula
Average velocity of the run-off for calculating time of
concentration or duration of rainfall.
These average velocities in this table shall be used unless
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the designer shows calculation of velocities by streets using
the gutter velocities as follows:
&IQeg of aLtteL Assumed Velocity = Ft./seg,
1%
or
less
2.0
1%
to
3%
3.0
3%
to
5%
4,3
5%
to
8%
5.4
8%
10
10%
6.4
Using the average velocities from this table the designer
shall calculate the time of concentration by the following
formula unless more data is shown on the plans for
calculating time of concentration.
T = "Inlet Time" + D where:
Vx60
T = Time of concentration in minutes for use
in determining rainfall intensity (I).
• D = Distance in feet from the point of
concentration to upper and of drainage
area under consideration.
V = Velocity in feet per second from this
table or velocity calculated by designer
by streets and/or storm sewers.
"Inlet Time" = 10 minutes for property zoned
for multi -family, business, or
industrial and 15 minutes for
property zoned for parks,
schools, single family
residential and duplex.
(2) Streets and underground storm drains shall be
designed to accommodate a five (5) year frequency
storm with adequate overland relief for the twenty-
five (25) year storm. Design of all bridges,
culverts, underpasses and open channels are to be
based on a twenty-five (25) year frequency;
(3) The five-year storm run-off may be carried in the
streets at a depth up to the curb height, that is to
the full capacity of the street;
(4) When the five-year storm run-off exceeds the street
capacity then storm drains must be added;
(5) When there is no overland relief for a 25 -year storm,
then the combined street and storm sewer capacity
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G
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must be adequate to accommodate the 25 -year storm;
(6) Where the storm sewer leaves the street right-of-way,
if there is not an overland swale, then the storm
sewer must be enlarged to a 25 year storm design
capacity;
(7) Sufficient and adequate inlets
allow entry of required quantity
sewers. Inlet openings shall be
(7") high. Openings shall be as
basis of one (1) linear foot of
per second of storm water to be
are to be installed to
of water into storm
about seven inches
determined on the
inlet per cubic foot
picked up except at
the sag of a street where emergency
provided, 1.5 cubic foot per second
opening will be allowed;
overflow is
per foot of inlet
(8) street grades shall be such that excessive soil
deposition from too low a water velocity or pavement
scouring from too high a velocity is to be avoided as
far as practical. Street grades are normally to be
not less than six (6) nor more than seventy feet
(70') fall per thousand linear feet and shall never
be less than four (4) not more than one hundred feet
(100') fall per thousand linear feet;
(9) Concrete valley gutters shall be provided to carry
the water flow across all intersections;
(10) Where water dumped from a street directly into an
open water -course, it shall be dumped through an
approved type of inlet and outlet;
(11) An open ditch or natural drainageway through a
subdivision may be left in its natural state, but if
this is done, a study must be made to determine the
limits of the flood plain required to carry the 50 -
year storm. No permanent structure may be built
within the flood plain. Buildings adjacent to the
flood plain must have a finish floor elevation two
feet (2') minimum above the 50 -year water surface.
An alternate to that is to provide a concrete lined
channel. The bottom width of channel to be six feet
(6') minimum. The height of the lining shall be
adequate for the calculated depth of the 25 -year
storm plus a two foot (2') freeboard. Walls are to
be four inch (4") concrete walls sloped not steeper
than one foot (1') vertically to 1 1/2 feet
horizontally. All concrete slabs are to be
reinforced with a minimum of 6" x 6" x 10 gauge wire
mesh, and provided with proper weep holes or other
pressure relief measures.
(12) In new subdivisions the developer shall provide all
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the necessary easement and right-of-way required for
drainage structures, including storm sewers and open
lined channels. Easement width for storm newer pipe
shall be not less than ten feet (10'), and easement
width for open channels shall be at least twenty feet
(20') wider than the top of the channel, fifteen feet
(15') of which shall be on one side to serve as
access way for maintenance purposes.
(13) Construction of all drainage facilities shall be in
accordance with the manual "Standard Specifications
for Public Works Construction" prepared by North
Central Texas Council of Governments and at the
developer's expense.
I. PUBLIC WATER SYSTEM
(1) All water mains must be in accordance with rules and
regulations for public water systems as published
by the Texas Department of Health, Water Hygiene
Division;
(2)
All water mains shall either be ductile iron or
polyvinyl chloride pipe with cast iron outside
dimensions and meet the material standards specified
in the manual "Standard Specifications for Public
Works Construction" prepared by the North Central
Council of Governments. Other materials may be
permitted, but only upon approval of the City;
(3)
All water services shall be a minimum of three-
quarters inch (3/4") diameter. Type "k" copper with
corporate stop at main and curb stop behind curb
line;
(4)
Water system extensions shall be designed to provide
for a domestic supply of at least two hundred fifty
(250) gallons per capita per day, delivered at a
minimum pressure of forty (40) pounds per square
inch;
(5) All mains installed within a subdivision must extend
to the borders of the subdivision, as required for
future extensions of the system, regardless of
whether or not such extensions are required for
service within the subdivisions;
(6) Valves shall be located so that no more than about
twelve hundred feet (1200') of a line would be shut
down during a water line break. Usually two (2)
valves will be required at each tee and three (3) at
each cross. A lesser number of valves may be used
if proper shut down control can be provided;
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(7) Fire hydrants shall be provided at locations such
that all areas of development are located within a
five hundred foot (500') radius from a fire hydrant
and served by a six inch (6") or larger main;
(8) No more than thirty (30) three-fourths inch (3/4")
service connections shall be served from any four
inch (4") main and no four inch (4") main shall
exceed fifteen hundred feet (1500') in length
between connections to larger mains;
(9) Two inch (2") mains shall only be permitted in dead
end locations not subject to future extensions and
shall serve no more than six (6) three-fourths inch
(3/4") service connections;
(10) All water system installations shall be constructed
in accordance with the manual "Standard
Specifications for Public Works Construction"
prepared by North Central Texas Council of
Governments and at the developer's expense;
(11) All water system extension shall be financed in
• accordance with the policies of the City of Anna.
J. PUBLIC SZXER. SYSTEM
(1) All sanitary sewer extensions shall be designed in
accordance with the latest rules and regulations as
published by the Texas State Department of Health;
(2) All sewers shall be designed with consideration for
serving the full drainage are subject to collection
by the sewer in question except as modified by the
City because of the projected rate of development or
the financial feasibility of the proposed extension;
(3) In determining the population equivalent for design
purposes, undeveloped areas shall be estimated at not
less than five (5) persons per acre. The
contributing sewage flow shall be estimated on the
basis of an average flow of one hundred (100) gallons
per person per day plus infiltration of one thousand
(1000) gallons per acre per day. The peaking factor
for pitfall sewers shall be determined as:
Peaking Factor = 1 + 14
4 + V P
P = population in thousands
(4) No sewer lateral shall be smaller than six inches
(6") in nominal diameter;
0
(5) All sanitary sewer mains,
shall be either polyvinyl
or vitified clay pipe and
standards as specified in
Specifications for Public
prepared by North Central
Governments;
services, and fittings
chloride (PVC) sewer pipe
meet the material
the manual "Standard
Works Construction"
Texas Council of
(6) All sewers shall be designed with hydraulic slopes
sufficient to give mean velocities, when flowing
full or half full, of not less than two feet (2')
per second nor more than five feet (5') per second
based on Kutter's or Manning's formulas using an "n"
valve of 0.013;
(7) Sewers shall be designed in straight alignment
wherever possible. Where horizontal curvature must
be used, the smallest radius shall be one hundred
feet (100');
(8) Manholes shall be constructed at all changes is
grade, alignment, or size of sewer and at all
intersections of sewers except service sewers and at
the ends of all sewer lines that will be extended.
Maximum allowable distance between manholes shall be
four hundred feet (400');
(9) All lateral and sewer mains installed within a
subdivision must extend to the borders of the
subdivision, as required for future extensions of
the collection system, regardless whether or not
such extensions are required for service within the
subdivision;
(10) All sewer system construction shall be in accordance
with the manual "Standard Specifications for Public
Works Construction" prepared by North Central Texas
Council of Governments at the developers expense;
(11) In addition, the developer, at his expense, shall be
required to extend sewer lines to the City's main
sewer line in accordance with City specifications.
Section 12. at_4 arc{ Specifications s- Publig Works
Construction Adopted
It is hereby adopted that the latest edition of the manual
entitled "Standard Specifications for Public Works
eConstruction" prepared by North Central Texas Council of
Governments shall govern the construction of all subdivision
improvements as well as establishing standards for materials
to be used unless otherwise stipulated by the City. A copy
of the manual is on file in the office of the City Secretary
•
11
for review.
Section 13. PlanpAcl Unit }lgyeloomg}t
Standards and requirements of this chapter may be
modified by the City Council in order to encourage a
complete and unique residential, business, or industrial
development with full consideration for public health,
safety, and welfare. A planned unit development may,
under unusual circumstances, require no subdivision of
land; however, generally if division into lots, drainage
easement, utility easement, streets, parks, or other
public lands are to be provided, or are required by the
city, the requirements of this chapter for submission of
a preliminary plat and a final plat shall be complied
with. All planned unit development must be in accordance
with the City's zoning regulations.
Section 14. liabi_Lity Q, Gity
Neither the City nor any authorized agent acting under
the terms of this chapter shall be liable or have any
liability by reason of orders issued or work done in
compliance the terms of this chapter.
Section is. gnflicting Ordinances
Whenever the standards and specifications in this chapter
conflict with those contained in another ordinance, the
most stringent or restrictive provision shall govern.
Section 16. ggy_erability
It is hereby declared to be the intention of the City
Council that the sections, paragraphs, sentences, clauses
and phrases of this Ordinance are severable and, if any
phrases, clause, sentence, paragraph, or section shall be
declared unconstitutional by the valid judgment or decree
of any court of competent jurisdiction, such
unconstitutionality shall not affect any of the remaining
phrases, clauses, sentences, paragraphs and sections,
since the same would have been enacted by the City
Council without the incorporation of any unconstitutional
phrase, clause, sentence, paragraph, or section.
Section 17. Penalty
Any person violating any of the provisions of this
ordinance shall be deemed guilty of a misdemeanor, and
upon conviction, shall be subject to a -fine no +n auLe&
the maximum as prescribed by law. Each day that such
violation continues shall be deemed a separate offense.
Prosecution or conviction under this provision shall not
be a bar to any other remedy or relief for violations of
this ordinance.
Section 18. Effective W -e
This ordinance will take effect immediately from and
after its passage and the publication of the caption, as
the law in such cases provides.
PASPED AND APPROVED this`' day of
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ATTEST: