11-3-2: GENERAL STANDARDS:

   A.   Conformity With Comprehensive Plan: The subdivision shall conform to the Comprehensive Plan of the City and parts thereof.

   B.   Provision For Future Subdivisions: If a tract is subdivided into parcels larger than ordinary building lots, such parcels shall be arranged to allow for the opening of future streets.

   C.   Reserve Strips Prohibited: There shall be no reserve strips controlling access to land dedicated or intended to be dedicated to public use. (Ord. 90-02, 6-5-1990)

11-3-3: BUILDING SITE IMPROVEMENTS:

   A.   No subdivision or part thereof shall be approved if proposed subdivision development in an established flood hazard area will individually or collectively, significantly increase flood flows, heights or damages.

   B.   Building sites, residences, motels, resorts and similar uses for human occupation in established flood hazard areas shall meet the requirements of the Federal Flood Insurance Program as adopted by the City.

   C.   Building sites for structures other than residences outside of established flood hazard areas shall ordinarily be filed as provided in the City's codes and ordinances controlling such activities.

   D.   When the Governing Body determines, based on study by the City staff, that only part of a proposed plat can be safely developed, it shall limit development to that part and shall require that the method of development be consistent with its determination.

   E.   When the subdivider does not intend to develop the plat himself and the City Engineer determines that limitations are required to insure safe development, the Governing Body may require the subdivider to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on the face of the final plat.

   F.   Floor level of the buildings are to be a minimum of eighteen inches (18") above the top of the nearest curb and gutter, the grade of which shall be approved by the City. The City shall require new construction within flood prone areas to meet or exceed the base flood elevation. (Ord. 16-07-17, 7-18-2017)

11-3-4: STREETS:

   A.   Street Layout:

      1.   Adequate and paved streets shall be provided by the subdivider and the arrangement, character, extent, width, grade and location of each shall conform to the Comprehensive Plan of the City and shall be considered in their relation to existing and planned streets, to topographic conditions, to public safety and convenience and in their appropriate relationship to the proposed use of land to be served by such streets. The street layout shall be devised for the most advantageous development of the entire neighborhood.

      2.   There shall be at least one hundred feet (100') of straight street between reverse curves.

      3.   Maximum distance between streets which are to align with existing and/or future streets shall be one thousand feet (1,000').

   B.   Relation To Adjoining Street System: Where necessary to the neighborhood pattern, existing streets in adjoining areas shall be continued and shall be at least as wide as such existing streets and in alignment therewith.

   C.   Projection Of Streets: 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.

   D.   Street Jogs: Street jogs with center line offsets of less than one hundred twenty five feet (125') shall be prohibited.

   E.   Street Intersections: Street intersections shall be as nearly at right angles as practicable, giving due regard to terrain, topography, site distances and safety. No intersecting street shall be plotted with the angle included between adjoining street lines less than seventy five degrees (75°) nor more than one hundred fifteen degrees (115°).

   F.   Dead-End Streets: Dead-end streets shall be prohibited, except as short stubs to permit future expansion.

   G.   Cul-De-Sacs: In general, cul-de-sacs shall not exceed five hundred feet (500') in length and shall have a turnaround of not less than one hundred feet (100') in diameter (ROW) with a pavement diameter of eighty feet (80') in residential areas and shall have a turnaround not less than two hundred feet (200') in diameter (ROW) with a pavement diameter of one hundred eighty feet (180') in commercial and industrial areas.

   H.   Streets On Comprehensive Plan: Where a subdivision includes a street as shown on the circulation plan of the City, that street shall be platted in the approximate location shown on the plan. The right-of-way shall be equal to or greater than that indicated on the Comprehensive Plan for streets.

   I.   Minor Streets: Minor streets shall be laid out so as to discourage their use by fast and through traffic. (Ord. 90-02, 6-5-1990)

   J.   Pavement Widths And Rights-Of-Way: The design standards for all roadways to be constructed under the requirements of the subdivision ordinance shall be constructed in accordance with the design standards as set out in table C3.2-1 of this section, incorporated herein for all purposes.

Residential streets (local streets) with a minimum right-of- way of fifty feet (50') and a minimum pavement width of thirty two feet (32') back of curb to back of curb.

   TABLE C3.2-1

   PROPOSED DESIGN STANDARDS

   Revised 2017

Design Characteristic	Freeway	High Speed Principal Arterial	Principal Arterial	Minor Arterial	Collector	Residential Collector
Facility spacing (mi.)	6	4 to 6	2	1	1/2	n/a
Signal spacing (mi.)	n/a	1/2	1/2	1/2	1/2	n/a
Access spacing	500'	500'	500'	300'	150' - 200'	n/a
Unsignaled access spacing	n/a	350'	350'	300'	200'	n/a
Number of moving lanes	4	4	6	4	2	2
Number of access lanes	4	0	0	0	0	0
Right-of-way width	400'	150'	120'	100'	80'	50' - 60'
Pavement width	152'	76' - 84'	76' - 90'	66'	44'	37' - 43'
Lane width	12'	12'	12'	11' - 12'	11' - 12'	11' - 12'
Design speed	70 mph	60 mph	50 mph	50 mph	40 mph	30 - 30 mph
Maximum grade	4.0%	5.0%	5.0%	5.0%	6.0%	As per City Engineer
Maximum curvature	4.0%	5.0%	5.0%	5.0%	6.0%	As per City Engineer
Stopping sight distance	850'	650'	650'	650'	500'	As per City Engineer
Vertical clearance	16.5'	16.5'	16.5'	16.5'	16.5'	16.5'
Horizontal curve, radius	2,640'	1,320'	1,320'	1,320'	660'	As per City Engineer
Curb and gutter	n/a	18"	18"	18"	18"	18"
Median	48'	48'	16'	16'	0'	0'
Corner clearance:
Upstream	n/a	300'	300'	300'	150'	As per City Engineer
Downstream	n/a	300'	300'	300'	150'	As per City Engineer
Curb radius	n/a	30'	30'	30'	30'	30'
Shoulders:
Inside	10'	4'	Curb	n/a	n/a	n/a
Outside	10'	10'	Curb	Curb	Curb	Curb
Pavement cross-slope (ft./ft.):
Normal cross-slope	0.02	0.02	0.02	0.02	0.02	0.02
Superelevation (max.)	0.06	0.04	0.04	0.04	n/a	n/a
Side slopes:
Back slope	4:1 - 6:1	4:1	Curb	Curb	Curb	Curb
Front slope	12:1	6:1	Curb	Curb	Curb	Curb
Median slope	6:1	8:1	Curb	n/a	n/a	n/a
Construction:
Subgrade compaction	As per TXDOT	As per TXDOT	As per TXDOT	95% - if P.I. >19 lime stabilizati on required	95% - if P.I. >19 lime stabilizatio n required	95% - if P.I. >19 lime stabilization required
Base thickness and compaction	As per TXDOT	As per TXDOT	As per TXDOT	12" - 98%	10" - 98%	8" - 98%
Asphalt thickness and compaction	As per TXDOT	As per TXDOT	As per TXDOT	2" - 98%	2" - 98%	1.5" - 98%
Paving section escrow per L.F. of ROW	As per City Engineer	As per City Engineer	As per City Engineer	$87.66	$66.68	$32.56 - $40.20

 

   K.   Boundary Streets: Pavement widths and rights-of-way of streets forming part of the boundary of the subdivision shall be as follows:

      1.   Where the proposed subdivision abuts upon an existing street or half-street that does not conform to subsection J of this section, the subdivider shall dedicate right-of-way sufficient to make the full right-of-way width conform to subsection J of this section and there shall be paved so much of such right-of-way as to make the full pavement width comply with subsection J of this section. Before any pavement is laid to widen existing pavement, the existing pavement shall be cut back two feet (2') to assure an adequate subbase and pavement joint.

      2.   No half-streets will be permitted in new subdivision plats.

   L.   Curbs And Gutters: Curbs and gutters 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.

   M.   Street Construction: Materials and workmanship shall conform with City standards for street construction as passed by resolution of the Governing Body.

   N.   Street Name: Names of new streets shall not duplicate or cause confusion with the names of existing streets unless the new streets are a continuation of or in alignment with existing streets, in which case names of existing streets shall be used. The developer shall provide and install street and traffic signs conforming to City standards and specifications and shall have approval by the City.

   O.   Street Patterns: Streets shall be platted with appropriate regard to natural and topographic features so as to lend themselves to attractive treatment.

   P.   Street Grades: Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall not be more than eight percent (8%).

   Q.   Profiles And Elevations: The City Engineer and Governing Body shall require profiles and elevations of streets to determine compliance with any requirements of this section.

   R.   Marginal Access Street: Where a subdivision has frontage on or borders a collector, arterial, and/or an arterial street, the City of Alamo may require a marginal access street during the subdivision approval process; such a marginal access street may be provided when proposed residential lots back up to, side up to, or front such streets designed for heavier traffic. In the process of the plats’ examination where a marginal access street is imposed, the City will prohibit residential driveways from directly accessing onto the collector, arterial, and/or major thoroughfare. If a residential driveway is permitted to have such access by the Board of Commissioners due to very unique circumstances, then the City will have the latitude to impose other reasonable traffic safety measures, e.g., specifying the safe distance or location of the driveway along the lots’ frontage, private speed humps, additional street lighting, etc.

   S.   Median Islands in Paved Street Section: When a developer desires a median island within the boundaries of a paved street section, whether a public street or a private street, the median island template as found in Attachment A shall be required. It is declared that any developer/agent proposing deviation from the standards reflected thereon, shall file an application for variance which shall follow the subdivision variance protocol, inclusive of imposing the prevailing filing fee. The ultimate authority on whether variance should be awarded or not shall rest upon the Board of Commissioners. (Ord. 16-07-17, 7-18-2017; amd. Ord. 19-04-21, - -2021; Ord. 69-10-22, 10-4-2022)

11-3-5: ALLEYS:

   A.   Width And Paving: Alleys shall be provided at the rear of all lots in commercial, industrial, and townhouse subdivisions. Alleys may be provided at the discretion of the subdivider in residential and multi-family subdivisions. All alleys provided shall be paved and shall be twenty feet (20') in width. In lieu of alleys for residential subdivisions, the subdivider shall dedicate a utility easement in the back of all lots in a width of ten feet (10'). In lieu of alleys in commercial and industrial areas, the City may allow a paved fire lane to be located as per the direction of the Fire Marshal.

   B.   Intersecting Alleys Or Utility Easements: Where two (2) alleys or utility easements intersect or where an alley or utility easement turns at a right angle, a cutoff of not less than ten feet (10') from the normal intersection of the property or easement line shall be provided along each property or easement line.

   C.   Dead-End Alleys: Dead-end alleys shall not be permitted.

   D.   Alleys Which Do Not Connect On A Straight Course: If alleys are not themselves straight within each block or if the same do not connect on a straight course with the alleys of adjoining blocks, then all necessary easements shall be provided for the placing of guy wires in order to support poles set on curving or deviating rights-of-way of alleys. (Ord. 16-07-17, 7-18-2017)

11-3-6: SIDEWALKS:

   A.   Sidewalks no less than five feet (5') in width shall be installed in new subdivisions as deemed necessary by the Governing Body and will be installed at the expense of the subdivider. For example, along streets that form the boundary of a subdivision and along areas not normally the responsibility of the future property owners.

   B.   No internal sidewalks are required until the lot is improved but at the time such improvements are constructed, a sidewalk complying with the provisions hereof shall be provided at the front of such lot, and also along the interior street side of corner lots.

   C.   All interior sidewalks shall be not less than four feet (4') in width and shall be of concrete construction and shall be in compliance with ADA requirements for ramps.

   D.   Sidewalks shall be parallel to the street, insofar as possible.

   E.   As site conditions vary, sidewalks may be placed immediately adjacent to the street and next to the curb, when the street is paved or at the property line (providing a place for street landscaping) at the option of the subdivider, but all sidewalks in a subdivision shall be uniform in this respect.

   F.   Sidewalks no less than five feet (5') in width shall be provided as deemed necessary by the Governing Body along streets that form boundaries of a subdivision, in commercial, industrial, public and multi-family areas and shall be constructed with ADA ramps in areas where such ramps are required. Such additional sidewalks as the subdivider may desire shall be permitted. (Ord. 16-07-17, 7-18-2017)

11-3-7: WATER INSTALLATION:

   A.   Water Supply And Distribution:

      1.   All subdivisions shall be provided with a water distribution system approved by the City Engineer and the Texas Commission on Environmental Quality (TCEQ). The subdivider shall be responsible for providing this system at his expense.

      2.   All water systems located in flood prone areas, whether public or private, shall be floodproofed below the established floodplain elevation.

      3.   If there is an existing public water supply system on or within one thousand three hundred twenty feet (1,320') near the subdivision the subdivider shall extend from the existing system to connect to the proposed system as required by the City of Alamo.

      4.   Water mains for distribution, future extension and internal service shall not be less than eight inches (8") in diameter in residential, commercial, and multifamily areas and shall not be less than ten inches (10") in industrial areas. All pipe, fittings, and material shall be approved by the City of Alamo.

      5.   All developments bordering planned extensions of major transmission/distribution lines shall install such lines to and through the development at the cost of the subdivider subject to the City’s standard reimbursement policies.

      6.   Standard fire hydrants shall be installed and paid for by the developer and connected to the water distribution system of the subdivision as per specifications of the Fire Marshal, City Engineer and of the State Board of Insurance. The minimum water main diameter for lines with fire hydrants shall be eight inches (8") in diameter and shall be looped with two (2) different sources of distribution unless otherwise approved by the City of Alamo.

      7.   Fire hydrant spacing shall be such that there will be a fire hydrant every three hundred feet (300') in commercial, industrial, multifamily, and institutional areas. Spacing shall be every five hundred feet (500') in residential areas. All distances will be measured along public right-of-way or emergency access ways as determined by the Fire Marshal. Blue markers shall be affixed on the pavement to indicate the location of all fire hydrants.

      8.   The developer’s contractor shall provide the water meter boxes as an integral part of the infrastructural improvements of the approved subdivision. The type of meter boxes shall be pursuant to the direction provided by the entity that has water CCN jurisdiction.

(Ord. 16-07-17, 7-18-2017; amd. Ord. 81-11-22, 11-1-2022; Ord. 92-4-24, 4-2-2024)

11-3-8: SEWER FACILITIES AND WASTE DISPOSAL:

   A.   All subdivisions shall be connected to a sewage collection and disposal system approved by the City Engineer at the expense of the subdivider.

   B.   If a separate sanitary sewage disposal system is proposed, it must be approved, in writing, by the Texas Commission on Environmental Quality (TCEQ) prior to approval of the final plat. These written approvals shall be presented to the City and City Engineer.

   C.   The City Engineer may prohibit installation of sewage disposal facilities requiring soil absorption systems where such systems will not function due to high ground water, flooding or unsuitable soil characteristics. Such action by the City Engineer shall be based on the review and finding of the City and/or County Health Officer. The City may require that the subdivider note on the face of the plat and in any deed of conveyance that soil absorption fields are prohibited in designated areas. No designs shall be approved by the City for installation of septic tank systems on lots less than one-half (½) acre. If the subdivider wishes to develop a subdivision using septic tanks, a plat note must be placed on the plat and the deed restrictions stating that the future owners understand that they are purchasing a lot without sanitary sewer lines and that the City is not required to provide such services to such lots.

   D.   If a sanitary sewer system is located on or within one thousand three hundred twenty feet (1,320') near the proposed subdivision, the City shall require the subdivider to provide sewage facilities to connect to the system and shall prescribe the procedures to be followed by the subdivider in connecting to the system. All developments bordering planned extensions of major transmission/distribution lines shall install such lines to and through the development at the cost of the subdivider subject to the City’s standard reimbursement policies.

   E.   The minimum size of sanitary sewer shall be eight inches (8") in diameter. Sewer service stub outs shall be four inches (4") for residential uses and six inches (6") for commercial, industrial, multi-family, and institutional uses. In order to facilitate sewer cleaning, the City of Alamo will require manhole spacing of no more than four hundred feet (400') apart, unless otherwise approved by the Public Works Director.

   F.   Pipe shall be polyvinyl chloride (PVC) pipe (SDR 26) all of which having the proper wall thickness and bedding required for the specific application or as specified by the City. (Ord. 16-07-17, 7-18-2017; amd. Ord. 81-11-22, 11-1-2022)