(A) Subdivider to retain an engineer; other requirements.
(1) Responsibilities of engineer. The subdivider shall retain the services of an engineer, registered in the State of Texas, whose seal shall be placed on each sheet of the drawings, and who shall be responsible for the design and inspection of the drainage, roads and streets, and sewer and water facilities within the subdivision. The services performed by the engineer shall be as designated in the 1982 issue of Manual of Professional Practice - General Engineering Service, published by the Texas Society of Professional Engineers, and shall include both design and inspection as defined therein.
(2) Subdivider to file either letter of credit or performance bond prior to approval of final plat. Prior to approval of the final plat, the subdivider shall file with the City Manager either an irrevocable letter of credit issued by a banking or other financial institution authorized to do business in Texas, or a performance bond executed by a corporate surety licensed to do business in the State of Texas, in an amount equal to the cost of the uncompleted and unaccepted improvements required by this chapter, as estimated by the City Engineer, conditioned that the subdivider will complete the improvements within two years from the date of final plat approval. Those letters of credit and bonds shall conform to forms approved by the City Council.
(3) Requirements prior to final acceptance for maintenance. Prior to final acceptance for maintenance of the completed improvements by the City Council, the subdivider shall file with the City Manager the following:
(a) Either a two-year maintenance bond executed by a corporate surety licensed to do business in the State of Texas, conditioned that the improvements are free from defects in materials and workmanship, or a letter of credit from a banking or other financial institution authorized to do business in Texas, committing funds for the correction and repair of any defects in materials or workmanship; the bonds or letters of credit shall be in the amount of 15% of the contract price, and they shall conform to forms approved by the City Council; and
(b) One set of reproducible "as built" plans for each project, which further contains or has attached thereto a certificate of a registered professional engineer in substantially the following form:
STATE OF TEXAS )( |
COUNTY OF ATASCOSA )( |
I, _________________ do hereby certify that the improvements as built and as described herein comply with the subdivision and floodplain management ordinances adopted by the City of Pleasanton, Texas. |
_____________________________ |
Signature and Seal of
Registered Professional Engineer |
(4) Guarantee of materials and workmanship.
(a) The applicant or developer shall require of the construction contractors with whom he or she contracts and shall himself or herself be responsible for guaranteeing that all materials required under this chapter and workmanship in connection with such improvements are free of defects for a period of two years after acceptance of the improvements by the City Manager.
(b) Prior to acceptance of public improvements or approval of private improvements for each phase a maintenance bond, letter of credit, or other surety instrument shall be accepted by the city in compliance with the following:
1. Shall be in an amount equal to 10% of the cost of improvements for the first two calendar years following acceptance of said improvements.
2. Shall cover all street and utilities improvements. The construction value or final pay estimate shall be provided to the City Engineer to support said warranty and maintenance bond or letter of credit amounts.
3. Shall be satisfactory to the City Attorney as to form, sufficiency, and manner of execution.
4. In addition to the required two-year coverage period under the city's Code of Ordinances, the city reserves the right to require that a new bond, letter of credit, or surety instrument be posted for an additional one full calendar year sufficient to cover any defect or failure.
5. In an instance where a maintenance bond, letter of credit, or other surety instrument has been posted and a defect or failure of any required improvement occurs within the period of coverage, the city may declare said bond, letter of credit, or surety instrument to be in default and require that the improvements be repaired or replaced.
6. Whenever a defect or failure of any required improvement occurs within the period of coverage, the city shall require that a new maintenance bond or surety instrument be posted for a period of one full calendar year sufficient to cover the corrected defect or failure.
(B) Streets; general.
(1) Arrangement. Residential developments which introduce new street systems shall endeavor to avoid a grid design and shall be encouraged, within the framework of applicable ordinances, to plan street systems that offer safe curvilinear design while facilitating safe and adequate traffic circulation.
(2) Street design criteria.
(a) Soils investigation. The subdivider shall, at his or her own expense, cause to be made a soils investigation by a qualified and independent geotechnical engineer licensed to practice in the State of Texas. The field investigation shall include test boring within the rights-of-way of all proposed streets. The number of locations of the boring shall be subject to the approval of the City Engineer. Atterberg limits and moisture contents shall be determined for all significant boring samples. The method used for these determinations shall be the same as those used by the Texas Department of Transportation using their latest Manual of Testing Procedures, 100 Series test methods. The results of the soil investigation shall be presented to the subdivider and to the City Engineer in written report form. Included as a part of the report shall be a graphical or tabular presentation of the boring data giving Atterberg limits and moisture contents, a soil description of the layers of different soils encountered in the profile of the hole, their limits in relation to a fixed surface datum, and other information as needed to complete the soils investigation for pavement design purposes. Minimum depth of soil profile boring shall extend 36 below the proposed final elevation. Minimum thickness of flexible base included in the pavement design shall be eight inches, for residential streets, ten inches for collector streets and 12 inches for major thoroughfare unless otherwise determined by the testing laboratory engineer. Minimum thicknesses of hot-mix, hot-lay asphaltic concrete included in the pavement design shall be one and one-half inches for residential streets, two inches for collector streets, and two and one-half inches for major thoroughfare classifications. Street and alley pavements in commercial and industrial areas shall utilize the design criteria set forth herein for collector streets.
(b) All streets shall have concrete curbs extending six inches above the pavement surface. Pavements with asphalt surfaces shall have an 18-inch concrete gutter six inches thick, the entire concrete curb and gutter section shall be 24 inches wide. All valley gutters shall be of reinforced concrete and be at least six feet wide. Where valley gutters are constructed, pavement at the curb radii shall be squared off with reinforced concrete. Minimum curb radii at property lines shall be as follows.
Street Intersections | Feet |
Major through fares | 35 feet |
Collector streets | 30 feet |
Residential streets | 20 feet |
Commercial driveways | 10 feet |
Residential driveways | 5 feet |
(c) Compacted backfill shall be placed on all of the rights-of-way behind curbs to a minimum elevation equal to the top of the curb. Insofar as practicable, as determined by the City Engineer and approved by the City Manager, utilities in the street rights-of-way shall be situated behind the curb.
(3) Width.
(a) Major streets shall have a minimum dedicated right-of-way of 100 feet and a minimum paving width of 60 feet.
(b) Collector streets shall have a minimum dedicated right-of-way of 80 feet and a minimum paving width of 42 feet.
(c) Minor or residential streets shall have a minimum right-of-way of 60 feet and a minimum pavement width of 30 feet.
(4) Curves. Complete curve data (delta, length of curve, radius, point of curvature, point of reverse curvature, point of tangency) shown on the centerline or on each side of the street; length and bearings of all tangents and dimensions from all angle points of curve to an adjacent side lot line shall be provided.
(a) Major streets. Curves in major streets are to have a center-line radius of 2,000 feet or more. Exceptions to this standard may be granted only by the City Manager.
(b) Collector streets. Curves in secondary or collector streets are to have a centerline radius of 400 or more. Exceptions to this standard may be granted only by the City Manager.
(c) Minor streets. Curves in minor or residential streets are to have a maximum centerline radius of 150 feet and a minimum centerline radius of 60 feet, with a delta angle no greater than 30 degrees.
(d) Reverse curves. Reverse curves are to be separated by a minimum tangent of 100 feet.
(e) Street jogs/intersections. Street jogs and street intersections shall be no closer than 150 feet.
(5) Intersections.
(a) All streets, major, secondary or minor, shall intersect at a 90-degree angle. Variations must be approved by the City Manager.
(b) Curbs at acute angle intersections approved by the City Manager shall have increased radii as directed by the City Engineer at acute corners.
(c) Each new street intersection with, or extending to meet, an existing street, shall be tied to the existing street on centerline.
(6) Cul-de-sacs.
(a) Dead-end streets may be platted where the City Manager deems advisable and where the land being subdivided adjoins property not being subdivided, in which case, the streets shall be carried to the boundaries thereof. Streets designed to be permanently dead-end, shall not be longer than 600 feet and shall be provided at the closed end with a paved cul-de-sac at least 80 feet in diameter on a street right-of-way of at least 100 feet in diameter.
(b) Temporary turnarounds are to be used at the end of a street more than 400 feet long that will be extended in the future. The following note should be placed on the plat: "Cross-hatched" area is temporary easement for turn-around until street is extended (direction) in a recorded plat.
(7) Partial/half-streets. Partial or half-streets may be provided where the City Council feels that a street should be located on a property line.
(8) Street names. New streets shall be named so as to provide continuity of name with existing streets and so as to prevent conflict with identical or similar names in other parts of the City; names shall be approved by the Post Office and 911.
(9) Private streets. Private streets are prohibited.
(10) Street excavations and repairs.
(a) Work done on all street excavations on newly paved streets which were paved less than ten years prior to the proposed construction project shall comply with the following:
1. Any trenches dug within the pavement limits of the said streets shall be repaired with flowable fill in the trench itself in accordance with details provided by the City Engineer, Public Works Street Superintendent, or their designees.
2. Flowable fill shall be to a minimum depth of one foot below the pavement surface within the trench itself is required.
3. Proper bedding of new utilities in trenches must be observed and compacted properly.
4. Native material will be permitted between the utility bedding material and the bottom of the one foot thick flowable fill will be observed.
5. Repairs will be made to the asphalt surface from curb to curb and within 50 feet each way from the center of the trench.
6. Trenches shall be made as close to 90 degrees from the street centerline as practical.
7. A pavement patch of 100 feet in width centered on the trench will result.
(b) Any cores for utility located six to 12 inches or deeper in a street less than ten years old shall be repaired with flowable fill.
1. Repairs will be made to the asphalt surface for a two foot by two foot patch sawcut into the pavement.
2. Patch shall be centered over the core hole.
3. When the excavation results in more than a core, repairs according to division (B)(10)(a) of this section will be required.
(c) All patches will be at the direction of Public Works Street Superintendent.
(C) Alleys. Use of alleys is discouraged, but if approved by City Council, the following applies:
(1) Pavement type. All alleys shall be paved with materials conforming to street paving requirements;
(2) Width. A minimum paved width of 12 feet and a minimum right-of-way of 20 feet shall be required for all alleys; and
(3) Drainage. Adequate drainage shall be provided within the paved section or by swales to drain all lots to streets without drainage easements through lots where possible. The depth of swale shall be as required for drainage with a minimum longitudinal slope of 1% toward a street or drainage easement.
(D) Sidewalks. Sidewalks shall be provided on both sides of all streets adjacent to residential or commercial property. Sidewalks shall not be required along streets adjacent to property for industrial uses. Sidewalks on major thoroughfares or collector streets shall be 48 inches wide. Sidewalks on other streets shall be at least 42 inches wide. Sidewalks shall be located in the street right-of-way, the exact location to be at the discretion of the Director of Public Works and City Engineer. Where trees or other objects block the course of the sidewalks, the City Building Inspector will locate and size the sidewalk. Wheelchair ramps shall be required where sidewalks meet curbs.
(E) Lots.
(1) Area. The City Council establishes the minimum lot size within the city limits to be not less than 6,000 square feet. All lots platted in subdivisions located outside the city limits, but within the city's extraterritorial jurisdiction shall be a minimum of 9,600 square feet. If approval by the City Council for smaller lots is sought, the development density shall be limited to the lesser of the following:
(a) A minimum lot size of 7,500 square feet; or
(b) Twice the density, expressed in dwelling units per acre, of any recorded residential subdivision lying within 200 feet of the proposed development.
(2) Width. The minimum width of a lot at the front building line of all lots platted shall conform with requirements established by the City Council.
(3) Lot facing.
(a) Street frontage. Each lot shall be provided with the minimum frontage on an existing or proposed public street.
(b) Double front. Double front lots are prohibited except when backing on major thoroughfares.
(c) Front facing. Wherever feasible, each lot should face the front of a similar lot across the street. In general, an arrangement placing adjacent lots at right angles to each other should be avoided.
(4) Lot numbering. All lots shall 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; and no streets or separations occur.
(5) Driveway restrictions. Rear and side driveway access to major thoroughfares shall be prohibited.
(F) Blocks.
(1) Block length.
(a) Residential-single family standard or large lot development. Residential blocks for through streets shall be no longer than 1,350 feet measured along the center of the block, nor shorter than 600 feet.
(b) Residential two-family or small lot development.
1. Residential blocks for duplex or small lot development [lots less than 9,000 square feet] shall be designed to provide for a cul-de-sac or loop street pattern.
2. The maximum length for a cul-de-sac designed to accommodate duplex or small lot development shall be 450 feet.
3. The maximum length of any leg of a loop road shall be 600 feet provided the total length of the loop does not exceed 1,200 feet.
(c) Maximum block length along a major street shall be 1,500 feet except under special conditions and upon approval of the City Manager and City Engineer.
(d) Block length shall be measured along the centerline of the street from the street's intersection with the right-of-way of any intersecting street or in the case of a cul-de-sac from the intersecting right-of-way to the end of the cul-de-sac "bulb" right-of-way.
(2) Block width. Blocks shall be wide enough to allow two tiers of lots of at least minimum depth, except when prevented by the size of the property or the need to back up to a major thoroughfare.
(3) Block numbering. Blocks shall be numbered consecutively within the subdivision and/or sections of an overall plat as recorded.
(G) Building lines. The building lines of all lots platted within the city shall conform to the setback requirements contained in the current Building Code or as required by the City Council. All lots platted in subdivisions located outside the city limits, but within the extraterritorial jurisdiction shall conform to the same requirements.
(H) Easements. The subdivider shall dedicate or grant easements as follows: where necessary to adequately serve the subdivision with public utilities, easements shall be retained for poles, wires, conduits, storm sewers, sanitary sewers, water lines, open drains, gas lines, telephone, TV cable or other utilities. The easements may be required across part of lots (including side lines) other than along boundary lines, if in the opinion of the City Manager and City Engineer the same is needed. Where easements turn at an angle of 45 degrees or more, a diagonal cutback shall be provided. Property facing a numbered US or State Highway, farm road, ranch road, spur and the like, will have a 20-foot utility easement adjacent to and parallel to the right-of-way.
(I) Drainage and storm sewers. Adequate drainage shall be provided within the limits of the subdivisions. The protection of adjoining property shall be considered in the review of plans submitted.
(1) Design of all drainage facilities, including inlets, storm sewers, outfalls, culverts and ditches, shall conform to the specifications, codes and the Storm Water Design Criteria Manual, as adopted.
(2) Design and construction of all drainage facilities shall conform to the City of Pleasanton specifications, Storm Water Design Criteria Manual and follow the additional general guidelines below:
(a) Major drainage ways. Design of major drainage ways through a subdivision and major structures, such as box culverts or bridges, across a major drainage channel, shall be coordinated with Texas Department of Transportation.
(b) Open sections.
1. For the purpose of this division, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
MAJOR COLLECTOR. Drains 20 acres or more.
MAJOR STREAM. Drains five square miles or more.
MINOR COLLECTOR. Drains less than 20 acres.
2. Minor collectors shall be constructed with underground storm sewers. If it can be established by certified engineering data to the satisfaction of the City Engineer that storm sewers are not physically feasible, open ditches may be used, provided that the ditches are lined with concrete or other permanent materials accepted by the City Engineer and approved by the City Manager.
3. a. Major collector drainage ways, detention ponds and related structures may utilize either existing natural open sections which may be modified, or newly constructed facilities. If modified or newly constructed facilities are utilized, they shall be lined permanent materials including, but not limited to: concrete or vegetation (see division (I)(2)(b)5. below for special conditions and exceptions for vegetation).
b. Vegetated channels shall have sufficient grade to provide velocities that will allow self-cleaning but will not be so great as to create erosion. Side slopes shall not be steeper than three to one to allow for future growth and to promote slope stability. All slopes shall be hydro-mulched, sodded or seeded with approved grass, grass mixtures or ground cover suitable to the area and season in which they are applied; on sand, slope shall be concrete rip rap or not less that five to one.
c. Sodding shall be St. Augustine or Bermuda with sufficient soil attached to sustain growth and must be alive at the time of application.
d. Hydromulch shall be applied as follows: Between April 15 and October 1, for each 1,000 square feet, two pounds of hulled Bermuda seed, and 20 pounds of fertilizer (16-20-0 with magnesium and sulfur). On slopes, add 40 pounds of cellulose fiber mulch and one-half pound of a soil binder. Between October 1 and April 15, for each 1,000 square feet, six pounds Rye grass seed, 20 pounds of fertilizer (15-10-10 with magnesium and sulfur). On slopes add 40 pounds of cellulose fiber mulch and one-half pound of a soil binder. As soon as practical after April 15, the April 15 to October 1 application described above must also be made, provided, however, surfaces must be reshaped to original configuration prior to the second application; Hydromulch growth must be established over 85% of applied areas prior to acceptance of subdivision improvements by the city, with no exposed area exceeding ten square feet.
ESTABLISHED GROWTH shall mean the vegetation has reached a height of one and one-half inches and is of a density such that it can be reasonably expected to be self-sustaining.
4. Major streams shall not be modified without consent of applicable state and federal agencies and authorization from the Director of Public Works and City Engineer.
5. If, in the opinion of the City Engineer, either conditions such as drought, excess precipitation or extreme heat or cold are unsuitable for hydromulching or sodding, the applications shall be deferred by the developer. Under these circumstances, subdivision improvements may be accepted upon the provision of a letter of credit in a form acceptable to the City Attorney, in an amount of twice the City Engineer's estimated cost of the sod or hydromulch application and where appropriate, surface reshaping, maintenance and reapplication. If the developer is unable to meet the requirements of division (I)(2)(e)3. above within nine months of subdivision acceptance, the letter of credit will be drawn on and the proceeds used to obtain the required vegetation cover.
6. The developer shall be required to use concrete or similar permanent cover in lieu of vegetation if the City Engineer determines that future maintenance is materially impaired or where channel bends and intersections, flow dissipation or similar circumstances so warrant.
(e) Sedimentation controls. Brush berms, hay bales, sedimentation basins and similar recognized techniques and materials shall be employed during construction to prevent point source sedimentation loading of downstream facilities. The installation shall be regularly inspected by the City Engineer for effectiveness. Additional measures may be required if, in the opinion of the City Engineer, they are warranted.
(J) Water system. The subdivider shall provide all water lines necessary to properly serve each lot of the subdivision and ensure that existing and/or new water facilities can supply the required demand for domestic use and for fire protection at the desired pressure. The subdivider shall install all mains and shall extend the service to all lots terminating thereon with a curbstop and meter box. The subdivider shall submit a certificate to the City Council certifying that the system has been designed in accordance with the requirements of the Texas Commission on Environmental Quality, the City of Pleasanton, and rules of the Texas Insurance Commission.
(1) Water mains.
(a) Piping for water mains and connections shall be cast iron, ductile iron or PVC AWWA C-900, Class 150. Service piping shall be copper. Fittings shall be light weight ductile iron, with all joints anchored. All pipe and accessories shall be of new materials only.
(b) The minimum sizes of lines that shall be used are as follows:
Dwelling Units | Minimum Line Size |
1 | 3/4-inch |
2 | 1-1/2-inch |
3 to 6 | 2-inch |
7 to 11 | 4-inch |
12 to 75 | 6-inch |
Greater than 75 | 8-inch |
(c) Water mains smaller than six inches shall not be permitted.
(2) Threading. Threading on fire hydrant outlets shall be suitable for use with city fire protection equipment.
(3) Valves. At intersections of water distribution lines, the number of valves shall be one less than the number of radiating lines (two valves for tee connection and three for cross connection)
(4) Oversize mains.
(a) Size of mains. All water mains shall be installed in accordance with the master water and sewer plan as adopted and amended from time to time by the city. All mains shall be sized to provide adequate service to the tract to be developed. The cost of water mains up to eight inches, or of a size required to serve a tract being developed, whichever is larger, shall be paid in full by the developer.
(b) Oversize; on-site mains. Where it is determined that an on-site main needs to be of a larger size than that required to serve the tract to be developed, the city may require the developer to install the oversized main. For mains up to 16 inches the developer shall be reimbursed the incremental cost difference required for over sizing from the oversize account approved for capital improvement projects, or through reimbursement contracts. All reimbursement contracts shall contain a provision terminating the city's obligation to reimburse costs after five years from the effective date of the contract.
(c) Oversize; approach mains. Where it is determined that an approach main needs to be of a larger size than that required to serve the tract being developed, the city may require the developer to install the oversized main. Subject to review and approval by the City Council, the city may reimburse the developer for the incremental cost difference required for the over sizing of approach mains. Upon City Council approval, the reimbursement for approach mains will be paid out of the oversize account described in division (J)(4)(d) below, from funds approved for capital improvement projects, through reimbursement contracts or any combination thereof. The manner of reimbursement shall be solely at the City Council's discretion. All reimbursement contracts shall contain a provision terminating the city's obligation to reimburse costs after five years from the effective date of the contract.
(d) Oversize account. A special oversize account is hereby established for the purpose of reimbursing developers for the cost of over sizing water mains. The account shall be funded by a fee based on the number of Equivalent Dwelling Units (EDU fee) to be added to the water system. The EDU fee will be assessed to all developers regardless of whether or not they are required to install an oversized line. In the event a developer is required to install oversized line(s), the EDU fee shall be paid prior to acceptance by the City Council of the utilities for maintenance. In the event a developer is not required to install oversize lines, the EDU fee for that particular plat shall be due prior to official recordation of the plat in the County Clerk's office. In the event a plat is not required, the EDU fee is due when application is made for a building permit. Interest income earned from this account shall be added to the account.
(e) Reimbursement. To be reimbursed, a developer shall present in writing to the Public Works Director, a statement of oversize credit proposed. This statement shall be presented no later than the end of the normal working day, eight days prior to the regular City Council meeting, at which time acceptance of the respective oversize line is considered. The reimbursement for the cost of over sizing will be paid from available funds within ten days after the utilities are accepted by the city for maintenance and developers shall be reimbursed according to the order in which the utility lines are so accepted. In the event that sufficient funds are not available, interest will accrue at a rate established by the Council. In the event two or more utility systems are accepted at the same council meeting, the respective developers shall share proportionally in the available funds. Provided, however, that no reimbursement shall be paid to any developer who is delinquent in the payment to the city of any fees or taxes.
(f) Oversize credit. In the event that there are sufficient funds in the oversize account to meet all previous commitments, a developer may be entitled to a credit against the EDU fee. Provided, however, no credit will be granted to any developer who is delinquent in the payment to the city of any fees or taxes. Subject to the foregoing, a developer may reduce the amount of the EDU fee by an amount equal to the reimbursement to which he or she will be entitled upon utility acceptance. In the event that the utility system has not been completed and accepted by the city within three years from the date of plat approval, the EDU fee shall be immediately due and payable.
(g) Determining EDU fee. Reimbursement rate and interest rate: each December, or more frequently if necessary, the City Council shall review and approve the EDU fee, a fixed rate of reimbursement per inch of diameter per linear foot of oversized mains installed, and the rate of interest to be paid.
(h) Fees. Reimbursement rate and interest rate: See Appendix A below.
(K) Sanitary sewer system. All subdivision shall be provided with a sewage disposal system designed by a Registered Professional Engineer as per Texas Commission on Environmental Quality (TCEQ) rules (290 and 317).
(1) Connection with sanitary sewer system required; exception. Connection with the sanitary sewer system shall be required except where the City Council determines that the connection would require unreasonable expenditure of funds when compared with other methods of sewage disposal. Where septic tanks are installed, the subdivider shall conduct percolation tests under the supervision of the Atascosa County Designated Official in order to determine the adequacy of proposed lot sizes. Plans for the system must be approved by the Atascosa County Designated Official prior to approval of the final plat by the City Council.
(2) Subdivider to provide sewer service to each lot. The subdivider shall install all sanitary sewer mains and lines to each lot. If the public system is not within 1,200 feet of the subdivision, those portions of the system which lie under paved areas shall be installed and capped off and temporary waste treatment will be provided in accordance with the requirement of state and county.
(3) Subdivider to submit certificate. The subdivider shall submit a certificate to the City Council of the City of Pleasanton, Texas, certifying that the sewer system has been designed as per the TCEQ rules and the City of Pleasanton (See division (K) above).
(4) Sewer location. Where the location of the sewer is not clearly defined by dimensions on the drawings, the sewer shall not be closer horizontally than ten feet, or vertically six feet to a water supply main or service line. Gravity sewer lines passing over water lines shall be constructed for a distance of ten feet each side of crossing with pressure pipe with no joints within three feet of crossing or encased in concrete in accordance with regulations of the TCEQ.
(5) Materials. Sewer lines may be of the following materials: plastic or other type pipe as approved in writing by the City Manager.
(6) Construction. Sewers shall be constructed according to the City of Pleasanton standard specifications as to trenching, bedding, backfill and compaction.
(7) Piping size. Eight-inch diameter pipe shall be the minimum acceptable for sewer mains and lines.
(8) Manholes. Manholes shall be spaced not more than 400 feet apart, unless otherwise approved up to 500 feet apart, and shall be constructed in accordance with the City of Pleasanton standard specifications.
(9) Force mains. Force mains shall be ductile or PVC pressure class pipe with either mechanical joints or rubber gasket joints, approved by the City Manager.
(10) Oversize mains.
(a) Size of mains. All wastewater mains shall be installed in accordance with the master water and sewer plan as adopted and amended from time to time by the city. All mains shall be sized to provide adequate service to the tract to be developed. The cost of sewer mains to serve the tract being developed shall be paid in full by the developer.
(b) Oversize; on-site mains. Where it is determined that an on-site main needs to be of a larger size than that required to serve the tract to be developed, the city may require the developer to install the oversized main. For mains up to 15 inches, the developer shall be reimbursed the incremental cost difference from over sizing from the oversize account described in division (K)(10)(d) below. For oversized mains in excess of 15 inches, the developer will be reimbursed for the incremental cost difference required for over sizing from the oversize account approved for capital improvement projects, or through reimbursement contracts. All reimbursement contracts shall contain a provision terminating the city's obligation to reimburse costs after five years from the effective date of the contract.
(c) Oversize; approach mains. Where it is determined that an approach main needs to be of a larger size than that required to serve the tract being developed, the city may require the developer to install the oversized main. Subject to review by the City Engineer and approval by the City Council, the city may reimburse the developer for the incremental cost difference required for the over sizing of approach mains. Upon City Council approval, the reimbursement for approach mains will be paid out of the oversize account described in division (K)(10)(d) below, from funds approved for capital improvement projects, through reimbursement contracts or any combination thereof. The manner of reimbursement shall be solely at the Council's discretion. All reimbursement contracts shall contain a provision terminating the city's obligation to reimburse costs after five years from the effective date of the contract.
(d) Oversize account. A special oversize account is hereby established for the purpose of reimbursing developers for the cost of over sizing wastewater mains. The account shall be funded by a fee based on the number of Equivalent Dwelling Units (EDU fee) to be added to the wastewater system. The EDU fee will be assessed to all developers regardless of whether or nor they are required to install an oversized line. In the event a developer is required to install oversized line(s), the EDU fee for that particular plat shall be due prior to acceptance by the City Council of the utilities for maintenance. In the event a developer is not required to install oversized lines, the EDU fee for that particular plat shall be due prior to official recordation of the plat in the County Clerk's office. In the event a plat is not required, the EDU fee is due when an application is made for a building permit. Interest income earned from this account shall be added to the account.
(e) Reimbursement: To be reimbursed, a developer shall present in writing to the Director of Public Works, a statement of oversize credit proposed. This statement shall be presented no later than the end of the normal working day, eight days prior to the regular City Council meeting, at which time acceptance of the respective oversize line is considered. The reimbursement for the cost of over sizing will be paid from available funds within ten working days after the utilities are accepted by the city for maintenance and developers shall be reimbursed according to the order in which the utility lines are so accepted. In the event that sufficient funds are not available, interest will accrue at a rate established by the City Council. In the event two or more utility systems are accepted at the same Council meeting, the respective developers shall share proportionally in the available funds. Provided, however, that no reimbursement shall be paid to any developer who is delinquent in the payment to the city of any fees or taxes.
(f) Oversize credit. In the event that there are sufficient funds in the oversize account to meet all previous commitments, a developer may be entitled to a credit against the EDU fee. Provided, however, no credit will be granted to any developer who is delinquent in the payment to the city of any fees or taxes. Subject to the foregoing, a developer may reduce the amount of the EDU fee by an amount equal to the reimbursement to which he or she will be entitled upon utility acceptance. In the event that the utility system has not been completed and accepted by the city within three years from the date of plat approval, the EDU fee shall be immediately due and payable.
(g) Fees. Reimbursement rate and interest rate: see Appendix A below.
(L) Street lighting. Street lighting shall be provided by the developer and shall conform to the Fourth Edition of the Illuminating Engineering Society Handbook. Lighting levels shall be as recommended for very light traffic in residential areas; medium traffic on feeder streets; and heavy traffic on thoroughfares.
(M) Traffic control signs. Street signs and water meter boxes: all traffic control signs shall be provided and installed by the developer and shall conform with the Texas Manual on Uniform Traffic Control Devices for Streets and Highways, Vols. 1 and 2. All street signs and water meter boxes shall be provided and installed by the developer, and the street signs and water meter boxes must meet the specifications set forth by the City of Pleasanton.
(N) Flood regulation. The city shall review each proposed subdivision to assure the following:
(1) Proposals to minimize flood damage: all the proposals are consistent with the need to minimize flood damage;
(2) Public facilities to minimize flood damage: all public utilities and facilities, such as sewage, gas, electrical, and water systems are located, elevated, and constructed to minimize or eliminate flood damage; and
(3) Adequate drainage to be provided: adequate drainage is provided so as to reduce exposure to flood hazards.
(O) Dedication of park land or payment of fees in lieu thereof. Prior to approval of a planned development or a final subdivision plat, each subdivider or developer shall be encouraged to dedicate park land, or contribute cash or park improvements in lieu of land dedication, or any combination thereof as determined by the City Manager.
(1) Definitions. For the purpose of this division (O), the following definitions shall apply unless the context clearly indicates or requires a different meaning.
HOLDING COSTS. Any and all costs incidental to the respective tract of land borne by the respective landowner.
MAJOR SUBDIVISION. Any residential subdivision or residential portion of a subdivision ten acres or greater.
MINOR SUBDIVISION. Any residential subdivision or residential portion of a subdivision less than ten acres.
PARK IMPROVEMENTS. Any improvements which directly attribute to the development of park land for the enjoyment and use by the intended pack users. These improvements may include, but shall not be limited to the following:
1. Curb/gutter and paving section costs bordering all park land;
2. Water/sewer line costs bordering all park land; and
3. Land forms created by the subdivider or developer.
(2) Criteria for voluntary land dedication.
(a) Eligibility of subdivisions for park land dedication.
1. Minor subdivisions. The developer of any subdivision classified as a minor subdivision shall not be required to dedicate park land.
2. Minor subdivisions; contribution. The developer of minor subdivisions is encouraged to pay a cash contribution in lieu of park land-dedication calculated pursuant to division (O)(3)(a) below.
3. Major subdivisions. The developer of any major subdivision may be requested to dedicate park land. Recommendation of a cash contribution in lieu of park land dedication may be made to the City Manager by the Director of Public Works.
(b) Land dedication guidelines. Each subdivider or developer is encouraged to dedicate 8% of the total tract, excluding any commercial or industrial parcels that may be in the tract. The Director of Public Works shall determine the suitability of the subject tract pursuant to recommended dedication criteria.
(c) Location. The specification and codes adopted by the City Council shall be used a guide for location of park sites. All land intended for park purposes shall be inspected both on the plat and in the field by the Director of Public Works, who shall make a recommendation to the City Manager. The final decision on acceptance of park land shall be made by the City Council.
(d) Credit for private park land and facilities. Subdividers and developers may be allowed a credit against the park land dedication requirement for private parks or recreational facilities provided for the residents of a particular subdivision or planned development. The Director of Public Works shall recommend to the City Manager the amount of the credit to be allowed, if any.
(3) Criteria for contributions in lieu of park land.
(a) Cash contribution in lieu of park land.
1. The City Manager may recommend to the City Council that a cash contribution be made equivalent to and in lieu of park land.
2. The City Manager shall recommend to the City Council that developers of all minor subdivisions meet the suggested park land dedication guidelines with a cash contribution at the rate of $124 per dwelling unit for single-family; $113 per dwelling unit for two-family; and $105 per dwelling unit for multifamily.
(b) Deposition of cash contributions. All cash contributions received by the city shall be received by the Director of Public Works and forwarded to the director of finance. The Director of Finance shall deposit the funds directly into the park fund, as established by the City Council.
(c) Park improvements in lieu of park land.
1. The City Manager may recommend to the City Council that a subdivider or developer dedicate park improvements in lieu of park land, equivalent to the cash contribution herein.
2. All improvements shall be subject to adopted city specifications and codes. Should there be no adopted specifications or codes adopted by the city, the Director of Public Works shall promulgate those specifications, especially in the case of park/playground equipment.
3. All improvements made by the subdivider shall be given credit towards the suggested park contribution according to:
a. The actual cost of utilities installed bordering the park land at the time the utilities were installed; and
b. The actual cost the city would have to pay for the equivalent park/playground equipment at a time improvements are made.
(d) Combinations of contributions in lieu of park land. The Director of Public Works may recommend to the City Manager that a subdivider or developer make a contribution of park land, cash and/or park improvements. Determination of exact contribution amounts shall be determined by the City Manager and recommended to the City Council.
(4) Letter of credit. An irrevocable letter of credit equivalent to the amount of the park dedication shall be given to the City Manager prior to the final plats being signed by the City Council. The issuer and form of the letter shall be subject to the approval of the City Council.
(5) Reservation of additional park land. In the event that the park plan, specification or codes for the city specifies a larger amount of park land in a subdivision or planned development than the subdivider or developer may be required to dedicate, the land needed beyond the respective contribution shall be reserved for subsequent acquisition by the city.
(a) City may elect to hold the land by:
1. Purchasing an option to buy the property for a period and at a price as agreed upon by the city and subdivider or developer;
2. Indemnifying the owner of the land for all holding costs for a period of time, the costs and time period to be agreed upon by the city and subdivider or developer; or
3. If the city and subdivider or developer cannot agree on divisions (O)(3)(a) above or (O)(3)(b) above, then city may elect to prohibit any development or improvement to the proposed park land for a period not to exceed six months, during which time the city shall use reasonable and diligent efforts to acquire the necessary funds or financing to purchase the subject tract.
(b) No provision herein shall in any way be construed as a limitation of the city's authority to acquire park land by eminent domain.
(6) Land treatment. Upon preliminary platting of the park land from the subdivider or developer to the city, the subdivider or developer shall not cause or allow any fill material or construction debris to be dumped on the land, or otherwise alter, damage or impair the land, water or vegetation on the park site, without written permission from the Director of Public Works. The Director of Public Works may allow the subdivider or developer to dump fill material and take other respective actions specified in this division when that action would be beneficial to the park land. In those cases, the Director of Public Works shall provide a letter to the respective subdivider or developer.
(7) Transfer of land.
(a) The area to be dedicated as park land shall be shown on the final plat as "Park Land Dedicated to the City of Pleasanton" with the respective acreage of the park land also shown.
(b) Dedication of park land shall be included in the narrative portion of the place where the subdivider or developer dedicates all easements, rights-of-way and the like, to the City of Pleasanton.
(c) The City Attorney shall prepare a warranty deed for the park land depicted on the final plat that contains the dedicated park land, which shall be signed by the developer on or before the subdivision is 75% built out according to issued certificates of occupancy.
(8) Payment of fees in lieu of land.
(a) The subdivider or developer shall pay any cash contribution to the city on or before the subdivision is 75% built out according to issued certificates of occupancy.
(b) Should the subdivider or developer divide the subdivision into sections, the fee for the entire subdivision shall be divided by the number of sections in the subdivision, and the fee attributable to each section shall be paid on or before the respective section is 75% built out according to issued certificates of occupancy.
(Ord. 1252, passed 1-22-2004; Am. Ord. 23-1305, passed 1-12-2023; Am. Ord. 23-1316, passed 6-8-2023; Ord. 23-1324, passed 10-12-2023)