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§ 154.020 PREAPPLICATION.
   (A)   Subdivider of property shall:
      (1)   Consult early and informally with the Zoning Administrator;
      (2)   Avail himself or herself of the advice and assistance of the Zoning Administrator; and
      (3)   For property located outside the corporate limits of the city but within its extraterritorial jurisdiction, consult with the County Judge or his or her designated appointee in relation to those requirements established by the County for property located outside the corporate limits of the city.
   (B)   Zoning Administrator shall:
      (1)   Informally confer with subdivider; and
      (2)   Advise and assist the subdivider in procedure for approval of plats and on regulations and policies of the city regarding development either within the corporate limits of the city or its extraterritorial jurisdiction.
(Ord. passed 4-20-2000)
§ 154.021 APPROVAL PROCEDURE FOR PRELIMINARY PLAT.
   (A)   Subdivider shall submit to the city no later than 20 days prior to the Commission meeting at which it is to be considered:
      (1)   Filing fee;
      (2)   Ten copies of plat stamped "Preliminary Plat";
      (3)   Ten copies of a letter of transmittal, stating briefly the type of street surfacing, drainage, sanitary facilities, and water supply proposed, and the name and address of the owner or agent, engineer, and surveyor; and
      (4)   Supplementary materials as applicable in other sections of these regulations.
   (B)   The preliminary plat shall not be considered as filed until all information, materials, and documents required for preliminary plat approval have been filed with the Zoning Administrator and the Zoning Administrator has verified, in writing, that all such information, materials, and documents have been submitted.
   (C)   The Zoning Administrator shall:
      (1)   Conduct a study of plats and materials submitted;
      (2)   Request written reports from departments and utilities if deemed necessary;
      (3)   Transmit plats and reports to Planning and Zoning Commission for review;
      (4)   Consult with city's consulting engineer, subdivider engineer, private utility companies, and school district; and
      (5)   Schedule preliminary review with subdivider.
   (D)   The Planning and Zoning Commission shall:
      (1)   Act within 30 days after the filing of preliminary plat;
      (2)   Submit one of the following recommendations to the City Council. The recommendation shall be submitted in writing, with appropriate signature and date of action by the PZC:
         (a)   Approve;
         (b)   Approve with conditions; or
         (c)   Disapprove.
      (3)   Make notes on two copies of preliminary plat as to action taken.
   (E)   The City Council shall, within 30 days after the Planning and Zoning Commission has submitted its recommendation, conclude one of the following:
      (1)   Preliminary plat approved;
      (2)   Preliminary plat approved with conditions;
      (3)   Preliminary plat not approved but may be returned for further consideration by the Planning and Zoning Commission; or
      (4)   Preliminary plat not approved. The developer may prepare a new concept and resubmit.
(Ord. passed 4-20-2000)
§ 154.022 CONDITIONS OF PRELIMINARY PLAT APPROVAL.
   (A)   Conditional approval shall be considered to be the approval of a plat or replat until such conditions are complied with. All objections made to the preliminary plat, or conditions imposed, shall be furnished to the subdivider in writing. If no decision is rendered by the Commission within the 30-day period described above or such longer period as may have been agreed to by the subdivider and Commission, the preliminary plat, as submitted, shall be deemed to be recommended for approval to the City Council.
   (B)   Approval of the preliminary plat shall be deemed an expression of approval of the layout only and shall not constitute acceptance of the final plat.
   (C)   Preliminary approval will expire six months after the approval by the City Council of the preliminary plat or of sections thereof. The subdivider may apply in writing for an extension prior to the end of such six-month period. This period may be extended six months but not beyond a total of one year.
(Ord. passed 4-20-2000)
§ 154.023 APPROVAL PROCEDURE FOR FINAL PLAT.
   (A)   Subdivider shall:
      (1)   Conform to preliminary plat as approved;
      (2)   Incorporate all changes, directions, and additions imposed by the city;
      (3)   Submit to the city no later than 20 days prior to the Commission meeting at which it is to be considered:
         (a)   Three sets of detailed plans signed by a registered professional engineer showing details of streets, alleys, culverts, bridges, storm sewers, water mains, sanitary sewers and other engineering details; and
         (b)   Ten copies and one sepia of the final plat with all conditional changes and proper signatures, prepared and signed by a registered public surveyor.
   (B)   The final plat shall not be considered as filed until all information, materials, and documents required for Final plat approval have been filed with the Zoning Administrator and the Zoning Administrator has verified, in writing, that all such information, materials, and documents have been submitted.
   (C)   The Zoning Administrator shall:
      (1)   Make a study of the plats, engineering plans, and reports, and submit plans to the City Consulting Engineer for written recommendation;
      (2)   Request written reports from departments and utilities if deemed necessary; and
      (3)   Make available plats and reports to Planning and Zoning Commission for review.
   (D)   The Planning and Zoning Commission shall:
      (1)   Act within 30 days after the submittal of the final plat and engineering plan;
      (2)   Submit one of the following recommendations to the City Council:
         (a)   Approve;
         (b)   Approve with conditions; or
         (c)   Disapprove.
      (3)   Make notes on two copies of the final plat as to action taken.
   (E)   The City Council shall, within 30 days after the Planning and Zoning Commission has submitted its recommendation, conclude one of the following:
      (1)   Final plat approved;
      (2)   Final plat approved with conditions;
      (3)   Final plat not approved but may be returned for further consideration by the Planning and Zoning Commission; or
      (4)   Final plat not approved.
   (F)   The City Secretary shall, within 30 days after City Council approval:
      (1)   Take action on plats as follows:
         (a)   No final plat shall be recorded unless and until all requirements of the subdivision regulations have been complied with and until such stipulations as may be set by the City Council have been met;
         (b)   For plats located within the corporate limits of the city, review the final plat for proper signature and approval, and record at County Clerk's Office; and
         (c)   For plats located outside the corporate limits of the city but within its extraterritorial jurisdiction, review the final plat for proper signature and approval, and forward copies to the County Judge for action and approval by the Commissioner's Court prior to recording at County Clerk's Office.
      (2)   Retain three copies of plat recorded in the County Records for the city files; and
      (3)   Distribute copies as directed.
   (G)   Subdivider shall:
      (1)   Direct his or her engineer to design, stake, and supervise the construction (to be inspected by the city) of facilities in accordance with approved plans and specifications and these regulations.
      (2)   Direct his or her contractor(s) to construct all improvements as identified in the approved engineering plans and to provide to the city a one year maintenance bond in the amount of ten percent of the contract price, along with three blue line sets and one sepia set of "AS-BUILT" plans, checked and corrected by the engineer.
   (H)   The Zoning Administrator shall, upon completion of said improvements and compliance with these regulations, receive and cause the project to be considered for acceptance by the City Council for approval by the City of Tool, including the title, use, and maintenance of the improvements.
(Ord. passed 4-20-2000)
§ 154.024 COMBINATION PRELIMINARY AND FINAL PLAT.
   The Subdivider may, at his or her option, elect to combine the preliminary plat and final plat whenever the subdivision:
   (A)   Involves the division of a tract or parcel into no more than two lots;
   (B)   Each parcel so subdivided fronts on an existing street and the proposed subdivision shall not require the extension of an existing street or the extension, modification, or creation of municipal facilities and/or public improvements; and
   (C)   The proposed development will be of the same type of use and of comparable intensity as adjacent existing or planned development.
(Ord. passed 4-20-2000)
PLAT FORM AND CONTENT
§ 154.035 PRELIMINARY PLAT.
   The preliminary plat shall be drawn on sheets not greater than 24 inches by 36 inches and to a scale not smaller than 100 feet to the inch, and shall contain the following information:
   (A)   Existing features inside subdivision.
      (1)   The existing boundary lines (accurate in scale) of the land to be subdivided. Boundary lines shall be drawn in heavy lines for easy identification.
      (2)   The location of existing watercourses, railroads, and other similar drainage and transportation features.
      (3)   The outline of wooded areas or the location of important individual trees may be required.
      (4)   The location and width of existing streets, alleys, easements, buildings and structures, sewers, water mains, culverts, or other underground structures within or adjacent to the tract.
      (5)   Topographical information with contour lines at one foot intervals, unless otherwise permitted by the Planning and Zoning Commission due to conditions of terrain involved. All elevations shall be referred to a Geodetic Survey or a City Survey.
   (B)   Existing features outside subdivision.
      (1)   The name and property lines of adjoining property owners.
      (2)   The name and location of adjacent subdivisions, streets, easements, pipelines, watercourses, etc. In the case of easements, a written statement as to the easement use shall be included with the plat.
      (3)   All lines outside of subdivision boundaries to be dashed lines.
   (C)   New features inside of subdivision.
      (1)   The proposed name of the subdivision.
      (2)   The location, right-of-way width, and names of proposed streets.
      (3)   The approximate width and depth of all lots. If the side lines are not parallel, the approximate distance between them at the building line and at the narrowest point should be given.
      (4)   The location of building lines, alleys and easements.
      (5)   The location and approximate size of sites for schools, churches, parks, including commercial retail, industrial, office, multifamily, educational, medical, and other special land uses.
      (6)   The approximate acreage of the property to be subdivided.
   (D)   Key map. A key map showing relation of subdivision to major thoroughfares in all directions to a distance of at least one-half mile.
   (E)   Title, etc. The date, scale, north point and title under which the plat is to be recorded, with the name, address, and phone number of the owner, the name of the licensed land surveyor or registered professional engineer platting the tract.
(Ord. passed 4-20-2000)
§ 154.036 FINAL PLAT.
   The final plat shall be sized and contain the information, details and documents as follows:
   (A)   Sheet size and scale. All final plats shall be drawn in permanent reproducible ink on mylar or tracing sheets 8 1/2 inches by 11 inches, 8 1/2 inches by 14 inches, 11 inches by 17 inches, or 24 inches by 36 inches, and to a scale of one inch equals 100 feet. Where more than one sheet is required, an index sheet of maximum size, 24 inches by 36 inches, shall be filed showing the entire subdivision; all sheets shall be of the same size.
   (B)   Measurements. The length and bearing of all straight lines, radii, arc lengths, tangent lengths, and central angles of all curves shall be indicated along the boundary line of the subdivision and along each block. All dimensions along the lines of each lot shall be shown. The curve data pertaining to block or lot boundary may be placed in a curve table at the base of the plat and prepared in tabular form.
   (C)   Existing features inside subdivision.
      (1)   The existing boundary lines with accurate distances and bearings of the land to be subdivided. Boundary lines shall be drawn in heavy lines for easy identification.
      (2)   An accurate metes and bounds description of the area included in the subdivision, including reference to section or abstract corners, established subdivisions, primary control points, and total acreage being platted, all shall be placed upon the final plat. Where more than one ownership is involved in the area being subdivided, the limits of each owner's land shall be clearly designated on the final plat.
      (3)   The location of existing watercourses and other similar drainage features, flood-prone land, railroads, highways, and other transportation features.
      (4)   True bearings and distances to the nearest established street lines, official monuments, or subdivision corner, which shall be accurately described on the plat.
      (5)   The location and width of existing streets, alleys, easements, rights-of-way, buildings and structures to be retained.
      (6)   An accurate location of the subdivision with reference to the deed records of the county which shall include the volume and page of the deed of the property to be subdivided.
   (D)   Existing features outside subdivision.
      (1)   The name and property lines of adjoining subdivisions and of the adjoining property owners, together with the respective plat or deed references.
      (2)   The name and location of adjacent streets, alleys, easements, watercourses, etc.
      (3)   All lines outside of subdivision boundaries to be dashed lines.
   (E)   Streets, alleys and easements.
      (1)   The lines and names of all proposed streets or other ways or easements to be dedicated to public use, with the following engineering and surveying data:
         (a)   For streets and alleys. Complete curve data (delta, length, radius, tangent, point of curve, point of reverse curve, point of tangent) shown on the center line or on each side of street or in a chart on the plat which lists all such data for each curve; length and bearings of all tangents; dimensions from all angle points and points of curve to an adjacent side lot line.
         (b)   For watercourses and easements.
            1.   Distances to be provided along the side lot lines from the front lot line or the high bank of a stream.
            2.   Traverse line to be provided along the edge of all large water courses in a convenient location, preferably along a utility easement, if paralleling the drainage easement or stream.
   (F)   Lots and blocks. The lines and numbers of all proposed lots and blocks with complete bearings and dimensions for front, rear and side lot lines and area of each lot shall be shown. (Use block numbers only when previous units of same subdivision have numbered blocks, otherwise use continuous consecutive lot numbers throughout subdivision). The location of minimum building setback lines from all streets on lots and other sites shall conform to the provisions of the Zoning Ordinance for the specific use assigned to the project area.
   (G)   Reservations. The use and property dimensions of all special reservations identified for the project, including sites for schools, churches, and parks. The Master Plan for public sites, school sites and park sites shall be followed or may be amended to conform to the conditions established by the City Council.
   (H)   Monuments and control points.
      (1)   The description and location of all permanent survey monuments and control points.
      (2)   Suitable primary control points to which all dimension, bearings and similar data shall be referred. Dimensions shall be shown in feet and decimals of a foot.
   (I)   Key map. A key map showing relation of subdivision to major thoroughfares in all directions to a distance of at least one-half mile.
   (J)   Legend. The final plat shall show a legend including the name of the addition or subdivision, date, scale, and north point; location of subdivision with reference to original land grant or survey; abstract number; name and address of subdivider; name, address and seal of surveyor and/or engineer.
   (K)   Dedications and certificates. Such dedications and certificates as are applicable.
      (1)   Dedication deed. Accompanying the final plat shall be a dedication deed or certificate of dedication executed by all persons, firms, or corporations owning an interest in the property subdivided and platted, and acknowledged in the manner prescribed by the laws of the State of Texas for conveyance of real property. Two true copies must be furnished with the original. The wife of each married man executing such dedication deed or certificate of dedication shall join her husband therein unless satisfactory proof be provided showing that the property to be subdivided does not constitute any portion of such party's homestead and positively designates and identifies such party's actual homestead. In the case of lien holders, there shall be executed a subordination agreement whereby all lien holders subordinate their liens to all public streets, alleys, parks, school sites and any drainage or utility easements, right-of-ways, or other public areas shown on the final plat of such subdivision as being set aside for public uses and purposes. The dedication deed or certificate of dedication shall, in addition to the above requirements, contain the following:
         (a)   An accurate metes and bounds description of the tract of land subdivided (the description placed on the final plat should be used for this purpose). Also, a description of the limits of each owner's land and the lots, plots, and building sites of the subdivision included within the boundary of each owner's land.
         (b)   A statement and express representation that the parties joining in such dedication deed or certificate of dedication are the sole owners of such tract of land.
         (c)   An express dedication to the public for public use forever over the streets, alleys, easements, rights-of-way, parks, school sites and other public places shown on the attached plat.
         (d)   A positive reference and identification of the final plat of such subdivision by the name of such subdivision, date of the plat, and the surveyor who prepared the plat.
      (2)   Surveyor's Certificate, to be placed on the plat:
   Know All Men By These Presents:
   That I,                 , do hereby certify that I prepared this plat and the field notes made a part thereof from an actual and accurate survey of the land and that the corner monuments shown thereon were properly placed under my personal supervision, in accordance with the Subdivision Regulations of the City of Tool, Texas.
   (Professional Seal and Date)
                                                
   Name, Title, & Registration No.
      (3)   Certificate of Approval by the City Council of the City of Tool, to be placed on the plat:
Approved this      day of                    , 20    , by the City Council of the City of Tool, Texas.
                                 
   Mayor
                                 
   City Secretary
   (L)   Special restrictions. Where restrictions of use of land, other than those given in these regulations are to be imposed by the subdivider, such restrictions shall be placed on the final plat or on a separate instrument filed with the plat.
   (M)   Tax receipt. Tax receipts and assessment releases showing that all taxes and all assessments have been paid are to be submitted concurrent with the final plat.
   (N)   Subdivision improvements. The developer shall install all survey monuments and markers, street paving, curbs and gutters, alley grading, storm drainage, water and sanitary sewer mains and laterals, fire hydrants, water valves, traffic signs, street lights, street signs and sidewalks, within and adjacent to the subdivision, or shall provide cash deposit or other guarantee acceptable to the city for the payment of the cost of such installations prior to the final approval by the City Council.
   (O)   Park improvements. Provisions for parks and open space shall be made as set forth in § 154.050.
(Ord. passed 4-20-2000)
GENERAL REQUIREMENTS
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