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§ 154.069 SEWER IMPROVEMENTS.
   (A)   All subdivisions shall be provided with an approved sewage disposal system and shall be connected to the city sanitary sewer system, except as provided in division (C) below.
   (B)   The developer shall furnish and install the complete sewer system, including the mains, manholes, cleanouts, Y-branches, and service laterals for all lots, lift stations, and appurtenances. The sewage system shall be designed and constructed in accordance with the Master Plan and Standard Specifications of the city.
   (C)   In locations where sanitary sewers are not available and where the City Council concludes that installation of sanitary sewers is not feasible, on-site septic systems of approved type may be installed in conformity with the rules, regulations, and ordinances of the city, county, and state pertaining to public health. In case of conflict between city, county, and state rules, regulations, and ordinances, the most stringent of said rules, regulations, and ordinances shall prevail. The City Council shall grant approval for on-site septic system usage only in those conditions and circumstances in which very low density development can be accommodated or other exceptional circumstances exist. In no case shall on-site septic systems be installed without express approval and inspection by the city.
(Ord. passed 4-20-2000)
§ 154.070 UNDERGROUND UTILITIES.
   All public or privately-owned underground utilities shall stub out all services from mains in all directions to the property lines in streets and in alleys where the services shall be stubbed out 18 inches inside the rear property line of platted lots and to the property line of unplatted property prior to commencing paving operations.
(Ord. passed 4-20-2000)
§ 154.071 AS-BUILT PLANS.
   The developer or a qualified engineer shall present the city with a reproducible (sepia) and complete "as-built" set of plans and three sets of blue-line or black-line prints on paper of "as-built" plans for all paving, drainage, structures, water mains, and sewer mains within 60 days after completion of each contract.
(Ord. passed 4-20-2000)
REQUIREMENTS AND DESIGN STANDARDS
§ 154.085 RELATION TO LAND USE.
   All subdivisions shall conform to the Comprehensive Master Plan of the city and to all applicable zoning regulations. No subdivision design shall be approved that requires a change in zoning or an amendment to the Land Use Plan, as adopted, until a corrected zoning and amended Land Use Plan is approved.
(Ord. passed 4-20-2000)
§ 154.086 STREETS.
   (A)   Conformity to major street plan. The arrangement, character, extent, width, grade, and location of all streets shall conform to the City of Tool Thoroughfare Plan and the Design Standards for the City of Tool and shall be considered in their relation to existing and planned street or driveways, to topographical conditions, to public safety and in their appropriate relation to the proposed uses of the land to be served by such streets. Reserve strips of land controlling access to or egress from other property, or to or from any street or alley, of having the effect of restricting or damaging the adjoining property for subdivision purposes or which will not be taxable or accessible for special improvements shall not be permitted in any subdivision.
   (B)   Streets not on Thoroughfare Plan. When such a street is not on the Thoroughfare Plan, the arrangement of streets in a subdivision shall:
      (1)   Provide for the continuation or appropriate projection of existing streets in surrounding areas;
      (2)   Conform to a plan for the neighborhood approved or adopted by the city to meet a particular situation where topographical or other conditions make continuance or conformity to existing streets impracticable;
      (3)   Provide for future access to adjacent vacant areas that will likely develop under a similar zoning classification; and
      (4)   Not conflict in any way with existing or proposed driveway openings.
   (C)   Through traffic discouraged on minor streets. Minor residential streets shall be so laid out that their use by through traffic will be discouraged, but access is provided to adjacent subdivisions.
   (D)   Through traffic. Where a subdivision abuts or contains an existing or proposed arterial street, the City Council may require marginal access streets, reverse frontage, deep lots with rear service alleys, or such treatment as may be necessary for adequate protection to residential properties and to afford separation of through and local traffic.
   (E)   Reserve strips. Reserve strips controlling access to streets shall be prohibited except where their control is definitely placed by the city under conditions approved by the City Council. When provisional one foot reserves are used along the side or end of streets that abut acreage tracts, the following note shall be used in all such dedications: "One-foot reserve to become automatically dedicated for street purposes when adjacent property is subdivided in a recorded plat, and access to dedicated tract is hereby prohibited until such action occurs."
   (F)   Street offsets. Intersecting streets with centerline offsets of less than 125 feet shall be prohibited.
   (G)   Large-lot subdivisions. If the lots or tracts of land in the proposed subdivision are large enough to accommodate resubdivision in the future or if part of the tract is not subdivided, consideration must be given to possible future street openings and access to future lots that could result from such resubdivision.
   (H)   Street intersections. Arterial intersections shall be between 85 degree and 95 degree angles and each leg shall be tangent for a distance of at least 50 feet from the intersection. Other street intersections shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect at less than 70 degrees.
   (I)   Street widths. Street right-of-way widths shall be as shown on the Thoroughfare Plan and where not shown therein shall be not less than those shown in the design standards.
   (J)   Half streets. Construction of half streets shall be prohibited, except when essential to the reasonable development of the subdivision in conforming with the other requirements of these regulations and the Thoroughfare Plan, and where the Planning and Zoning Commission finds it will be practical to require the dedication of the other one-half when the adjoining property is subdivided. If the subdivider is responsible for one-half of the street, the subdivider shall escrow the amount of the construction cost of the facility unless the city participates in the construction of the facility. Whenever a partial street previously has been platted along a common property line, the other portion of the street shall be dedicated. Improvements shall be made to all on-site facilities as defined herein.
   (K)   Cul-de-sacs. A cul-de-sac street shall not be longer than 600 feet and at the closed end shall have a turn-around having an outside roadway diameter of at least 80 feet and a street property line diameter of at least 100 feet. The cul-de-sac shall be measured from the centerline of the intersecting street to the centerline of the cul-de-sac turn-around.
   (L)   Dead end streets. Dead end streets are not allowed except to provide for access to adjacent land areas and in no case shall be more than 250 feet in length or equal to one lot depth, whichever is greater. A dead end street may be up to 600 feet long if a temporary cul-de-sac is provided according to the above standard. The following note should be placed on the plat: "Cross-hatched area is temporary easement for turn-around until street is extended (give direction) by future improvements." Proper provision shall be made for drainage at the ends of dead end streets. In the event an existing dead end street is extended, the subdivider extending such street must, at his or her cost, remove the turn-around facilities, construct the extension to the standards contained herein and restore the affected area compatible with adjacent property.
   (M)   Street names. New streets that are an extension of existing streets shall bear the names of the existing streets and shall be dedicated at equal or greater widths than the existing streets. No new street names shall be used that will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Planning and Zoning Commission.
   (N)   Street signs. The total cost of street signs shall be furnished to [MISSING TEXT].
   (O)   Street lights. Street light locations and installations shall be [MISSING TEXT].
   (P)   Street construction conditions. All new streets dedicated within a subdivision shall be constructed in accordance with paving widths and specifications as set forth in the Design Standards for the City of Tool at the time at which the final plat is approved and adhere to the following conditions:
      (1)   The subdivider shall employ a civil engineer, experienced in street design and duly licensed to practice in the State of Texas, for the preparation of the streel plans and profiles. These plans shall be subject to the review and acceptance by the city. Construction shall explicitly follow these approved plats, unless specific written concurrence is obtained from the City Engineer for deviations from said plans.
      (2)   The subdivider shall employ a registered professional land surveyor or civil engineer to provide construction staking for the street facilities.
      (3)   All streets shall be constructed by an eligible contractor employed by the subdivider. Eligibility shall be determined by the city based on work history. Eligibility requirements shall be equally applicable to all contractors. Ineligibility may be appealed to the City Council.
      (4)   The streets, including parkways, shall be excavated to the line and grade shown on the construction plans approved by the city.
      (5)   Standard pavement widths and sections shall be constructed on a prepared subgrade in accordance with the Design Standards for the City of Tool.
      (6)   Standard curb and gutter shall be constructed on both sides of the street and adjacent to medians, where applicable, including all curb returns, in accordance with the Design Standards for the City of Tool, and to the line and grade shown on the construction plans accepted by the city.
      (7)   The city shall provide inspection services during the construction; however, such inspection shall be only for the purpose of ensuring that the city-approved plans and specifications are complied with and that the completed work is obtained therein described. The subdivider and his or her engineer shall retain responsibility for the design and for ensuring that construction is completed in accordance with the city-accepted plans and specifications.
   (Q)   Pavement widths.
      (1)   Pavement widths shall be 30 feet from face-of-curb to face-of-curb on residential streets with curbs. All streets shall be considered residential for width design purposes unless one of the following conditions exists:
         (a)   Designated as a collector, minor arterial, or principal arterial by the City's Thoroughfare Plan;
         (b)   The street serves more than 30 dwelling units;
         (c)   Adjacent to or serving commercial, multifamily, or industrial land use or in a residential subdivision where, in the opinion of the City Planner, additional street width is indicated for property access and circulation; and
         (d)   Where, in the opinion of the city or in the opinion of the subdivider with the concurrence of the city, the aesthetic value achieved from extra width is dictated by special conditions (such as the entrance to a subdivision).
      (2)   In the case of division (Q)(1)(a) above, the section to be constructed shall be in accordance with the Thoroughfare Plan or a revision thereof based on updated conditions. In the case of (Q)(1)(b) above, a collector street shall be the minimum street section used. In the case of (Q)(1)(c) and (Q)(1)(d) above, each condition shall be studied individually and approved by the city prior to approval of the subdivision in question.
   (R)   Access and entrances. Subdivisions generally shall provide one point of access in each direction (north, east, south, and west) to adjacent property or to a roadway. All residential development shall provide no less than one entrance for each 50 lots including stubs for future development and in no case shall have more than 150 lots for each connection to an existing road.
   (S)   Designated streets not to be private. Dedicated streets and rights-of-way shall not be designated or used as private streets and such use is prohibited.
   (T)   Traffic studies may be required. Where traffic conditions require, traffic engineering studies may be required by the Planning and Zoning Commission or the City Council from the subdivider to provide technical data.
   (U)   Alleys in commercial and industrial districts. Alleys shall be optional in commercial and industrial districts. Service alleys in commercial and industrial districts shall be a minimum right-of-way of 30 feet and pavement width of 20 feet.
   (V)   Alleys in residential districts. Residential alleys shall not be required except to connect to a subdivision with existing alleys for the purpose of providing continuity. If alleys are constructed or required, the following standards shall be met:
      (1)   In residential districts, alleys shall be parallel, or approximately parallel, to the frontage of the street. Alleys in residential districts shall provide a minimum of 20 feet of right-of-way and 15 feet of pavement.
      (2)   Alleys shall be paved in accordance with the Design Standards for the City of Tool at the time of subdivision construction;
      (3)   Where the deflection of alley alignment occurs, the design of the paving and property line shall be as established by the Design Standards for the City of Tool;
      (4)   Dead end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn-around facilities at the dead end as approved by the city;
      (5)   Alleys may not exceed a maximum length of 800 feet unless otherwise approved by the Planning and Zoning Commission and the City Council; and
      (6)   No garbage or trash shall be deposited or collected in the alleyways.
   (W)   Specifications for materials and workmanship shall conform to the Standard Specifications for Public Works Construction, published by the North Central Texas Council of Governments.
(Ord. passed 4-20-2000)
§ 154.087 WATER AND SANITARY SEWER.
   (A)   Approved water and sewer system required. Subdivisions within the city and its extraterritorial jurisdiction shall be provided with an approved water supply and distribution system and with an approved sewage collection and disposal system. An adequate water supply and distribution system and sanitary sewer system, consistent with the Master Plan for Water and Sanitary Sewer, shall be a condition of plat approval.
   (B)   Subdivider to provide water and sewer facilities. The subdivider shall install all water and sanitary sewer facilities needed to serve the development and shall extend all water and sanitary sewer mains and appurtenances necessary to connect the development with the city's water supply and distribution system and with the city's sanitary sewer system.
   (C)   City approval required for water and sewer system extensions. Extension of water and sanitary sewer lines to serve newly subdivided or platted land shall be authorized by the city only upon determination that all facilities necessary to serve the development are adequate. All extensions of water and sanitary lines must be approved by the city. If alternatives exist as to these extensions, the city shall have the authority to determine the most appropriate alternative. The city shall retain the authority to reject any extension not deemed to be in the best interest of the city.
   (D)   On-site sewer systems. In locations where sanitary sewers are not available and where there are no immediate prospects for the installation of sanitary sewer, on-site sewer systems of an approved type may be installed in conformity with the rules, regulations, and ordinances of Henderson County. In no case shall on-site sewer systems be installed without express approval and inspection by the city.
   (E)   Minimum main sites. Sanitary sewer mains shall be a minimum of six-inch lines for residential development and a minimum of eight- inch lines for all other development as determined by the city or as required to serve the development. The city may require oversizing in order to serve the remainder of the drainage basin beyond the property being served. Water mains shall be a minimum of six include lines for residential development and a minimum of eight-inch lines for all other development as determined by the city or as required to serve the development. In addition, the water mains shall be sized in accordance with the Water System Master Plan. All water and sanitary sewer mains shall be extended through the development or across the frontage of the property along streets, alleys, or in easements in order to provide service to adjacent property where applicable.
   (F)   Facility locations to conform to Master Plan. Location of all water and sanitary sewer lines and appurtenances thereto necessary to serve platted land shall be in accordance with the city's Master Plan for water and sanitary sewer facilities.
   (G)   City may participate in oversized facility improvements. The city may participate in any oversized lines required to serve land areas and improvements beyond the subdivision and the terms of such participation shall be approved by the City Council.
   (H)   Construction to conform to design standards. Construction of all water and sanitary sewer facilities required by these regulations shall be in accordance with the requirements and specifications contained in the Design Standards for the City of Tool, the regulations of the Texas Natural Resource Conservation Commission, Texas Water Commission, Texas Department of Insurance, and the currently adopted Uniform Fire Code, which are incorporated herein by reference and made a part hereof.
   (I)   Specifications for materials and workmanship. The specifications for materials and workmanship shall conform to the Standard Specifications for Public Works Construction, published by the North Central Texas Council of Governments.
(Ord. passed 4-20-2000)
§ 154.088 STORM DRAINAGE.
   (A)   Storm drainage facilities required. Underground storm drainage facilities shall be provided where the run-off storm water and the prevention of erosion can be accomplished satisfactorily by surface drainage. All drainage facilities shall be constructed in accordance with the Comprehensive Plan and city requirements.
   (B)   Subdivider to provide storm drainage facilities. The subdivider shall bear all costs of storm sewer and drainage facilities required to serve subdivided property. The city will not accept any storm sewer or drainage facility until inspected and approved by the Public Works Director for compliance with the regulations. No such facility will be approved to serve illegally subdivided property. If the city requires large storm sewer or drainage facilities than are necessary to serve the subdivision in order to provide for future development, the city will consider participation in such oversize contract for the cost of such to be recovered from subdividers of property that will connect to such lines.
   (C)   Adequate facilities required. An adequate storm sewer system consisting of inlets, pipes, and other underground structures with approved outlets and channels shall be constructed where runoff or storm water and the prevention of erosion cannot be accommodated satisfactorily by surface drainage facilities. Areas subject to flood conditions will not be considered for development until adequate drainage has been provided.
   (D)   Construction to conform to design standards. The criteria for use in designing storm sewers, culverts, bridges, drainage channels, and any other drainage facilities shall conform to the latest Storm Drainage Criteria and Design Manual of the City of Fort Worth. A Corps of Engineers permit shall be obtained by the subdivider for proposed earthen channels and altering existing channels or creeks. Earthen channel side slopes shall be four to one or flatter.
   (E)   Specifications for materials and workmanship. The specifications for materials and workmanship shall conform to the Standard Specifications for Public Works Construction, published by the North Central Texas Council of Governments.
(Ord. passed 4-20-2000)
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