HomeMy WebLinkAboutOrdinance 7234ORDINANCE NO. -
AN ORDINANCE AMENDING THE CODE OF THE CITY OF FORT
WORTH (1964), AS AMENDED, BY ADDING THERETO AN AP-
PENDIX H, WHICH APPENDIX SHALL CONSTITUTE THE "SUB-
DIVISION ORDINANCE OF THE CITY OF FORT WORTH," BY
PROVIDING FOR THE.1NAME AND APPLICATION OF SUCH ORDI-
NANCE; PROVIDING FOR MATTERS CONCERNING THE INSTAL-
LATION OF PUBLIC IMPROVEMENTS; PROVIDING FOR DEDICA-
TIONS AND VACATIONS, PROVIDING FOR VARIANCES AND
RECONSIDERATIONS; BY DEFINING AND PROHIBITING THE
"ILLEGAL RECORDING OF SUBDIVISION PLATS; PROVIDING
FOR THE RECORDING OF NOTICE OF NONCOMPLIANCE; PRO-
VIDING FOR REVIEW AND AMENDMENT OF THIS ORDINANCE;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR THE REPEAL
OF PROVISIONS IN CONFLICT HEREWITH; PROVIDING THAT
THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEV-
ERABILITY CLAUSE; PROVIDING A PENAL CLAUSE; AUTHOR-
IZING PUBLICATION IN PAMPHLET FORM; DIRECTING PUBLI-
CATION OF THE CAPTION AND PENALTY CLAUSE; DIRECTING
THE ENGROSSMENT AND ENROLLMENT OF THE CAPTION AND
PENALTY CLAUSE AND THE FILING OF THIS ORDINANCE;
AND NAMING AN EFFECTIVE DATE.
WHEREAS, the City Council of the City of Fort Worth deems
it necessary: to facilitate the adequate provision of transpor-
tation, water, sewerage, schools, parks and other public require-
ments; to make the community as attractive and habitable-as pos-
sible; to conserve the value of property and encourage the most
appropriate use of land, all in accordance with a comprehensive
plan; to lessen congestion on streets;-to secure safety from
fire, panic and other dangers; to promote health, safety, morals
and general welfare; to provide adequate light and air; to pre-
vent the overcrowding of land; to avoid undue concentration of
population; to protect the natural environment and places of his-
torical value, and to promote safe, orderly and healthful devel-
opment of land; and
WHEREAS, the subdivision of land and the regulation there-
of directly affects the implementation of such policies; and
WHEREAS, a public hearing concerning such regulation has
heretofore been held;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FORT WORTH, TEXAS:
SECTION 1.
That the Code of the City of Fort Worth (1964), as amended,
is hereby further amended by the addition thereto of a new ap-
pendix which shall be designated as Appendix H, which appendix,
after having been so added, shall be and shall read as follows:
"APPENDIX H
"SUBDIVISION ORDINANCE
"ARTICLE I
"GENERAL
"100.000 PURPOSES
"This ordinance applies to tracts of land within the
corporate limits of the City of Fort Worth and its extrater-
ritorial jurisdictional area and is designed, intended and is
to be administered in a manner to: not contravene the provi-
sions of the Zoning ordinance of the City of Fort Worth; im-
plement the Comprehensive Plan; promote uniformity of the ap-
plication of development-related regulations, policies, ordi-
nances; discourage urban sprawl and prevent neighborhood de-
terioration; realistically and harmoniously relate new devel-
opment of proximate tracts; provide for the establishment of
necessary improvements, design standards and public spaces re-
quired for proper subdivision development; provide for the es-
tablishment of an equitable and expeditious review of plats;
promote quality, flexibility and innovation in tract design,
while assuring the safe, orderly and healthful development
of land, and establish adequate and accurate records of land
subdivision.
"101.000 SHORT TITLE
"This ordinance is known and may be cited as the 'Subdi-
vision ordinance of the City of Fort Worth, Texas.'
"102.000 APPLICATION--JURISDICTION
"102.100 Plats and Approval Thereof Required. Every
owner of any tract of land situated within the corporate
limits, or within the extraterritorial jurisdiction of
the City of Fort Worth, who may hereafter divide the same
in two or more parts (by lots, by metes and bounds or by
any other method of subdivision or conveyance) for the pur-
pose of laying out any subdivision of any tract of land so
situated or any addition to the City of Fort Worth; or for
laying out any suburban lots or building lots, or any lots,
and streets, alleys or parks or other portions intended
for public use, or the use of purchasers or owners of lots
fronting thereon or adjacent thereto, shall cause a plat
to be made thereof which shall accurately describe all of
the same with respect to an original corner of the original
survey of which it is a part of by equivalent means, giving
the dimensions thereof of said subdivision or addition, and
dimensions of all streets, alleys, squares, parks or other
portions of same intended to be dedicated to public use,
or for the use of purchasers or owners of lots fronting
thereon or adjacent thereto, and shall, in addition, con-
tain all that information and be approved as required by
this ordinance and by rule or regulation of the City Plan
Commission; provided, however, that no plat of any subdi-
vision of any tract of land so situated or any addition to
the City of Fort Worth or within its extraterritorial juris-
diction shall be recorded unless the same shall contain all
of that information and be approved as required by this
ordinance and shall accurately describe all of said plat,
subdivision or addition by metes and bounds and locate the
same with respect to an original corner of the original
survey of which it is a part or by equivalent means, giving
the dimensions thereof of said subdivision or addition, and
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dimensions of all streets, alleys, squares, parks or
other portions of same intended to be dedicated to pub-
lic use or for the use of purchasers or owners of lots
fronting thereon or adjacent thereto. Every owner of
any lot not recorded as a part of a subdivision as re-
quired by this ordinance composed of a lot, or a lot and
a fractional part of any adjoining lot, or the fractional
part of two adjoining lots, situated within the corporate
limits of the City -of Fort Worth, who hereafter applies
for a building permit for any structure on said lot so
composed, shall cause a plat to be made thereof which
shall contain all of that information and be approved
and duly recorded as required by this ordinance and by-
rule or regulation of the City Plan Commission.
"103.000 ADMINISTRATION
"103.100 Commission Powers. Acknowledgment is hereby
made of the -prior creation, establishment and enumeration
(by Charter and ordinances of the City of Fort Worth) of
certain powers and responsibilities of the City -Plan Com-
mission, hereinafter referred to as 'Commission.' Such
Commission shall exercise all of the powers of approval
or disapproval of plats and vacations of plats, as here-
tofore provided by state statute, City Charter, prior
ordinances and as provided herein. Within the purview
of such authority, the Commission may adopt rules and
regulations concerning platting procedures, requirements
and development standards.
"103.200 Commission Duty. It shall be the duty of the
Commission to endorse approval upon any plat submitted to
it, if same conforms to the Comprehensive Plan of the City
of Fort Worth and its streets, alleys, public transporta-
tion facilities, bikeways and walkways, parks, playgrounds,
schools and other, public facilities, including those which
have been or may be laid out, and to the Comprehensive Plan
for the extension of the City of Fort Worth and of its roads,
streets, public highways, public transportation Tacilities,
bikeways and walkways within the City of Fort Worth and
within its extraterritorial jurisdiction, regard being made
for access to and extension of sewer and water mains, storm
drainage facilities and the instrumentalities of public
utilities and if same shall conform to the provisions of
this ordinance and rules and regulations of such Commission.
MOU
"103.300 Development Review Committee. The Development Review
Committee is hereby established to,assist the Commission as it
may direct. Such Committee shall be composed of regular and spe-
cial members: regular members shall represent the departments
and agencies of City- government directly and customarily involved
in the processing and review of subdivision plats and other re-
lated development plans; special members shall represent depart-
ments and agencies occasionally involved in specialized aspects
of subdivision development.
"103.400 Authority of the Director of the Department of Public
Works. The Director of the Department of Public Works is hereby
authorized, subject to the approval of the City Manager and/or
his designated representative, to promulgate, amend and enforce
rules, regulations, standards or specifications for the construc-
tion, installation and engineering design of streets, curbs, gut-
ters, watercourses, planting strip easements, sidewalks, bicycle/
pedestrian ways, culverts, bridges, planting screens, monuments,
criteria for drainage easement requirements, drainage facilities
and crosswalk ways, including those related provisions contained
in the Installation of Community Facilities Manual. Any such rule,
regulation, standard or specification and/or amendment thereof
shall be deemed to be it full force and effect upon the filing of
three (3) copies of same in the office of the City Secretary, pro-
vided that there preceded substantial compliance with the follow-
ing procedure: the City Plan Commission and representative parties
of particular industries or professions primarily concerned were
provided written notice of any such proposed rule, regiilation,
standard or specification and/or amendment thereof and were per-
mitted to submit written objections thereto within thirty (30) days
of the mailing of such notice; and further provided that prior to
such filing, the City Council is advised of any such proposed rule,
regulation, standard or specification and/or amendment thereto.
No such rules, regulations, standards and specifications shall con-
flict with this or any other ordinance of the City of Fort Worth.
All such improvements shall be constructed, installed, designed,
located and arranged by the owner or subdivider in accordance with
such rules, regulations, standards and specifications.
"103.500 Authority of the Director of the Water Department. The
Director of the Water Department is hereby authorized, subject to
the approval of the City* Manager and/or his designated representa-
tive, to promulgate, amend and enforce rules, regulations, stand-
ards and specifications for the construction, installation, design,
location and arrangement of the City water and sewage works system
collection and distribution mains, including those related provisions
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contained in the Installation of Community Facilities Manual.
Any -such rule, regulation, standard or specification and/or
amendment thereof shall be deemed to be in full force and ef-
fect upon the filing of three (3) copies of same in the office
of the City Secretary, provided that there preceded substantial
compliance with the following procedure: the City -Plan Commis-
sion and representative parties of particular industries or pro-
fessions primarily concerned were provided written notice of any
such proposed rule, regulation, standard or specification and/or
amendment thereof and were permitted to submit written objections
thereto within thirty (30) days of the mailing of such notice;
and further provided that prior to such filing, the City Council
is advised of any such proposed rule, regulation, standard or
specification and/or amendment thereto. No such rules, regula-
tions, standards and specifications shall conflict with this or
any -otber ordinance of the City of Fort Worth. All such improve-
ments shall be constructed, installed, designed, located and ar-
ranged by the owner or subdivider in accordance with such rules,
regulations,'standards and specifications.
"103.600 Authority of the Director of the Department of Traffic
Engineering. The Director of the Department of Traffic Engineer-
ing is hereby authorized, subject to the approval of the City Mana-
ger and/or his designated representative, to promulgate, amend and
enforce rules, regulations, standards and specifications for the
construction, installation, design, location and arrangement of
City street lighting, commercial curb openings and off-street park-
ing, including those related provisions contained in the Installa-
tion of Community Facilities Manual. Any such rule, regulation,
standard or specification and/or amendment thereof shall be deemed
to be in full force and effect upon the filing of three (3) copies
of same in the office of the City Secretary, -provided that there
preceded substantial compliance with the following procedure: the
City Plan Commission and representative parties of particular in-
dustries or professions primarily concerned were provided written
notice of any such proposed rule, regulation, standard or specifi-
cation and/or amendment thereof and were permitted to submit writ-
ten objections thereto within thirty (30) days of the mailing of
such notice; and further provided that prior to such filing, the
City Council is advised of any such proposed rule, regulation,
standard or specification and/or amendment thereto. No such rules,
regulations, standards and specifications shall conflict with this
or any other ordinance of the City of Fort Worth. All such improve-
ments shall be constructed, installed, designed, located and ar-
ranged by the owner or subdivider in accordance with such rules,
regulations, standards and specifications.
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"103.700 Autbority,of the Director of the Planning Department.
The Director of the Planning Department is hereby authorized, sub-
ject to the approval of the City Manager and/or his designated
representative and the City Plan Commission, to promulgate, amend
and enforce rules of procedure to regulate interdepartmental co-
ordination and processing of subdivision plats and other related
development plans. Any such rules of procedure and/or amendment
thereof shall be deemed to be in full force and effect upon the
filing of three (3) copies of same in the office of the City Secre-
tary, provided that there preceded substantial compliance with the
following procedure: representative parties of particular indus-
tries or professions primarily concerned were provided written no-
tice of any such proposed rules of procedure and/or amendment
thereof and were permitted to submit written objections thereto
within thirty (30) days of the mailing of such notice; and further
provided that prior to such filing, the City Council is advised of
any such proposed rules of procedure and/or amendment thereto. No
such rules of procedure shall conflict with this or any other ordi-
nance of the City of Fort Worth.
"103.800 Authority of Development Coordinator. The Development
Coordinator is hereby authorized, subject to the approval of the
City Manager and/or his designated representative, to promulgate,
amend and enforce policies and regulations in relation to Sections
I and II of the Installation of Community Facilities Manual (com-
munity facilities policy). Any such policies and regulations and/
or amendment thereof shall be deemed to be in full force and ef-
fect upon the filing of three (3) copies of,same in the office of
the City Secretary, provided that there preceded substantial com-
pliance with the following procedure: the City Plan Commission and
representative parties of particular industries or professions pri-
marily concerned were -provided written notice of any such proposed
policies and regulations and/or amendment thereof and were permitted
to submit written objections thereto within thirty (30) days of the
mailing of such notice; and further provided that prior to such
filing, the City Council is advised of any such proposed policies
and regulations and/or amendment thereto. No such policies and
regulations shall conflict with this or any other .ordinance of the
City of Fort Worth.
"103-900 Fee Submittal. Fees in the amount specified by the City
Council shall be tendered concurrently with the submittal of any
plat. No fee shall be refunded should the applicant fail to pursue
the application to final approval or should the plat be disapproved.
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,,104.000 IMPROVEMENTS
"104.1:00 Contract for Community Facilities (Developer and
City). In any subdivision or tract of land where community
facilities (to include by way of example, but not of limita-
tion, water, sanitary sewer, storm drainage facilities,
street lighting or street improvement) are required by this
ordinance or by related policy-, rule or regulation, no build-
ing permit shall be issued and no work shall be started for
the installation of such cQmm-unity facilities unless and un-
til the owner or developer has contracted with the City to
provide for the installation of such improvements. Such con-
tract shall be entered subsequent to approval of adequate
subdivision development plans and specifications and prelim-
inary subdivision plat. In preparing such contract, the City
Manager or his appointee may require the owner or developer
to take bids or otherwise obtain and furnish unit prices of
such improvements, which prices shall be acceptable to the
city.
"104.200 Contract for Construction (Developer and Con-
tractor). Any contract providing for the actual construc-
tion of such community- facilities shall include provisions
defining: that period within which required improvements
shall be installed; the guarantee against any failure of
such improvements due to defective materials and workmanship;
performance, payment and maintenance bonds in the amounts and
forms prescribed by the City; construction sequence; detours
and traffic control; City- inspection policy and procedure;
the application of City standards and specifications govern-
ing construction; the indemnification, defense and holding
harmless of the City for any accidents or claims; and rules
for public protection.
"Where public funds are to be appropriated and expended for
the actual construction of such community facilities, any
contract between the owner or developer and contractor pro-
viding for such construction shall ' ,be awarded pursuant to
the bid procedure prescribed by law and that City- policy con-
cerning the installation of such community facilities.
"At least two (2)
(2) conformed cop
the office of the
building permit.
such contract has
ficials.
true and correct executed copies and two
ies of such contract shall be supplied to
City Manager prior to the issuance of any
No work shall be commenced unless and until
been approved by -tbe appropriate City of-
"Should the owner or developer be qualified in accord-
ance with that City- policy concerning prequalification
of contractors and plan to construct and install any
of such improvements with his own forces, then prior to
the issuance of any building permit or the commencement
of any work, such owner or developer shall enter into an
agreement with the City-, which agreement shall include
the above specified provisions.
"104.300 Utilities.
"104.301 Utilities not owned or operated by the City
shall be designed and constructed in accordance with
design standards and specifications of the appropri-
ate utilities franchised to serve the area in which
the subdivision is located. Should there be no such
standards or specifications, then such utilities shall
conform to applicable State and/or City laws or regu-
lations.
"104.302 All City-owned and operated utilities, in-
cluding, but not limited to, water and sanitary sewers,
shall be designed and constructed in accordance with
City design standards and specifications.
"104.303 Sanitary Sewers
"A sanitary sewerage collection system shall be in-
stalled to serve each lot in every subdivision. In
subdivisions where connection cannot be made to a com-
munity disposal system or a public sewerage system
concurrently with development, septic tanks may be
installed on an interim basis until such connection
can be made. The use of septic systems shall be pro-
hibited without specific written approval of the
Health Department of the City -of Fort Worth, County
and State Health Departments and shall be subject to
any and all conditions of such written approval.
"104.304 Water Lines
"Water lines adequate for domestic supply and for
fire protection needs shall be installed to serve
each lot, or tract, in every subdivision in accord-
ance with City design standards and specifications.
No water main or appurtenance thereto not in complete
conformance with City design standards and specifi-
cations shall be permitted.
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"104.305 Maintenance by Other Than a Public Agency
"Where any subdivision contains or will contain sani-
tary sewers, sewage treatment plants, water supply
systems or other community facilities necessary or
desirable for the welfare of the area or that are of
a common use or benefit and which are not to be main-
tained by an existing public agency, provision shall
be made for an entity acceptable to the City of Fort
Worth to exercise jurisdiction over the location, con-
struction and operation of such facilities and to as-
sume responsibility for the proper continuous operation,
maintenance and supervision of such facilities.
"104.400 Paving and Drainage Facilities.
"104.401 All streets, alleys and other improvements
within the public right -of way shall be designed,
constructed and paved in accordance with City design
standards and specifications.
"104.402 All drainage facilities shall be designed
and constructed in accordance with City design stand-
ards and specifications.
"104.500 Supervision and Inspection of Construction. All
improvements shall be inspected by the appropriate officials
to determine compliance with all applicable laws, ordinances,
rules and regulations of the City pertaining to such improve-
ments. Upon satisfactory completion of the project and such
compliance, the Development Coordinator shall issue a letter
of acceptance of the project.
"104.600 Financing and Installation. The owner or devel-
oper shall make appropriate arrangements with the City and/
or utility companies for the division, if any, of construc-
tion costs of streets and alleys, utility lines and other
public improvements. Underground utilities to be located
in those portions of streets intended for vehicular traffic
shall be installed before such streets shall be surfaced..
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No lot shall be occupied and no municipal
shall be extended thereto unless and until
fied utilities and improvements have been
and connected as required.
"105.000 WITHHOLDING OF CLEARANCES AND PERMITS
services
the speci-
constructed
"105.100 Precedent to the issuance of building permits,
the owner or developer shall comply with all provisions
of Sections 104.100 and 104.200.
"105.200 Upon the request of any department director
responsible for the enforcement of the provisions of
this ordinance and/or related policies, rules, regula-
tions, standards or specifications, the Building official
may withhold building permits or final clearances until
the required public improvements are installed in ac-
cordance with such provisions.
"105.300 No occupancy permit shall be issued for any
structure or building on any lot and no structure or
building on any lot shall be occupied unless and until
all required public improvements have been accepted by
the City of Fort Worth and such improvements have been
installed, connected and are functioning properly.
"106.000 COMPLETION OF IMPROVEMENTS
"Where good cause exists, the director, or directors, of
the department or departments having jurisdiction over said
improvements may extend any specified period for completion of
such public improvements. Any such extension shall not exceed
one (1) year.
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"ARTICLE II
"DEDICATIONS AND VACATIONS
"200.000 ACCEPTANCE, REFUSAL OF PROPOSED DEDICATIONS
"200.100 Approval Not Acceptance of Proposed Dedication.
Approval of any plat by the Commission shall not be deemed
an acceptance of any proposed dedication and shall not im-
pose any duty upon the City concerning the maintenance or
improvement of any such dedication until the proper authori-
ties of the City have made actual appropriation of the same
by entry, use or improvement.
"200.200 Refusal of Proposed Dedication. If any plat is
disapproved by the Commission, such disapproval shall be
deemed a refusal by*the City of the offered dedication
shown thereon.
"201.000 VACATION OF DEDICATION
"All dedications to the City of Fort Worth, to include by
way of illustration but not of limitation streets, alleys, rights -
of -way, easements, park lands, shall be vacated only by written
application to the Commission, review of same by those agencies
or departments designated by the Commission, Commission approval
or conditional approval and City Council approval or conditional
approval by ordinance adoption.
"ARTICLE III
"VARIANCES AND RECONSIDERATIONS
"300.000 VARIANCES
"300.100 Findings Required. The Commission may, following
written request by an applicant detailing justification
therefor, authorize a variance from the application of the
provisions of this ordinance when, in the Commission's opin-
ion, undue hardship will result from requiring strict com-
pliance therewith. Pecuniary hardship, alone, to the appli-
cant shall not be deemed to constitute undue hardship. In
making the findings bereinbelow required, Commission consid-
erations shall include the general purpose and intent of this
ordinance, the nature of the proposed use of the land involved,
existing uses of land in the vicinity, the number of persons
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who will reside or work in the proposed subdivision and
the probable effect of said variance upon traffic condi-
tions. No variance shall be granted unless the Commission
finds:
"300.101 That there are special circumstances or con-
ditions affecting the land involved such that the
strict application of the provisions of this ordinance
would deprive the applicant of the reasonable use of
his land and that such variance is necessary for the
preservation and enjoyment of a substantial property
right of the applicant; and
"300.102 That the effect of granting such variance
will neither be detrimental to the public health, safe-
ty, convenience, welfare nor injurious to other prop-
erty; and
"300.103 That the effect of granting of such variance
will not prevent the orderly use or development of other
tracts of land.
"300.200 Findings, Entered in Minutes. Such findings, to-
gether with the specific facts upon which said findings are
based, shall be entered as part of the official minutes of
the Commission meeting at which such variance is granted.
"301.000 RECONSIDERATION
"Applicants or any person directly affected by a final deci-
sion of the Commission concerning any plat to be filed of record
may initiate within ten (10) days after the date of the decision
appealed a request for reconsideration as per Commission rules
and regulations.
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"ARTICLE IV
"VIOLATIONS
"No party shall file for record or have recorded in the
official records of any county any map or plat of a subdivision
of real estate without first having secured approval thereof
as provided by this ordinance. No party so subdividing any real
estate shall employ or refer to any description of a subdivision
in any deed or conveyance or contract of sale unless and until
the map or plat of such subdivision has been so approved and
such map or plat has been filed for record with the clerk of
each county in which such real estate is situated.
'1401.000 NOTICE OF NONCOMPLIANCE
"For any subdivision existing for which a plat to be filed
for record has not been approved or which fails to meet the stand-
ards contained or referred to herein, the Commission may adopt a
resolution concerning such failure or lack of approval and indi-
cating that same is a violation of the provisions of this ordi-
nance. The Commission may cause a certified copy of such resolu-
tion to be filed in the Deed Records of the county or counties
in which said subdivision or part thereof lies. If compliance
and approval are secured following the filing of said resolution,
the Commission shall file in the Deed Records of such county *,or
counties an instrument which, in effect, rescinds such earlier
filed resolution.
"ARTICLE V
ME I M z, III) a 151 kno
"500.000 AMENDMENT, GENERALLY
"500.100 Periodic Review by Commission. The Commission
shall periodically review the effectiveness of this ordi-
nance in accomplishing the objectives stated herein and
those of the Comprehensive Plan.
"500.200 Proposal for Amendment. Amendments to this ordi-
nance may -be proposed by -the City Council, the Commission
or by any interested party."
mom
SECTION 2.
Prosecution and/or conviction pursuant to the provisions
of this ordinance shall not constitute a bar to any other
remedy or relief for violation of this ordinance, and all pend-
ing litigation and existing violations, both civil and criminal,
whether pending in court or not, under codes or ordinances of
the City of Fort Worth regulating subdivision development and
amendments thereto superseded by this ordinance shall not be
affected by this ordinance but may be prosecuted until final
disposition by the courts.
SECTION 3.
This ordinance shall and does hereby amend and/or repeal
every prior ordinance or rule or regulation or policy in con-
flict herewith, but as to all other ordinances or rules or
regulations or policies or sections of ordinances or rules or
regulations or policies not in conflict herewith, this ordi-
nance shall be and is hereby made cumulative.
NBRUMOR �
It is bereby -declared to be the intention of the City
Council that the sections, paragraphs, sentences, clauses and
phrases of this ordinance are severable, and if any phrase,
clause, sentence, paragraph or section of this ordinance shall
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be declared void, ineffective or unconstitutional by the
valid judgment or final decree of a court of competent juris-
diction, such voidness, ineffectiveness or unconstitutionality
shall not affect any of the remaining phrases, clauses, sen-
tences, paragraphs and sections hereof, since the same would
have been enacted by the City Council without the incorpora-
tion herein of any such void, ineffective or unconstitutional
phrase, clause, sentence, paragraph or section.
SECTION 5.
Any person, firm, association of persons, company or cor-
poration, or their agents, servants or employees, who violate,
disobey, omit, neglect or refuse to comply with any provision
of this ordinance within the corporate limits of the City of
Fort Worth shall be punished by a fine not to exceed two hundred
dollars ($200.00), and each day that a violation exists is here-
by declared to be a distinct and separate offense and punish-
able as such, all as provided for in Section 1-5 of Chapter I
of the Code of the City of Fort Worth (1964), as amended.
SECTION 6.
The City Secretary is hereby authorized to publish this
ordinance in book or pamphlet form for general distribution
among the public, and this ordinance as so published in book
or pamphlet form shall be admissible in evidence as provided
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in Section 3 of Chapter XXVI of the Charter of the City of
Fort Worth.
SECTION 7.
That the City Secretary of the City of Fort Worth is
hereby directed to publish the caption and penalty clause of
this ordinance for five (5) days in the official newspaper
of the City of Fort Worth, as authorized by Article 1176b-1,
Revised Civil Statutes of Texas.
That the City Secretary of the City of Fort Worth is
hereby directed to engross and enroll this ordinance by copy-
ing the caption and penalty clause of same in the minutes of
the City Council of Fort Worth and by filing the ordinance
in the ordinance records of said City.
SECTION 9.
This ordinance shall be in full force and effect.tbirty
(30) days from and after its passage and publication as re-
quired by law, and it is so ordained.
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CITY PLAN COMMISSION
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JUN 11 1982
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CITY PLAN COMMISSION RULES AND REGULATIONS
TABLE OF CONTENTS
Page
I. ORGANIZATION AND OFFICERS
1
101.
Organization
1
102.
Officers
1
103.
Duties
1
104.
Rules of Order
1
II. MEETINGS
2
201.
Quorum
2
202.
Agenda
2
203.
Regular Meetings
2
204.
Special Meetings
2
205.
Public Meetings
2
206:
Order of Business
2
207.
Commission's Questions
3
208.
Decision
3
209.
Reconsideration: Filing of Request
3
210.
Reconsideration: Staff Procedure
3
211.
Reconsideration: Commission Procedure
3
III. OFFICIAL
RECORDS
3
301.
Definition: official Records
3
302.
Recording of Vote
4
303.
Files: Retention
4
304.
Public Record
4
IV. APPLICATIONS 4
401. Written Request Required 4
402. Filing Deadline 4
403. Notice 4
404. Submission of Supporting Information 5
405. Withdrawal of Proposal 5
406. Right-of-Way Vacation Procedure 5
V. PLAT OR REPLAT SUBMISSION, WITHDRAWAL AND VACATION PROCEDURE 5
501. Submittal, Withdrawal, Vacation - Generally 5
A. Standard Form Subdivision Procedure
B. Short Form Subdivision Procedure
C.
502. Pr
A.
B.
C.
D.
Vacation of Plat
a-Application Sketches and Conference 7
Pre-Application
Referral to Other City Agencies
Consultation with Public Utility Companies
Approval
503. Area Development Concept Plan 8
A. The Area Development Concept Plan
B. Duties of the Planning Department
C. Public Review: Action by the Commission
D. Decision of the Commission
E. Approval
504. Preliminary Plat 9
A. General
ii
B. Duties of the Planning Department
C. Public Review: Action by the Commission
D. Decision of the Commission
E. Approval of Preliminary Plat
F. Revised Preliminary Plat
G. Preliminary Engineering Plans
505. Final Plat - Commission Approval
A. Applicant's Duties
B. Duties of the Planning Department
C. Action by the Commission
D. Decision of the Commission
E. Post Final Plat Approval: Recording
506. Short Form Plat
A. Applicant's Duties
B. Duties of the Planning Department
C. Action by the Commission
D. Decision of the Commission
E. Post Short Form Plat Approval: Recording
VI. PLAT SPECIFICATIONS AND SUPPORTING INSTRUMENTS
601. Area Development Concept Plan
A. General
602. Preliminary Plat
A. General
603. Final Plat
A. General
B. Supporting Instruments
iii
11
13
15
15
!U.
0U-
604.
Location Standards and Monumentation for Final
Plat 20
A. Surveyed Subdivision Plat
B. Compiled Subdivision Plat
VII. DESIGN STANDARDS
22
701.
Street Location and Arrangement
22
A. General Requirements
B. Street Class Requirements
702.
Street Classifications
23
A. Definitions
703.
Street Design
24
A. General Provisions
704.
Alleys
26
A. General Provisions
705.
Easements
26
A. General
706.
Blocks
29
707.
Lots
30
708.
Residential Building Lines
31
709.
Land Unsuitable for Subdivision
31
710.
Recreation and Public Lands
31
i
711.
Unified Residential Development (Planned Unit
Development) 32
712.
Driveways and Parking
32
A. One and Two Family Residential Driveways
B. Multi - Family Residential, Commercial and
Industrial Driveways
C. Parking
D. General
iv
713. Natural Tree Cover and Screening Walls 34
VIII. PUBLIC IMPROVEMENTS 34
801. Construction Plans 34
A. City Design Standards and Specifications
B. Paving and Drainage Facilities
C. Street Lighting
D. Site Improvement Data
IX. RULES AND AMENDMENTS 37
901. Amendments 37
902. Certified Copy 38
903. Repealing Clause 38
i1j
Adopted 10/29/75
CITY PLAN COMMISSION
RULES AND REGULATIONS
I. ORGANIZATION AND OFFICERS
101. Organization
The City Plan Commission shall consist of five regular members and
shall be organized and shall exercise such powers as prescribed in the
Charter and the Code of the City of Fort Worth.
102. Officers
A Chairman and Vice Chairman shall be elected annually from among the
Commission's membership at the first meeting in November and at such
other times as these offices may become vacant. In the absence of both
the Chairman and the Vice Chairman, the Commission shall elect an Act-
ing Chairman. The Planning Director, or his designated representative,
shall serve the Commission as Executive Secretary.
103. Duties
A. The Commission shall diligently advise the City Council on those
matters falling within its charged responsibilities in a manner
reflecting its concern for the overall development and environment
of the City as a setting for human activities.
B. The Chairman, or in his absence the Vice Chairman, shall preside
at all meetings, shall decide all points of order or procedure,
and shall sign all letters of transmittal from the Commission to
the City Council. He shall sign all approved subdivision plats
in behalf of the City to indicate the Commission's approval of
such plats for recording.
C. The Executive Secretary shall have full care, custody and control
of the minutes and other official records and shall attend to the
correspondence of the Commission, and shall cause to be given such
notices as are required and in the manner prescribed by statute,
ordinance, these rules or the Commission.
D. A Recording Secretary, designated by the Planning Director, shall
perform such duties as are necessary to prepare accurate and com-
plete minutes of the Commission's action under the supervision of
the Executive Secretary.
104. Rules of Order
Roberts Rules of Order, latest revision, shall be the Commission's final
authority on all questions of procedure and parliamentary law not covered
by these Rules and Regulations.
1.
City Plan Commission Rules and Regulations Adopted 10/29/75
II. MEETINGS
A quorum shall consist of three members.
202. Agenda
An agenda shall be prepared by the Executive Secretary for each meeting
of the Commission. The agenda for regular meetings shall include sub-
divisions, requests affecting public rights -of -way, citizens' requests
and such other matters as the Commission may direct. The agenda for
special meetings shall include primarily those studies and plans deal-
ing with the long -range development of the City. There shall be attached
to each agenda a report of matters pending further action by the Commis-
sion and of disposition by the Executive Secretary.
203. Regular Meetings
Regular meetings shall be held on Wednesday following the fourth Monday
of each month at 1:30 p.m., At such place as the Commission may direct.
204. Special Meetings
Special meetings for any purpose may be held on the call of the Chairman,
or on request of two or more members and by giving written notice to all
members deposited in the mail at least 48 hours before the meeting, or as
may be scheduled by a majority of the Commission at any previous meeting.
The time and place of the special meeting shall be determined by the con-
vening authority.
205. Public Meetings
Meetings on all matters on which a decision of the Commission is required
by law shall be open to the public. Any party in interest may appear in
his own behalf or be represented by counsel or agent. On request of any
party in interest, the Commission will hold its public review of the
affected matter in the City Council chamber. The applicant and /or his
representative shall be fully prepared to present his case at the Com-
mission hearing thereon.
In the event the applicant is not present or represented at the public
hearing, the Commission shall have the power to postpone or dismiss
either at the call of the case or after hearing, and such dismissal
shall constitute a denial by the Commission.
206. Order of Business
The Chairman shall call the Commission to order and the Executive Secre-
tary shall record the members present and absent. The public shall be
advised of the procedures to be followed in the meeting. The Executive
Secretary shall publicly advise the Commission of any communications
2.
City.Plan Commission Rules and Regulations
Adopted 10/29/75
received pertaining to any matter before the Commission. Supporting
evidence for and against each proposal shall be presented to the Com-
mission as the Chairman may direct. No case shall be taken under
advisement until all have been heard.
207. Commission's Questions
The Chairman shall direct any questions to the applicant or any person
speaking in order to bring out all relevant facts, circumstances and
conditions affecting the proposal, and shall call for questions from
other members of the Commission and from the planning staff before
closing the public presentation on each item.
208. Decision
After all proposals have been heard, each shall be reviewed and acted
upon. During its review the Commission may call in any applicant for
further questioning.
209. Reconsideration: Filing of Request
Any proposal which has received final action may be reconsidered by the
Commission under the conditions listed below. A request to reconsider
may be initiated by the applicant or by any person directly affected by
the Commission's decision. Such request shall be filed in writing with
the Executive Secretary within ten (10) working days after the date of
the Commission's decision.
210. Reconsideration: Staff Procedure
Upon receipt of a properly filed request to reconsider, the Executive
Secretary shall give notice to each member of the Commission, and a
transcript of the request shall be distributed to the Commission at the
next regularly scheduled meeting.
211. Reconsideration: Commission Procedure
Three votes shall be necessary to initiate reconsideration of a previous
decision. If reconsideration is refused, the Commission shall enter on
the minutes of its meeting the basis of the request, the reasons why it
was refused and the vote of the members thereon.
III. OFFICIAL RECORDS
301. Definition: Official Records
The official records shall be these rules and regulations and the min-
utes of the Commission together with all findings, decisions and other
official actions. Stenographic notes of the Recording Secretary and the
tape recordings of proceedings and discussions shall not constitute any
part of the official record of the Commission.
3.
City Plan. Commission Rules and Regulations
Adopted 10/29/75
i 302. Recording of Vote
The minutes of the Commission's proceedings shall show the vote of each
member, or if absent or failing to vote,�shall Indicate that fact.
303. Files: Retention
All matters coming before the Commission shall be filed in the Planning
Department in accordance with. that department's general file system.
Original papers of all right-of-way requests, subdivision proposals and
annexation matters shall be retained for not less than five years after
date of submittal; other studies shall be retained for not less than two
years. Thereafter, they may be microfilmed for retention as permanent
record along with other special matters as the Executive Secretary deems
essential or as the Commission may direct.
304. Public Record
The official records, proposed subdivision plans and plats, sight -of -way
requests, and other citizen requests filed for Commission action in regu-
lar or special meetings, shall be on file in the Planning Department and
shall be open to public inspection during customary working hours.
IV. APPLICATIONS
401. Written Request Required
Every proposal submitted for Commission action shall be made in writing.
Where appropriate application forms are provided by the City, such pro -
posal shall be filed on said forms, shall be accompanied by all pre-
scribed fees, and shall be complete in all respects before being ac-
cepted for filing.
402. Filing Deadline
Every proposal shall be filed with the Executive Secretary of the Com-
mission not later than the Monday 23 days prior to the regular meeting
date of the Commission. When the filing deadline falls on a City holi-
day, the following workday shall be observed as the filing deadline.
403. Notice
Public notice of proposals to vacate a street or alley, or proposals to
subdivide lands which do not satisfy the requirements of the Short Form
Subdivision Procedure, shall be given to the owners of all abutting
properties and to such other persons as the Executive Secretary deter-
mines may be affected by the proposal. Such notice shall be sent to the
applicant, his agent and, at the minimum, to the owners of all properties
4.
City Plan Commission Rules and Regulations
Adopted 10/29/75
lying within 200 feet of the property in question as said ownership ap-
pears on the last approved City Tax Roll. Notice shall be given in writ-
ing deposited in the United States Mail, postage prepaid, not less than
10 days prior to the date of Commission meetings. The notice shall ad-
vise that a specific proposal has been submitted for review and that it
will be on display at the City Planning Department, Applications Section,
where additional information will be available.
404. Submission of Supporting Information
Information supporting the grant or denial of any proposal before the
Commission shall be submitted only through the Executive Secretary or
to the Commission in public meeting.
405. Withdrawal of Proposal
When an applicant desires to withdraw any proposed subdivision plan or
plat, or request to vacate public right -of -way, he may do so by filing
a written request to that effect with the City Planning Department.
Such request shall be effective upon the date of its official receipt,
provided however, that no such request shall be valid after notices
have been mailed; except by action of the City Plan Commission. With-
drawal of a proposal at any stage of its processing shall terminate all
consideration of it by the City, and the case file thereon shall be
closed.
406. Right -of -Way Vacation Procedure
A. Only those right -of -way vacation proposals which have met all re-
quirements and received a recommendation for approval by the
Commission shall be so certified by the Executive Secretary and
thereafter transmitted to the City Council for consideration.
B. A proposal to vacate an easement which is found to comply with all
the requirements of all the reviewing agencies shall be so certi-
fied by the Executive Secretary and thereafter transmitted to the
City Council for consideration.
V. PLAT OR REPLAT SUBMISSION, WITHDRAWAL AND VACATION PROCEDURE
501. Submittal, Withdrawal, Vacation - Generally
A. Standard Form Subdivision Procedure
The submittal and review of all subdivision plats and replats
shall proceed through the following steps in order listed unless
herein otherwise provided:
Pre - Application Sketches and Conference;
Area Development Concept Plans, if required by the Planning
Director;
5.
City Plan Commission Rules and Regulations Adopted 10/29/75
Preliminary Plat and Commission approval;
Final Plat and Commission approval.
B. Short Form Subdivision Procedure
1. To facilitate the subdivision plat approval process in those
instances where the highly formalized Standard Form approval
procedure is obviously not necessary for an understanding of
a given development process or the effects and implications
thereof, or for the protection of proximate individual inter-
ests, or for the protection and guidance of community develop-
ment as a whole, the Short Form subdivision plat approval
procedure may be utilized in lieu of the Standard Form sub-
division plat approval procedure when the following condi-
tions have been met:
2. The Short Form Plat and supporting instruments are respec-
tively drawn and compiled in compliance with the Final Plat
specifications as hereinafter provided.
3. The Short Form Plat and supporting instruments and subdivi-
sion they represent are not otherwise in contra - vention with
Article 974a, Revised Civil Statutes of Texas.
4. Each block, or lot fronts upon a dedicated street of appro-
priate width or an additional width or right -of -way is indi-
cated on the plat in order to meet City standards.
5. All easements to each block, or lot have been previously
granted or are shown on the plat.
6. The proposed development neither contains nor creates a sig-
nificant drainage problem, nor is topography a salient devel-
opment consideration.
7. All utilities required to serve each block, or lot are in
place or arrangements to provide same have been made with
the appropriate agency.
8. If the subject property is not identifiable by reference to
a previously recorded subdivision plat and is to be platted
as a single tract, the tract shall have a street frontage
of not less than sixty (60 ) feet at the building line.
C. Vacation of Plat
Any recorded plat or any part thereof, or replat or any part
thereof, may be vacated by the proprietors of the land covered
6.
City Plan Commission Rules and Regulations Adopted 10/29/75
thereby at any time before the sale of any lot therein by a writ-
ten instrument declaring the same to be vacated, duly executed,
acknowledged and recorded in the same office as the plat to be
vacated, provided the approval of the Commission shall have been
obtained, and the execution and recordation of same shall operate
to destroy the force and effect of the recording of the plat or
replat so vacated.
502. Pre - Application Sketches and Conference
A. Pre - Application
The preapplication procedures may include the development of a
sketch plat of the proposed subdivision. The sketch plat may be
a free -hand drawing superimposed upon a print of a topographic
map, or aerial photograph and generally includes the following
details: location in relation to rest of the City; boundaries
of the proposed subdivision; significant natural features such as
rivers, creeks, lakes, hills, woods, etc.; significant man-made
features such as railroads, roads, buildings, utilities, etc.;
tentative street pattern; proposed land use areas; and existing
adjoining development. After the applicant has prepared the sketch
plat and has acquired the necessary information, a pre- platting con-
ference may be scheduled with the staff. The purpose of this pre -
platting conference is to review requirements and work out any
necessary details for inclusion in the preliminary plat. The dis-
cussion at the pre - platting conference is intended to accommodate
the development of land with a minimum time loss and minimize
necessary corrections in the preliminary plat procedure.
B. Referral to Other City Agencies
At the time of the pre - platting conference should a problem arise
which directly concerns another City Agency, the Planning Depart-
ment shall contact a representative of such agency for its opinion.
C. Consultation with Public Utility Companies
The applicant shall also consult with the public utility companies
in reference to the location of utility lines and easements prior
to the preparation of a Preliminary Plat.
D. Approval
No formal approval of Pre - Application Sketches is required; the
applicant may proceed with formal submission of the Preliminary
Plat at any time following the conclusion of the Pre - Application
Conference.
7.
City Plan Commission Rules and Regulations Adopted 10/29/75
503. Area Development Concept Plan
A. The Area Development Concept Plan
The Area Development Concept Plan will be required when Prelimin-
ary Plats are to be presented in stages. It shall include all
land under the control of /or owned by the Applicant, and shall be
in accordance with the requirements outlined. The number of
copies submitted shall be sufficient for distribution to the
reviewing authorities.
B. Duties of the Planning Department
1. Review the Area Development Concept Plan for completeness,
noting application of design principles and standards giving
special attention to the items such as: the relationship of
proposed traff icways to existing neighborhood circulation
patterns and the Major Thoroughfare Plan; the area required
for schools, parks and other public facilities including
drainageways and flood plains.
2. Distribute, when appropriate, copies of the Area Development
Concept Plan to the following offices for review: City
Offices: The City Manager; Departments of: Public Works,
Water, Traffic Engineering, Park and Recreation, Tax, Public
i' Safety, Health. Public Utilities: Texas Electric Service
Company, Southwestern Bell Telephone Company, Lone Star Gas
Company. Others: County Planning Department, County Engi-
neer, the school district(s) concerned, Tarrant County Water
Control and Improvement District No. 1, Texas Highway Depart-
ment District Engineer, which in turn shall transmit their
respective comments and /or recommendations to the Planning
Department as and when prescribed by the Planning Director.
3. Summarize the recommendations of the reviewing offices and
present same to the Development Review Committee.
4. Prepare the report of the Development Review Committee and
present same to the Commission.
C. Public Review: Action by the Commission
The Commission shall hold monthly public meetings as provided by
the Commission Rules and Regulations to review those Area Develop-
ment Concept Plans submitted according to the provisions of the
Ordinance and the Commission Rules and Regulations.
D. Decision of the Commission
The decision of the Commission shall be approval or conditional
approval or disapproval of the Area Development Concept Plan.
8.
City Plan Commission Rules and Regulations
1. Approval shall constitute authorization to roctvd with the
preparation of the Preliminary Plat for the first section
of the development.
2. Conditional approval shall constitute approval, as defined
above, of an Area Development Concept Plan, but is subject
to conformity with prescribed conditions, and it shall con-
stitute disapproval until such conditions are met.
3. Disapproval signifies rejection in toto of the Area Develop-
ment Concept Plan as submitted. The Commission, following
disapproval of the Area Development Concept Plan may permit
an applicant to then submit a Revised Area Development Con-
cept Plan.
E. Approval
Approval by the Plan Commission of the Area Development Concept
Plan shall permit the presentation of stage Preliminary Plats
which are in conformity with said approved Area Development Con-
cept Plan and City of Fort Worth Development Policy. Approval
or conditional approval of an Area Development Concept Plan is
voidable at any time after public hearing by the Commission if a
material change of condition warrants.
504. Preliminary Plat
A. General
The Preliminary Plat shall be required when an extension of City
of Fort Worth utilities and /or streets is necessary and shall be
drawn to show clearly all data. The Preliminary Plat shall in-
clude that portion of the tract that is intended to be planned at
one time and shall generally conform to the approved Area Develop-
ment Concept Plan if applicable and shall be in accordance with
the requirements outlined. The number of copies submitted shall
be sufficient for distribution to the reviewing authorities.
B. Duties of the Planning Department
The Planning Department, having received the Preliminary Plat,
shall:
1. Review the Preliminary Plat for completeness, noting appli-
cation of design principles and standards giving special
attention to the items such as: the relationship of proposed
traff icways to existing neighborhood circulation patterns
and the Major Thoroughfare Plan; the area required for schools,
parks and other public facilities including drainageways and
flood plains.
9.
City Plan Commission Rules and Regulations
Adopted 10/29/75
2. Distribute, when appropriate, copies of the Preliminary Plat
to the following offices for review: City Offices: The City
Manager; Departments of: Public Works, Water, Traffic Engi-
neering, Park and Recreation, Tax, Public Safety, Health.
Public Utilities: Texas Electric Service Company, Southwestern
Bell Telephone Company, Lone Star Gas Company. Others: County
Planning Department, County Engineer, the school district(s)
concerned, Tarrant County Water Control and Improvement
District No. 1, Texas Highway Department District Engineer,
which in turn shall transmit their respective comments and /or
recommendations to the Planning Department as and when pre-
scribed by the Planning Director.
3. Summarize the recommendations of the reviewing offices and
present same to the Development Review Committee.
4. Prepare the report of the Development Review Committee and
present same to the Commission.
C. Public Review: Action by the Commission
The Commission shall hold regular public meetings as provided by
the Commission Rules and Regulations to review those Preliminary
Plats submitted according to the provisions of the Subdivision
Ordinance and the Commission Rules and Regulations.
D. Decision of the Commission
The decision of the Commission shall be approval or conditional
approval or disapproval of the Preliminary Plat.
1. Approval shall not constitute acceptance of the subdivision,
but is only authorization to proceed with the preparation of
engineering plans and a Final Plat.
2. Conditional approval shall constitute approval, as defined
above, of a Preliminary Plat subject to conformity with pre-
scribed conditions, but shall constitute disapproval until
such conditions are met.
3. Disapproval signifies rejection in toto of the Preliminary
Plat as submitted. The Commission, following Preliminary
Plat disapproval, may permit an applicant to then submit a
Revised Preliminary Plat or the applicant may choose to re-
institute the subdivision approval procedure.
E. Approval of Preliminary Plat
Approval by the Plan Commission shall permit the presentation of
a Final Plat at a time which is most advantageous to the applicant
and shall insure City approval of a Final Plat that is in conformity
with said approved Preliminary Plat and City of Fort Worth Develop -
went Policy. Approval or conditional approval of a Preliminary
10.
City Plan Commission Rules and Regulations
Adopted 10/29/75
Plat is voidable at any time after public hearing by the Commission
if a material change of condition warrants.
F. Revised Preliminary Plat
The Commission may require the applicant to submit a Revised Pre-
liminary Plat to the Planning Department for its files when sub-
stantial modifications are required by the Commission relative to
the street layout, block design or land use patterns of the orig-
inal preliminary, or when a large number of changes are required
in the engineering details. No Final Plat shall be accepted for
processing until the Revised Preliminary Plat has been submitted
and checked by the Planning Department for compliance with the
Commission's stipulations.
G. Preliminary Engineering Plans
Simultaneously with the submittal of the Preliminary Plat, adequate
engineering data and drawings shall be submitted for review by the
Director of Public Works and the Director of the Water Department,
and other reviewing authorities. This data shall convey sufficient
engineering information and data so that the following can be
determined: adequately sized easements at appropriate locations;
adequate storm drain structures, appropriately located; adequately
sized sanitary sewers, appropriately located; and adequately sized
water lines, appropriately located. Approval of the Final Plat
shall be conditioned upon approval of the Preliminary Engineering
Data. This data must contain adequate information necessary for
the reviewing departments to ascertain the adequacy of the proposed
Final Plat to accommodate all proposed site improvements.
505. Final Plat - Commission Approval
No Final Plat shall be considered for approval unless a Preliminary
Plat or Revised Preliminary Plat has been submitted and either approved
or conditionally approved and all preliminary engineering plans shall
have been approved by the affected City departments and satisfactory
arrangements made with the Development Coordinator for the installation
of all required community facilities. Upon receipt of a letter from
a qualified Registered Professional Engineer citing unusual circum-
stances necessitating a variance from the usual procedure and subject
to approval of the affected department(s) (Public Works, Water, Traffic
Engineering), a Final Plat may be considered for approval and filing
prior to approval of preliminary engineering plans.
A. Applicant's Duties
The Final Plat shall generally conform to the approved Preliminary
Plat or approved Revised Preliminary Plat and shall be submitted
to the Planning Department, in as many copies and types as required
by the Commission Rules and Regulations and as per specifications
as hereinafter provided, together with written application for
subdivision approval.
11.
City Plan Commission Rules and Regulations
B. Duties of the Planning Department
Adopted 10/29/75
The Planning Department, having received the Final Plat, shall:
1. Check the Final Plat for completeness and for conformity
to the approved Preliminary Plat or approved Revised Pre-
liminary Plat.
2. Inform the applicant of the completeness of the Final Plat,
its conformity to the approved Preliminary Plat or approved
Revised Preliminary Plat, and of the opportunity to refile
the Final Plat if all requirements are not met.
3. Indicate to the Commission its findings as to the complete-
ness of the Final Plat and either its conformity to the
approved Preliminary Plat or approved Revised Preliminary
Plat.
C. Action by the Commission
The Commission shall act upon a properly submitted Final Plat
within thirty (30) days of the official date of submittal. If
said plat be not approved or conditionally approved or disapproved
within thirty (30) days from the official date of submittal, it
shall be deemed to have been approved, and a certificate, showing
said submittal date and the failure to take action thereon within
thirty (30) days from said date, shall on demand be issued by the
Commission and said certificate shall be sufficient in lieu of the
endorsement hereinafter required.
D. Decision of the Commission
The decision of the Commission shall be either approval or condi-
tional approval or disapproval of the Final Plat.
1. A Final Plat which meets all applicable requirements of the
Subdivision Ordinance, pertinent Commission Rules and Regu-
lations and either conforms to the approved Preliminary Plat
or approved Revised Preliminary Plat, or meets all conditions
attached to either a conditionally approved Preliminary Plat
or Revised Preliminary Plat shall be deemed to have been
approved by the Commission upon the Commission's stamp being
affixed with the signatures of the Chairman of the Commission
and the Executive Secretary. Approved Final Plats and sup-
porting instruments shall be retained by the Commission for
recording as hereinafter specified.
2. Conditional approval shall constitute approval of a Final
Plat subject to conformity with prescribed conditions, but
shall constitute disapproval until such conditions are met.
12.
City Plan Commission Rules and Regulations
Adopted 10/29/75
3. Disapproval signifies rejection in toto of the Final Plat as
submitted. Grounds for said:rejection shall be furnished in
writing to the applicant within five (5) working days after
Commission action. The Commission, following Final Plat dis-
approval may permit an applicant to then submit another Final
Plat or reinstitute the subdivision approval procedure at
another step.
4. Conditionally approved Final Plats showing satisfaction of
the conditions, in as many copies as required by the Commis-
sion, may be submitted at any time for approval.
E. Post Final Plat Approval: Recording
After the Final Plat has been duly acknowledged by owners or pro-
prietors of the land, or by some duly authorized agent of said
owners or proprietors, in the manner required for the acknowledge-
ment of deeds, and has been approved as herein provided, the Com-
mission shall cause the Final Plat and all supporting instruments
to be recorded with the County Clerk(s) in the county or counties
in which the subdivision lies.
506. Short Form Plat
A. Applicant's Duties.
The Short Form Plat shall be submitted together with written appli-
cation for subdivision approval, in as many copies and as per
specifications as herein provided.
B. Duties of the Planning Department
The Planning Department, having received the Short Form Plat, shall:
1. Check the Short Form Plat for completeness and for conformity
to the specifications as provided herein.
2. Inform the applicant of the completeness of the Short Form
Plat and of its conformity to the specifications as provided
herein.
3. Indicate to the Commission its findings as to the complete-
ness of the Short Form Plat and of its conformity to the
specifications as provided herein.
C. Action by the Commission
The Commission shall act upon a properly submitted Short Form
Plat within thirty (30) days of the date of submittal. If said
13.
V
City Plan Commission Rules and Regulations Adopted 10/29/75
plat not be approved or conditionally approved or disapproved
within thirty (30) days from the filing date, it shall be deemed
to have been approved and a certificate, showing said filing date
and the failure to take action thereon within thirty (30) days
from said filing date, shall on demand be issued by the Commission
and said certificate shall be sufficient in lieu of the endorsement
herein required.
D. Decision of the Commission
The decision of the Commission shall be either approval or condi-
tional approval or disapproval of the Short Form Plat.
1. A Short Form Plat which meets all applicable requirements of
the Subdivision Ordinance and pertinent Commission Rules and
shall be deemed to have been approved by the Commission upon
the Commission's stamp being affixed with the signatures of
the Chairman of the Commission and the Executive Secretary.
Approved Short Form Plats and supporting instruments shall
be-retained by the Commission for recording as hereinafter
specified.
2. Conditional approval shall constitute approval of a Short Form
Plat subject to conformity with prescribed conditions, but
shall constitute disapproval until such conditions are met.
3. Disapproval signifies rejection in toto of the Short Form
Plat as submitted. Grounds for said rejection shall be fur-
nished in writing to the applicant within five (5) working
days after Commission action. The Commission, following Short
Form Plat disapproval, may permit an applicant to then submit
another Short Form Plat or reinstitute the subdivision ap-
proval procedure at another step.
4. Conditionally approved Short Form Plats showing satisfaction
of the conditions, in as many copies as required by the Com-
mission, may be submitted at any time for approval.
E. Post Short Form Plat Approval: Recording
After the Short Form Plat has been duly acknowledged by owners or
proprietors of the land, or by some duly authorized agent of said
owner or proprietor, in the manner required for the acknowledgement
of deeds, and has been approved as herein provided, the Commission
shall cause the Short Form Plat and all supporting instruments to
be recorded with the County Clerk(s) in the county or counties in
which the subdivision lies.
14.
City P1Xn Commission Rules and Regulations Adopted 10/29/75
VI. PLAT SPECIFICATIONS AND SUPPORTING INSTRILTMENTS
601. Area Development Concept Plan.
A. General
The Area Development Concept Plan will be required when Preliminary
Plats are to be presented in stages and shall be drawn at a scale
of not less than 400 feet to the inch, and may be delineated on a
duplicate of the City topographic base map available from the
Planning Department at printing cost or on any other topographic
map showing equivalent information. The Area Development Concept
Plan shall include all land under the control of or owned by the
Developer and contain or have attached thereto:
1. Names and addresses of the subdividers, record owner, land
planner, engineer and /or surveyor.
2. Proposed name of the subdivision.
3. Location in relation to rest of the City and boundaries of
proposed subdivision.
4. A schematic layout of the entire tract and its relationship
to adjacent property and existing adjoining development.
5. Proposed major categories of land use showing existing and
proposed zoning.
6. Proposed number of dwelling units and population densities.
7. Arterials and collector streets.
8. Location of sites for parks, schools and other public uses
as shown in the Comprehensive Plan.
9. Significant natural drainage features including drainage
courses and wooded areas, as delineated on City of Fort Worth
topographic maps or on any other topographic maps showing
equivalent information.
10. Significant man -made features such as railroads, roads, build-
ings, utilities or other physical structures, as shown on City
of Fort Worth topographic maps, utility company records and
City of Fort Worth records when such features affect the plan.
15.
City Plan Commission Rules and Regulations Adopted 10/29/75
602. Preliminary Plat
A. General
The Preliminary Plat shall be drawn to a scale of one hundred feet
to one inch. The Preliminary Plat shall generally include all of
the tract intended to be developed at one time. When more than
one sheet is necessary to accommodate the entire area, an index
sheet showing the entire subdivision at an appropriate scale shall
be attached to the plat. The Preliminary Plat shall contain or
have attached thereto:
1. Names and addresses of the subdivider, record owner, land
planner, engineer and /or surveyor.
2. Proposed name of the subdivision, which should not have the
same spelling or be pronounced similarly to the name of any
other subdivision located within the City or within five
miles of the City.
3. Names and lot patterns of contiguous subdivisions; approved
concept plans or preliminary plats, and the owners of con-
tiguous parcels of unsubdivided land as shown by Tax Office
records or other public records.
4. Vicinity map showing location of tract by reference to exist -
ing streets or highways.
5. Reserved.
6. Subdivision boundary lines, indicated by heavy lines, and the
approximate area expressed in acres.
7. Location of City limit lines and outer border of the City's
extraterritorial jurisdiction if either traverses the sub-
division, forms part of the subdivision, or is contiguous
to the subdivision boundary as indicated by City records
available upon request.
8. Dimensions, names and descriptions of all existing or recorded
streets, alleys, reservations, easements or other public
rights -of -way within the subdivision, intersecting or contig-
uous with its boundaries or forming such boundaries, as deter-
mined from existing records. The distance from the centerline
of the roadway of the boundary street to the proposed platted
property shall also be shown.
9. The locations, dimensions, names and descriptions of all
existing or recorded lots and blocks, parks, public areas
and permanent structures within or contiguous to the sub -
division which affect the subdivision design.
16.
City Plan Commission Rules and Regulations
Adopted 10/29/75
10. The locations, sizes, and descriptions of existing utilities,
to include gas lines, sewer and water mains, water towers and
Wells, power lines (above and /or below grade), telephone lines,
within the subdivision or adjacent thereto as shown by City of
Fort Worth and utility company records.
11. The approximate location, dimensions, descriptions and names
of all existing and proposed streets, alleys, drainage struc-
tures, parks, open spaces, natural features to be preserved,
improvements to be installed for beautification, other public
areas; reservations, easements or other rights-of-way; blocks,
lots and other sites within the subdivision specifically in-
dicating the connection of improvements to those improvements
in adjacent subdivisions.
12. Identification and location of proposed uses within the sub-
division to include tracts intended for multi- family dwellings,
shopping centers, churches, industry or other uses and also
indicating existing and proposed zoning classifications for
each use.
13. Topographical information based on City of Fort Worth 5 -foot
vertical interval contour maps in general will be sufficient.
United States Geological Survey 7 -1/2 Minute Quandrangle maps
under certain conditions may be used if the area is not covered
by the City contour maps. Supplemental topographic information
may be required if deemed necessary by the affected departments.
All contours and elevations shall be referenced to vertical con-
trol bench marks approved by the City of Fort Worth Public Works
Department. Centerline of water courses, creeks and ravines,
existing drainage structures and other pertinent data shall be
shown. Areas subject to flooding shall be shown, delineating
the 50 -year and the 100 -pear flood limits if applicable. A
drainage study may be required to provide information as to
the extent of drainage facilities that will be necessary in
order to develop the property.
14. A number or letter to identify each lot and each block; an
indication of the typical lot size; the approximate area of
the smallest lot.
15. Building setback lines on all lots and sites adjacent to
streets.
16. Title, date of preparation, scale and north point.
17. Current description of the property to be subdivided that
includes survey name and tract numbers from City or County
records.
17.
City Plan Comsission Rules and Regulations
Adopted 10 /29/75
18. The responsible Entity for the .operation and maintenance of
any building, park, equipment,spools, plantings, lawns or
other legal interests if it is� proposed that they are to be
shared by owners of the real property within the subdivision.
603. Final Plat
A. General
The Final Plat shall generally conform to the Preliminary Plat,
as approved by the Plan Commission and shall be drawn to legibly
show all data into a satisfactory scale, usually not smaller than
one inch equals 100 feet. The Final Plat.shall contain or have
attached thereto:
1. Title or name of subdivision, written and graphic scale,
north point, date of plat, and a key map at a scale of
not less than one inch equals 2000 feet.
2. Location of the subdivision by City, County and State.
3. Location of the subdivision with reference to a corner in a
recorded subdivision or to satisfactory locative title data
by course and distance. Whenever practical, the proposed
subdivision will be referenced to the Texas Coordinate Sys -
tem, North Central Zone under the direction of the City of
Fort Worth Public Works Department.
4. Tract boundary lines indicated by heavy lines.
5. Sufficient relocation data in order to reproduce subdivision
on ground.
6. Approved name and right -of -way width of each street.
7. Locations, dimensions and purposes of any easements or other
rights -of -way.
8. Identification of each lot or site and block by letter or
number and building lines of residential lots.
9. Boundary lines and names of open spaces to be dedicated for
public use or granted for use of the inhabitants of the
subdivision.
10. The type of objects set to mark lot corners.
11. Reference to recorded subdivision plats or adjoining platted
land by record name, and deed record volume and page.
12. Zoning of the tract that shall permit the proposed use or
any pending zoning change amendment necessary to permit the
18.
City Plan Commission Rules and Regulations Adopted 10/29/75
proposed use shall have been adopted by the City Council
prior to recording of the Final Plat.
13. The designation /name of responsible entity for the operation
and maintenance of any building, park, equipment, pools,
plantings, lawns or other legal interests which are to be
shared by the owners of real property in the proposed sub-
division shall be designated by appropriate articles of in-
corporation, contracts, restrictions or other methods. The
means of securing payment for maintenance and operating
expenses and the method of terminating such provisions shall
be stated in the creating documents. The following notes
shall be included on the face of all plats or with accom-
panying instruments, where it is the expressed intent of the
developer that there will be private maintenance of private
drives, emergency access easements, recreation areas and
open spaces:
The City of Fort Worth shall not be responsible for main-
tenance of private drives, emergency access easements,
recreation areas and open spaces; and,
The Home Owners Association shall be respon-
sible for maintenance of private drives, emergency access
easements, recreation areas and open spaces and said
Association agrees to indemnify and save harmless the
City of Fort Worth, Texas, from all claims, damages and
losses arising out of or resulting from performance of
the obligations of said Association set forth in this
paragraph.
14. An instrument of dedication or adoption signed by the owner
or owners.
15. Spaces for signatures of the Chairman and Secretary of the
Commission attesting approval of the Plat.
16. The seal and signature of the surveyor and /or engineer respon-
sible for surveying the subdivision and /or the preparation of
the plat.
B. Supporting Instruments
The following supporting instruments must accompany the plat:
1. A certificate by.the Director of Public Works indicating that
the subdivision plat conforms to all sections of the Sub-
division Ordinance and the Commission Rules and Regulations
requiring his approval.
2. If a subdivision is located in an area which cannot reason-
ably be served by a sanitary sewer system and in which the
19.
City Plan CoumUsion Rules and Regulations
Adopted 10/29/75
use of septic tanks or other beans of disposal has been
approved by the Public Health,Department, a certificate to
such effect by the Public Health Engineer shall be included
and shall show the limitations, if any, of such approval.
3. A certificate by the Director of the Water Department indi-
cating that the subdivision plat conforms to all sections of
the Subdivision Ordinance and the Commission Rules and Regu-
lations requiring his approval.
4. A certificate by the Director of Traffic Engineering indi-
cating that the subdivision plat conforms to all sections of
the Subdivision Ordinance and the Commission Rules and Regu-
lations requiring his approval.
5. Execution of a Community Facilities Contract in accordance
with City policies, where deemed to be necessary by the
Development Coordinator.
6. No final Plat shall be recorded until all of the above re-
quirements have been fulfilled.
604. Location Standards and Monumentation for Final Plat
One of the following methods shall be used:
A. Surveyed Subdivision Plat
The minimum surveying requirements shall conform to the accuracy
standards set by the Texas State Board of Registration for Public
Surveyors, except that in no case shall the requirements be less
than the following: All final external boundary lines with lengths
of courses to hundredths of a foot, bearings to one second, and
where curves form portions of such boundary, the bearing of the
curves' tangent shall be shown to one second along with the curve
length, central angle, and radius. These boundaries shall be
determined by an accurate survey in the field and the unadjusted
closure of the boundaries shall not be less than one part in five
thousand (1:5000). The surveyed subdivision map shall:
1. Indicate all comer objects set.
2. Indicate bearings, dimensions, curve data and other reloca-
tion information as determined by survey.
3. The seal and signature of the surveyor and /or engineer pro-
ficient in surveying, responsible for the surveying and /or
the preparation of the plat will appear on the plat.
4. Where it is deemed practical, the Director of Public Works
shall indicate on a furnished plat the required locations
for concrete reference monuments, or their equal, to be
placed. Position as per the Texas Coordinate System,
20.
City Plan Commission Rules and Regulations
Adopted 10/29/75
North Central Zone, shall be.placed upon them under the
direction of said Director. The subdivision data should be
referenced to this system. The Director shall place the
coordinate values of the monuments on the Final Plat unless
these positions have been determined by the surveyor pre-
paring the plat.
B. Compiled Subdivision Plat
The purpose of the Compiled Subdivision Plat is to serve as a means
to permit subdivision development to proceed with all possible econ-
omy of time and effort in the necessary surveying and construction
of street improvements and utilities; and to be flexible to permit
the developers to process the Final Plat for recording at a time
most advantageous to them. The data shown thereon shall be the re-
sult of a reasonable amount of surveying to permit the precalcula-
tion of the subdivision and to mark the block corners and curve
points. Surveying to mark all lot corners will be done as provided
for in a Community Facilities Contract. The Compiled Subdivision
Plat shall be prepared as follows and shall include:
1. The boundaries shall be monumented, at the developer's expense,
with standard City of Fort Worth monuments or equal. Monuments
.shall be set at all corners, points of curve, and on tangents,
and not to exceed 1,000 feet apart.
2. The boundary survey through these monuments shall have an
angular closure not to exceed five seconds per angle and the
unadjusted closure of the boundary shall be not less than one
part in ten thousand (1:10,000). The boundary shall be ad-
justed and the bearings shall be shown to seconds and the
length to one hundredths (0.01) of a foot.
3. Where it is deemed practical, the Director of Public Works
shall indicate on a furnished plat the required locations
for concrete reference monuments, or their equal, to be
placed. Position as per the Texas Coordinate System, North
Central Zone, shall be placed upon them under the direction
of said Director. The subdivision data should be referenced
to this system. The Director shall place the coordinate
values of the monuments on the Final Plat unless these posi-
tions have been determined by the surveyor preparing the plat.
4. All bearings and distances shown on the plat shall be based
on boundary monuments and all information necessary to cal-
culate the coordinates of any corner or dimensioned point
shall be shown. The centerline information of all streets
shall be shown with bearings to seconds and distances to
hundredths of feet.
5. All of the usual easements, building lines and other items
required for Final Plat shall be shown.
21.
City Plan Commission Rules and Regulations
Adopted 10/29/75
6. The seal and signature of the surveyor and /or engineer respon-
sible for the surveying and /or the preparation of the plat
will appear on the plat.
VII. DESIGN STANDARDS
701. Street Location and Arrangement
A. General Requirements
1. The arrangement, character, extent, and location of streets
shall generally conform to the Master Thoroughfare Plan and
shall be considered in their relation to existing and planned
streets, to topographical conditions, to drainage in and
through subdivisions, to public convenience and safety and
their appropriate relation to the proposed uses of land to be
served by such street.
2. All streets should be designed to be in line with existing
streets in adjoining subdivisions. When conditions permit,
centerline offsets should be at least one hundred thirty -five
(135) feet. Greater centerline offsets as may be required
by the Traffic Engineer shall be planned where necessary for
traffic safety.
3. Streets shall be named to provide continuity with existing
streets.
4. Streets designated to be dead -ended permanently shall be
platted and constructed with a paved cul -de -sac. Any dead -
end street of a temporary nature, if longer than two hundred
(200) feet, shall have a surfaced turning area eighty (80)
feet in diameter for a cul -de -sac. Said temporary cul -de -sac
must be constructed prior to the expiration of the community
facilities contract or earlier if required by the Director
of Public Works. Temporary dead -end street shall have pro-
visions for future extension of the street and utilities and,
if the temporary cul -de -sac is utilized, a reversionary right
to the land abutting the turn - around for excess right -of -way
shall be provided.
5. A street ending permanently in a cul -de -sac should not be
longer than six hundred (600) feet and shall be provided
at the closed end with a turn- around having an outside road-
way diameter of at least eighty (80) feet, and a street pro-
perty line diameter of at least one hundred (100) feet. On
extra wide lots, cul -de -sacs may be longer.
6. Streets should be platted to allow two tiers of lots between
streets when possible.
22.
City Plan Commission Rules and Regulations
Adopted 10/29/75
7. The reservation in private ownership of strips of land at the
end of proposed or existing streets and intended solely or
primarily for the purpose of controlling access to property
not included in the subdivision shall be prohibited.
8. Half streets shall be prohibited, except where essential to
the reasonable development of the subdivision in conformity
with the other requirements of these regulations, and where
the Commission finds it will be practicable to require the
dedication of the other half when the adjoining land is
subdivided. The other half of the street shall be platted
within the adjacent tract at the time it is platted.
B. Street Class Requirements
1. Street layout shall provide for continuation of collector
streets in areas between arterials.
2. Those local streets designated by the Commission shall be
extended to the tract boundary to provide future connection
with adjoining unplatted lands. In general, these exten-
sions should be at such intervals as necessary to facilitate
internal vehicular circulation with adjoining unplatted lands.
3. Where single family or duplex uses abut an existing or pro-
posed arterial street, the plat or dedication instrument
will provide:
Lots to side onto the arterial with a non-access restric-
tion on the arterial side, or
Reverse frontage with screening and containing a non-access
restriction along the rear property line, or
Lots with screened rear alleys, or
Other treatment as may be necessary or required for ade-
quate protection of adjoining properties, and as ap-
proved by the Commission after receiving recommenda-
tions from the affected Departments and taking into
consideration the proposed method of off-street parking
and maneuvering which will prevent the necessity of
backing into the arterial street.
702. Street Classifications
A. Definitions
Street Functions-
Classification Uses
Local A Distributes traffic to and from residences.
Short in length, non-continuous to discourage
through traffic. Low-density residential/
single family.
23.
City plan Commission Rules and
Regulations Adopted 10/29/75
Street
Functions-
Classification
Uses
Local B
Carries traffic to and from "A" locals.
Local A
Would be fed by loop streets and cul-de-sacs.
28'
Serves low-density residential, restricted
Local B
apartments, very limited public facilities.
Collector A
Carries traffic from local streets to arterials.
Collector A
Also may serve local facilities such as schools,
40'
churches. Uses served would include medium and
Collector B
high density residential, limited commercial
48'
facilities, elementary schools, some small
Arterial
offices and as direct access within industrial
(2) 36'
parks.
Collector B
Carries heavy traffic to major commercial and
industrial facilities from arterials. Uses
would include office parks, industrial parks,
and community level commercial facilities.
Arterial
Major traffic carriers. Receives traffic from
collectors and distributes to major activity
centers. Also feeds through-traffic to free-
ways. Uses would include high schools, uni-
versities, other major educational facilities,
concentrations of high-density residential,
regional commercial facilities, other concen-
trated commercial facilities, industrial
complexes, and major public facilities such
as airports.
703. Street Design
A. General Provisions
1. All dedicated streets should conform to the following:
GENERAL DESIGN CRITERIA
24.
Minimum Right-of-Way
minimum Roadway
Parkway
Street Classification
Width
Width (Face to Face)
Width
Local A
50'
28'
ill
Local B
56'
36'
10,
Collector A
60'
40'
10,
Collector B
68'
48'
10,
Arterial
120'
(2) 36'
10,
24.
City Plan Commission Rules and Regulations Adopted 10/29/75
2. All dedicated streets should conform to the following Tech-
nical Design Criteria:
3.
TABLE 1
Minimum
Maximum
Minimum
Area free from
storm
Street Design
Percent
Percent
water, using a
five-
Classification Speed (MP11)
Grade
Grade
year frequency
storm
Local A 10 0.4 N.A.
Local B 30 10 0.4 N.A.
Collector A 30 8 0.4 N.A.
Collector B 40 8 0.4 one lane (normally
the center 12')
Arterial 45 6 0.4 one lane each direction
4. Horizontal Curves
Where streets classified as Local A or Local B are platted
with curves, the degree of curvature should, as much as is
practical, be consistent with the criteria for horizontal
curves and minimum stopping sight distance for the design
speed, in accordance with good engineering practice.
When streets classified as Collector A, Collector B or Arterial
are platted with curves, the degree of curvature shall be such
so that the street when constructed will meet the requirements
for horizontal curves and minimum stopping sight distance,
etc., for the design speed, in accordance with good engineering
practice.
5. No street intersecting an arterial street should vary from a
90* angle of intersection by more than 5*. Intersections of
Collector A and B, and Local A and B should not vary from 90'
by more than 15*.
6. Where in his judgment the appropriate use of the neighboring
property will not be substantially injured, the Director of
Public Works, after consultation with the Director of Traffic
Engineering, may in specific cases, and subject to appropriate
conditions and safeguards, authorize special exceptions to the
Technical Design Criteria items in order to permit reasonable
development and improvement of property where literal enforce-
ment of these values would result in an unnecessary hardship.
25.
r EMSIONS TO '171 1,11
CITY PLAN CCIAI!JISSION
Rt ICES AND RCkst IL ATIONS CONCL'IZNING
ALLEN'S AND ALLEYWAY Tl1I:N.)tJTS
704. Alleys atul Ml.- way Tormaut,
A. Generul Provisions
1. Alleys serving; single - family residoritial and duplex areas %I.all
have a right -of -way width of fifteen feet and a paving t+ i1ltl► of
Ion feet, exclusive of any curbs which may he rr- duir�:-d for
drainage control. Alleys serving all other areas of Toning,, -,hall
have a minimum right -of -way and paving width of t weuty ft•c•t.
Allays shall he paved in accurd.uire with %-ity design standards
:anti spocifirations.
?. All0y% ShOLild intersect streets at right angles or radially to
rurve -d streets. The intersection of a street and an alley should
he constructed as a standard driveway approach. Fntranre
Widths to alleys Shall be constructed twelve feet wide for
residential areas and twenty feet wine for other areas with a
unitorm transition in alley pavement width not to exceed one
foot of transition per twenty feet in alley length.
3. Alleyway turnouts shall be paved to the property line wit`,
turnouts to be not less than twenty feet wide. At :alivyway
tuurnouts, the distance from the ,alley right -of -way to any gat.:,
building, or garage opening shall be at least 25 feet.
4. Dead -end alleys shall be prohib&:d. Alleys shall be limited to
two - thousand feet (2,000 ft.) in length.
5. In cases where two alleys intersect or turn a sharp angle, lot
corners shall be platted so that a triangular area of 25 feet by
25 feet or greater, is dedicated as part of the alley for the
purpose of providing; a rninirnwn required radius of thirty feet to
the inside edge of the alley paving.
n. Alley paving should have a minimurn grade of 0.4°t and a
maxim,im grade of
705. Easements
A. General
Easements shall be provided on subdivision plats when the fullo-wing;
criteria indicate that an easement is requirr -d:
1. Where not adj icent tl•- a put,lie way, casolnents at lea-;t to tact
wido for utility con,U of tion, servi;-c1, and mainteni,nc e shall [)e
provided whot a ►wcv:,,,a► 5. in 1.►(_atioll!. opproved by the Ciry Plan
Con-►rniss►on. Easements of at least live (5) feet in widtl► sh,jll
be provided on each side of all rear lot lines and along side lot
lines, where necessary, for utilities such as electric, telephone,
street lights and gas. Easements havii ►g greater width di►nen-
sions may also be required along, or across lots where engineer-
ing design or special conditions make it necessary for the
installation of utilities outside public rights -of -way.
The following full statement of restrictions shall be placed in
the dedication instrument:
UTILITY EASEMENTS:
Any public utility, including the City of Fort Worth,
shall have the right to move and keep moved all or
part of any building, fences, trees, shrubs, other
growths or improvements which in any way endanger
or interfere with the construction, maintenance, or
efficiency of its respective system on any of the
easements shown on the plat; and any public utility,
including the City of Fort Worth, shall have the
right at all times of ingress and egress to and from
and upon said easements for the purpose of con-
struction, reconstruciton, inspection, patroling,
maintaining and adding to or removing all or part of
its respective syste►ns withocrt the necessity at any
time of procuring the permission of anyone.
2. Emergency access and fire lane easements shall be provided in
locations required by the "Fort Worth Fire Lane Ordinance No.
6722." These easements shall have a minimum width of twenty
(20) feet and a minimur►► height clearance of fourteen (14) feet.
Any emergency access and fire lane easement more than one -
hundred (100) feet in length shall either connect at each end to
a dedicated public street or be provided with a cul -de -sac_
having a minimum diameter of eighty (80) feet with an
additional distance of ten (10) feet on all sides clear of
permanent structures. These easements shall be paved to
Design Standards and Specifications recommended by a Regis-
tered Professional Engineer. Emergency access and fire lane
easements must meet all requirements in Ordinance No. 6722.
3. A 20 -foot by 20 -foot triangular public open space easement is
required on corner lots at the intersection of two streets. A 15-
foot by 15 -foot triangular public open space of easement is
required on corner lots at the intersection of an alley and a
street. The following full statement of restrictions shall be
placed in the dedication instrument or on the face of the plat:
PUBLIC
OPEN .SI1r�c,F RE5T121�'l_Ii�n�:
No structure.•, object, or plait of any type Inay
obstruct vision f rolr; a height of twenty -four (24)
inches to a height of eleve i (11) feet above the top
of the curb, including, but not lirnited to buildings,
fences, walks, signs, trees, shurbs, cars, trucks, etc.,
in the public open space easement as shown on this
plat. These open space easements will remain in
effect until vacated by ordinance adopted by the
City Council of Fort worth and the property
replatted.
In addition, at the intersection of a driveway or
turnout section and a dedicated alley a 10 -foot x i 0-
foot triangular open space area is to be provided on
each side at the driveway or turnout, at the time the
driveway and /or alley is constructed. This area is to
be subject to the same restrictions shown for open
space easements.
4. The preceding Public Open Space Restrictions may be altered to
permit, on commercially zoned lots, the placement within the
easement area of:
One single pole sign with said pole not to exceed
twelve (12) inches in diameter and with every
portion of said sign allowing a minimum height
clearance between it and the ground of eleven (11)
feet.
5. Easements for storm drainage facilities shall be provided at
locations containing pra osed or existing drainageways.
(a) Storm drainage easements of fifteen (15) feet minimum
width shall be provided for existing and proposed enclosed
drainage systems. Easements shall be centered on the
systems. Larger easements, where necessary, shall be
provided as directed by the Director of Public Works.
(b) Storm drainage easements along proposed or existing open
channels shall provide sufficient width for the required
channel and such additional width as may be required to
provide ingress and egress of maintenance equipment; to
provide clearance from fences and space for utility poles;
to allow maintenance of the channel bank; and to provide
adequate slopes necessary along the bank. Such widths
shall conform with those specified in the City Storm Drain
Policy and /or as determined and required by the Director
of Public Wol-ks.
(c) Sturm drainage easements shall be provided for emergency
overflow drainageways of sufficient width to contain within
the easement storm water resulting from a 100-year
frequency storm Jess the amount of storm water carried in
an enclosed system of a capacity required by the City of
Fort Worth Storm Drain Policy and/or as determined and
required by the Director of Public Works. The width of the
easements described in Items (a) through (c) above shall be
substantiated by a drainage study and drainage calculations
or other criteria submitted to and approved by the Director
of Public Works.
6. Floodway easements shall be provided along natural drainage-
ways and lakes or reservoirs. Floodway easements shall
encompass all areas beneath the water surface elevation result-
ing from a storm whose design frequency is 100 years, plus such
additional width as may be required to provide ingress and egress
to allow maintenance of the banks and for the protection of
adjacent property, as determined and required by the Director of
Public Works.
The following full statement of restrictions shall be placed in the
dedication instrument of the subdivision plat:
FLOODWAY RESTRICTION:
No construction, without the written approval of the
City of Fort Worth shall be allowed within a floodway
easement, and then only after detailed engineering
plans and studies show that no flooding will result,
that no obstruction to the flow of water will result;
and subject to all owners of the property affected by
such construction becoming a party to the request.
Where construction is permitted, all finished floor
elevations shall be a minimum of one(l) foot above
the 100-year flood elevation.
The existing creek, creeks, lakes, reservoirs, or
drainage channel traversing along or across portions
of this addition, will remain as an open channel at all
times and will be maintained by the individual owners
of the lot or lots that are traversed by or adjacent to
the drainage courses along or across said lots. The
City of Fort Worth will not be responsible for the
maintenance and operation of said drainageways or
for the control of erosion. Each property owner shall
keep the drainage channels traversing adjacent to his
property clean and free of debris, silt, or any
substance which would result in unsanitary conditions
and the City shall have the right of ingress and egress
for the purpose of inspection and supervision of
maintenance work by the property owner to alleviate
any undesirable conditions which may occur. The
drainage channel, as in the case of all drainage
channels, is subject to storm water overflow and bank
erosion to an extent that cannot be definitely
defined. The City of Fort Worth shall not be liable
for damages of any nature resulting from the occur-
rence of these phenomena, nor resulting from a
failure of any structure(s) within the drainage chan-
nels. The drainage channel crossing each lot is shown
by the floodway easement line as shown on the plat.
City Plan Commission Rules and Regulations Adopted 10/29/75
The following full statement of restrictions shall be placed
in the dedication instrument of the subdivision plat:
FLOODWAY RESTRICTION:
No construction, without the written approval of the City
of Fort Worth shall be allowed within a floodway easement,
and then only after detailed engineering plans and studies
show that no flooding will result, that no obstruction to
the natural flow of water will result; and subject to all
owners of the property affected by such construction be-
coming a party to the request. Where construction is per-
mitted, all finished floor elevations shall be a minimum
of one (1) foot above the 100-year flood elevation.
The existing creek, creeks, lakes, reservoirs, or drainage
channel traversing along or across portions of this addi-
tion, will remain as an open channel at all times and will
be maintained by the individual owners of the lot or lots
that are traversed by or adjacent to the drainage courses
along or across said lots. The City of Fort Worth will
not be responsible for the maintenance and operation of
said drainageways or for the control of erosion. Each
property owner shall keep the natural drainage channels
traversing adjacent to his property clean and free of
debris, silt, or any substance which would result in un-
sanitary conditions and the City shall have the right of
ingress and egress for the purpose of inspection and super-
vision of maintenance work by the property owner to allevi-
ate any undesirable conditions which may occur. The nat-
ural drainage channel, as in the case of all natural drain-
age channels, are subject to storm water overflow and natural
bank erosion to an extent that cannot be definitely defined.
The City of Fort Worth shall not be liable for damages of
any nature resulting from the occurrence of these natural
phenomena, nor resulting from a failure of any structure(s)
within the natural drainage channels. The natural drainage
channel crossing each lot is shown by the floodway easement
line as shown on the plat.
706. Blocks
A. The length of a block shall be considered to be the distance from
property corner to property corner measured along the property
line of the block face:
1. of greatest dimension, or
2. on which the greatest number of lots face.
The width of a block shall be considered to be the distance from
property corner to property corner measured along the property
line of the block face:
29.
City Plan Commission Rules and Regulations Adopted 10/29/75
3. of least dimension, or
4. on which the fewest number of lots face.
The length, width and shapes of blocks shall be determined
with due regard to:
(a) provision of adequate building sites suitable to the
special needs of the type of use contemplated;
(b) zoning requirements as to lot sizes and dimensions;
(c) needs for convenient access, circulation, control and
safety of street traffic.
B. In general, intersecting streets should be provided at such inter-
vals as to serve traffic adequately and to meet existing streets
or customary subdivision practices. Where no existing subdivision
controls, the block le -igths should not exceed one thousand three
hundred twenty (1,320) feet. Where no existing subdivision con-
trols, the blocks should not be less than five hundred (500) feet
in length; however, in cases where physical barriers, property
ownership, or industrial usage creates conditions where it is
appropriate that these standards be varied, the length may be
increased or decreased to meet existing conditions, having due
regard for connecting streets, circulation of traffic and public
safety.
C. Where long blocks in the vicinity of a school, park or shopping
center are platted, the Commission may require a public walkway
near the middle of long blocks or opposite a street that termin-
ates between the streets at the ends of the block. If required,
the walkway shall not be less than four (4) feet nor more than
eight (8) feet in width, and shall have a concrete walk of a
minimum width of four (4) feet through the block from sidewalk
to sidewalk, or curb to curb, or if no street, to the property
line adjacent to school, park or shopping center.
707. Lots
A. The lot arrangement and design shall be such that all lots will
provide satisfactory and desirable building sites, properly re-
lated to topography and the character of surrounding development.
B. All side lines of lots shall be at approximately right angles to
straight street lines and radial to curved street lines except
where a variation to this rule will provide a better street and
lot layout.
C. No lot shall have less area or width at the building line than is
required by the zoning regulations that apply to the area in which
it is located.
30.
City Plan Commission Rules and Regulations Adopted 10/29/75
D. In subdivisions where buildings are to be served by septic tanks,
the size of lots shall be sufficiently large to accommodate ade-
quate drainage fields and to meet the standards set forth by the
County Health Department, the Texas State Department of health and
The City of Fort Worth Health Department.
E. Lots shall be consistent with zoning regulations. When the specific
proposed use of a lot or tract depends upon future action by the
City Council or other properly designated authority, lot lines shall
also be shown on the preliminary plat appropriate to a use which
does not require such action. Proposed uses shall be shown on the
preliminary plat.
708. Residential Building Lines
Building lines may be shown on all lots in the subdivision but not less
restrictive than the zoning ordinance or building lines may be defined
by a note on the plat stating, "All building lines shall comply with
the Zoning Ordinance ".
709. Land Unsuitable for Subdivision
Any land which, in its natural state, is subject to a 100 -year flood or
which cannot be properly drained shall not be subdivided, re- subdivided
or developed until receipt of evidence from the Director of Public Works
that the construction of specific improvements proposed by the Developer
can be expected to yield a usable building site. Thereafter the Com-
mission may approve plats; however, construction upon such land shall
be prohibited until the specific improvements have been planned and
construction guaranteed.
710. Recreation and Public Lands
Providing adequate sites for recreation parks, open space, school sites,
and other community facilities is a public necessity in an urban area.
The acquisition and improvement of these sites in step with private
development of the area served by them is of mutual benefit to the sub-
divider and to the public. Therefore, when advised during the preappli-
cation conference that the Comprehensive Plan shows a need for said
facilities either partially or totally within the proposed development
area, the subdivider shall include in his preliminary plat or concept
plan design sites for such purposes. The Planning Department shall for-
ward a copy of the proposed preliminary plat or concept plan to the
appropriate public agency along with a specific request that their
written reply include a statement indicating whether or not they wish
to meet with the subdivider for the purpose of initiating negotiations.
The Department shall transmit the reply to the Plan Commission which
may at the time of its subdivision review as a condition for approval,
require that the subdivider negotiate with the appropriate public agency
involved for the establishment of public uses within the proposed sub -
division. In the event of a breakdown of negotiations between the
subdivider and the appropriate public agency, this matter shall be
31.
City Plan Commission Rules and Regulations Adopted 10/29/75
rescheduled for public hearing by the City Plan Commission in order to
reevaluate the need for the site or sites in question. It is the re-
sponsibility of the affected department to reply expressing its intent
to request City Council to begin condemnation procedures. In no event
shall the Plan Commission delay action on the proposed subdivision for
more than sixty (60) days after receipt of notice of breakdown of
negotiations.
711. Unified Residential Development (Planned Unit Development)
All proposed unified residential developments, also referred to as
planned unit developments, shall comply with the provisions relating
thereto and contained within the Comprehensive Zoning Ordinance. All
streets not dedicated to the public shall be paved to Design Standards
and Specifications recommended by a Registered Professional Engineer
and shall be maintained by means of a Some Owner's Association, or other
means as approved by the Commission.
Any request to dedicate a private street as a public street shall be
approved only if arrangements are made to bring the street into conform-
ity with all City standards and regulations in effect at the time of
dedication at the cost of affected property owners.
All private streets that intersect with public streets shall be con-
structed with standard drive type approaches. In such cases where an
unusual condition exists, the Director of Traffic Engineering may ap-
prove standard intersection approaches if the approval is requested
prior to the preparation of the plans. Private streets will be named
and shown on the plat. Streets signs for said private streets shall
be erected and maintained by the Home Owner's Association.
712. Driveways and Parking
A. One and Two Family Residential Driveways
The location and size of ingress and egress driveways for one
and two family residences shall be subject to the approval of
the Director of Public Works.
Residential driveways to serve single car garages, carports, and /or
storage areas shall be not less than eleven (11) feet nor more than
fifteen (15) feet in width, measured at the property line. Resi-
dential driveways to serve two car garages, carports, and /or stor-
age areas shall be not less than eleven (11) feet nor more than
twenty -four (24) feet in width, measured at the property line.
When residential driveways are required to serve three or more car
garages, carports, and /or storage areas, the size and location of
the driveway(s) shall be subject to the approval of the Director
of Public Works, after an adequate engineering analysis of the
parking, maneuvering and access requirements. A driveway should
not begin less than five (5) feet from the point of tangency of
the corner radius of an intersection.
32.
City Plan.Commission Rules and Regulations Adopted 10/29/75
The radius of all driveway returns shall be a minimum of five (5)
feet; however, if in the professional opinion of the Director of
Public Works, a situation justifies, driveways may be built at an
angle other than perpendicular to the roadway and/or with driveway
return radii of as much as twenty (20) feet. Residential driveways
shall not be constructed closer than ten (10) feet apart. Joint
driveway approaches may be approved provided a letter of agreement
signed by all adjoining property owners is delivered to the
Director of Public Works.
B. Multi - Family Residential, Commercial and Industrial Driveways
The location of ingress and egress and the size of all multi-family
residential, commercial, and industrial driveways shall be subject
to the approval of the Director of Traffic Engineering under curb
cut permit procedures. Driveways should not exceed sixty-five (65)
percent of the property frontage. multi-family residential, com-
mercial and industrial driveways shall be a minimum of fifteen (15)
feet and a maximum of thirty-five (35) feet in width measured at
the property line. When the property frontage is seventy-five (75)
feet or greater, the driveway measured at the property line shall
not begin less than ten (10) feet from the property corner. When
the property frontage is less than seventy-five (75) feet, the
driveway measured at the property line may begin a minimum of five
(5) feet from the property corner, provided there is not an exist-
ing driveway within fifteen (15) feet of the property corner on the
adjacent property. A minimum of twenty (20) feet, measured at the
property line, should be maintained between driveways.
The radius of all driveway returns shall be a minimum of five (5)
feet; however, if in the professional opinion of the Director of
Traffic Engineering a situation justifies, driveways may be built
at an angle other than perpendicular to the roadway and/or with
driveway return radii of as much as twenty (20) feet. The larger
radius driveway returns may only be approved if a minimum of ten
(10) feet of tangent curb can be constructed between the driveway
returns. Joint driveway approaches may be approved provided a
letter of agreement signed by all adjoining property owners is
delivered to the Director of Traffic Engineering.
C. Parking
Off-street parking shall be provided as required in all the appli-
cable zoning provisions of the Zoning Ordinance, and shall be paved
and arranged in accordance with the Layout and Design Standards and
Specifications for Driveways and Parking Lots. Off-street parking
areas shall be maintained by the owner.
No new "head-in" parking is permitted, except for one and two-
family residential. Off-street parking layouts shall afford the
driver the ability to accomplish all maneuvers to enter or exit
the parking spaces on private property.
33.
City Plan Commission Rules and Regulations
D. General
Adopted 10/29/75
Nothing in this section shall require the changing of existing
driveways and /or parking except under one or more of the follow-
ing conditions:
During widening and /or reconstruction of streets, the drive-
ways will be brought into conformity with the present standards
and head -in parking will be eliminated;
During new building construction or major additions and remodel-
ing of existing buildings all driveways and parking requirements
will be brought into conformity with the present standards and
head -in parking will be eliminated;
When the Director of Traffic Engineering determines that pre-
vailing traffic conditions require the elimination of existing
head -in parking that makes use of public rights -of -way in order
to correct a serious traffic hazard.
When in his professional judgment the literal enforcement of any
part of Section 712. would result in poor engineering design or
in an unncessary hardship, the Director of Traffic Engineering
may authorize special exceptions to Section 712., subject to ap-
propriate conditions and safeguards, in order to permit reasonable
development and improvement of property.
NOTE: Layout and design standards for driveways and parking lots
are available in pamphlet form from the Traffic Engineering
Department.
713. Natural Tree Cover and Screening Walls
A. Natural tree cover shall be preserved whenever possible.
B. Where residential, commercial or industrial buildings back up to
a collector or thoroughfare street, screening shall be provided
on the private property which is compatible with the surrounding
neighborhood.
VIII.PUBLIC IMPROVEMENTS
801. Construction Plans
Construction plans for public improvements to be installed shall be pre-
pared by a registered professional engineer approved by the City and
submitted in accordance with the requirements and specifications of the
officials having jurisdiction as defined in Sections 103.400, 103.500
and 103.600 of the Subdivision Ordinance. No public improvements shall
be installed until and unless said plans shall have been received and
approved by said officials. Construction plans shall include but are
not limited to those items specified in Section 801.D.
34.
City Plan Commission Rules and Regulations Adopted 10/29/75
The review process of Engineering Plans shall be as follows:
Preliminary conference between Consultant and municipal
engineering personnel responsible for the respective engi -•
neering project.
One or more conferences should be held between Consultant and
municipal engineering representative to discuss the Prelimin-
ary Engineering Plans and Proposed Specifications.
Final Plans and Specifications prepared in accordance with
good engineering practice are submitted for detail check for
errors, adequacy and conformity with published City Standards
and Specifications. Review of plans and specifications shall
be conducted as soon as possible and not later than twenty (20)
working days from date of submission.
Convey the information to the applicant, or his engineer, by
written comments on a copy of the plans and specifications,
letter or other acceptable written form, a copy of which may be
retained by the official until the completion of the Rroject.
The Consulting Engineer shall submit Final Plans and Specifi-
cations for approval when all comments, changes or corrections
are made. The Final Plans shall be signed and dated by the
Directors of the Public Works, Water and Traffic Engineering
Departments or their authorized representatives upon approval.
Final Approved Plans will be transmitted to the Consultant by
letter stating approval subject to any additional minor changes
or comments.
A. City Design Standards and Specifications
There are hereby adopted by reference and made a part of these
regulations design standards and specifications which shall be
controlling in design, construction and installation of street
paving, curbs and gutters, sidewalks, utilities and other public
improvements required herein. All references to City Design
Standards and Specifications shall mean and include those stand-
ards and specifications, together with all exhibits, charts,
drawings and diagrams appertaining thereto, which have been ap-
proved by the officials having jurisdiction and placed on file
in the offices of said officials.
B. Paving and Drainage Facilities
1. All streets and alleys shall be paved and shall be designed
and constructed in accordance with City Design Standards and
Specifications.
35.
City Plan Commission Rules and Regulations
Adopted 10/29/75
2. The right -of -way shall be graded to provide suitable finish
grades for pavement, sidewalks, and planting strips with
adequate surface drainage and convenient access to the lots.
3. All sidewalks or bicycle /pedestrianways and driveways shall
be constructed in accordance with City Design Standards and
Specifications.
4. All drainage facilities shall be designed and constructed in
accordance with City Design Standards and Specifications.
5. Where a subdivision abuts an existing road or street, which
is not constructed to line and grade approved by the Public
Works Director, the developer shall be required to improve
the existing road or street to bring same to a line and
grade and type of construction meeting City Standards, or to
replace it with a standard City street, at no cost to the
City, other than as set out in the cost sharing policy of
the 'City in effect at the time of approval of the Final Plat.
Where the proposed subdivision is located along only one
side of said street or road, then the street will be improved
by means of the assessment basis with the developer paying
his proportionate share as required and set forth in the cost
sharing policy of the City in effect at the time of approval
of the Final Plat.
6. Where a subdivision is platted so that lots back up to an
existing street, or a street to be dedicated, said street
shall be improved in accordance with City Standards and
Specifications, by the developer. In the case of an exist-
ing road or street which is not constructed to line and grade
approved by the Public Works Director, the requirements in
Item 5. above shall apply.
C. Street Lighting
The proposed street lighting shall conform to all applicable City
policies, concerning street lighting and shall be approved by the
Traffic Engineering Department. All necessary easements for
street light installation and maintenance shall be shown on the
Preliminary Plans.
D. Site Improvement Data
The following site improvement data including all plans and speci-
fications and engineering calculations, shall be submitted, bearing
the seal and signature of an engineer, proficient in civil engineer-
ing, and registered in the State of Texas. The number of copies
and a reproducible shall be furnished as required by the using
department.
1. Plans and profiles of all streets, alleys, sidewalks, cross -
walkways, and detailed cost estimates.
36.
City Plan Commission Rules and Regulations Adopted 10/29/75
2.
The location and dimensions of existing sanitary sewer lines;
plans and profiles of proposed sanitary sewer lines, indi-
cating depths and grades of lines; detailed design informa-
tion and cost estimates. 1W'
3.
When a separate sewer system or treatment plant is proposed,
proposed plans and specifications.
4.
The location and size of existing water lines and fire hyd-
rants; plans and profiles of all proposed water lines and
fire hydrants, showing depths and grades of the lines; de-
tailed design information and cost estimates.
5.
All street widths and grades shall be indicated; runoff fig-
ures shall be indicated on the outlet and inlet side of all
drainage ditches and storm sewers, and at all points in the
street at changes of grade or where the water enters another
street or storm sewer or drainage ditch. Drainage easements
shall be indicated.
6.
Calculations and map showing the anticipated storm water flow,
including watershed area, percent runoff, and time of concen-
tration. When a drainage ditch or storm sewer is proposed,
calculations shall be submitted showing basis for design.
j 7.
When a drainage channel or storm sewer is proposed, completed
-!
plans, profiles and specifications, shall be submitted, show-
ing complete construction details and detailed cost estimate.
8.
When conditions upstream from a proposed channel or storm
drain outside the limits of the ownership of the developer
do not permit maximum design flow, the drainage facilities
shall be designed based on potential and fully developed
conditions.
When conditions downstream from a proposed channel or storm
drain outside the limits of the ownership of the developer do
not permit maximum design flow, water surface elevations for a
100 -year design frequency shall be indicated considering the
downstream condition in order to define the potential flood
hazards. Solutions to protect the property shall be developed.
All drainage improvements shall be designed to an acceptable
outfall.
IX. RULES AND AMMDMTS
901. Amendments
Amendments to these Rules and Regulations may be adopted by the Com-
mission at any meeting, upon the affirmative vote of three members,
37.
-r 6
City Plan Commission Rules and Regulations Adopted 10/29/75
provided any such amendment is proposed at a preceding meeting and
spread on the minutes of such meeting. By unanimous consent of the
Commission membership amendments may be: adopted at the meeting at
which introduced but shall not become effective until the next regu-
lar meeting.
902. Certified Copy
A certified copy of these Rules and Regulations and of any amendments
thereto shall be filed in the Office of the City Secretary within ten
days following their date of adoption.
903. Repealing Clause
All previously adopted Rules and Regulations of the Commission shall be
and the same are hereby expressly repealed.
et:�"� z "
Cha
ATTESTED:
v •
kx&
utive Secretary
Filg4 in the Office of the City Secretary, Fort Worth, Texas, this Z/ day of
Aln -5
� ilf/I —City Secretary
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38.