HomeMy WebLinkAboutOrdinance 17154-09-2006ORDINANCE NO. 17154-09-2006
AN ORDINANCE AMENDING THE CODE OF THE CITY OF FORT WORTH
(AS CODIFIED BY ORDINANCE NUMBER 16969 ADOPTED MAY 20, 2006),
AS AMENDED, BY ADDING AN APPENDIX C; WHICH APPENDIX SHALL
CONSTITUTE THE "SUBDIVISION ORDINANCE OF THE CITY OF FORT
WORTH" BY PROVIDING FOR THE ESTABLISHMENT AND DUTIES OF
THE PLAN COMMISSION AND THE DEVELOPMENT REVIEW
COMMITTEE; ESTABLISHMENT OF THE SUBMISSION REVIEW
PROCESS, APPROVAL AND EXPIRATION; THE PLATTING STANDARDS
FOR SUBDIVISIONS, INCLUDING STREET AND BLOCK ARIiA.NGEMENTS,
LOT TYPES AND DESIGNS, EASEMENTS, STORM WATER MANAGEMENT,
STREET DESIGN STANDARDS, GATED SUBDIVISIONS AND
DEVELOPMENTS, OIL AND GAS WELLS AND PIPELINES; THE
INSTALLATION OF PUBLIC IMPROVEMENTS, INCLUDING
CONSTRUCTION DESIGN STANDARDS AND SPECIFICATIONS, PAVING
AND DRAINAGE FACILITIES, AND STREET LIGHTING; INCORPORATION
OF ADOPTED DESIGN STANDARDS AND.POLICY MANUALS; PROVIDING
FOR VARIANCES AND RECONSIDERATIONS; REPEALING ORDINANCE
NUMBER 7234 AND THE CURRENT PLAN COMMISSION RULES AND
REGULATIONS; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING A SAVINGS CLAUSE;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE;
PROVIDING FOR PUBLICATION AND NAMING AN EFFECTIVE DATE
WHEREAS, on September 29, 1975 the Fort Worth City Council adopted
Ordinance Number 7234, establishing the "Subdivision Ordinance of the City of Fort
Worth, Texas; and
WHEREAS, on 3anuary 17, 1986, the Fort Worth City Council adapted the Plan
Commission Rules and Regulations governing the platting, replatting, design standards,
vacations, waivers and development standards for the City;
WHEREAS, the Plan Commission Rules and Regulations were revised in 1991,
1997, 2001, 2003, and 2004; and
WHEREAS, the City Council of the City of Fort Warth deems it necessary to
facilitate the adequate provision of transportation, water, sewerage, drainage, schools,
parks and other public requirements, to make the community as attractive and habitable
as possible; to conserve the value of property and encourage the most appropriate use of
land, all in accordance with the Comprehensive Plan; to lessen congestion on streets, to
secure safety from fire, panic and other dangers; to promote health safety, and the general
welfare; to provide adequate light and air; to prevent the overcrowding of land; to protect
the natural environment and to promote safe, orderly and healthful development of land;
and
WHEREAS, a committee was formed to study and make recommendations on
the current Subdivision Ordinances and the Plan Commission Rules and Regulations; and
WHEREAS, public hearings concerning such regulations have been held and the
proposed revisions to the current Subdivision Ordinance and the Plan Commission Rules
and Regulations were recommended for approval by the City's Plan Commission; and
WHEREAS, the City Council has determined that is advisable to delete obsolete
provisions and to combine the Subdivision Ordinance with the Plan Commission Rules
and Regulations into one revised ordinance.
NOW THEREFORE, IT ORDAINED BY THE CITE' COITNCIL OF THE
CITE' OF FORT WORTH, TEXAS:
SECTION 1.
That the Code of the City of Fort Worth, as amended, is hereby further amended
by the addition of a new appendix, which shall be designated as Appendix C, as set out in
Exhibit "A" attached and hereby incorporated into to this ordinance.
SECTION 2.
That Ordinance Number 7234 and the Plan Commission Rules and Regulations
are hereby repealed and replaced by this Ordinance.
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SECTION 3.
This ordinance shall be cumulative of all provisions of ordinances and of the Code of the
City of Fort Worth, Texas (1986), as amended, except where the provisions of this
ordinance are in direct conflict with the provisions of such ordinances and such Code, in
which event conflicting provisions of such ordinances and such Code are hereby
repealed.
SECTION 4.
It is hereby 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 be declared
unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have been enacted by the
City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
SECTION 5.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses
to comply with or who resists the enforcement of any of the provisions of this ordinance
shall be fined not more than Five Hundred Dollars ($500.00) for each offense. Each day
that a violation exists shall constitute a separate offense.
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SECTI®N 6.
All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to
any and all violations of the provisions of the Code of Fort Worth which have accrued at
the time of the effective date of this ordinance and, as to such accrued violations and all
pending litigation, both civil and criminal, whether pending in court or not, under such
ordinances, same shall not be affected by this ordinance but may be prosecuted until final
disposition by the courts.
SECTI®N 7.
That the City Secretary of the City of Fort Worth, Texas is hereby directed to
publish this ordinance for two (2) days in the official newspaper of the City of Fort
Worth, Texas, as authorized by V.T.C.A. Local Government Code Subsection 52.013.
SECTI®N S.
This ordinance shall take effect on October 23, 2006 after publication as required by
law.
APPR~-OWED AS TO FORM AND LEGALITY
Assistant ity Attorney
ADOPTED: g `Z' ~~'
EFFECTIVE ~ ~ C/1~ ~/~"~
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4
ORT ORTH
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ud.ivis~®n r~nance
Development Department
City of Fort Worth, Texas
Adopted: September 12, 2006
Ordinance No.
Effective: October 24, 2006
TABLE OF C®NTENTS
CHAPTER 1: PLAN COMMISSION ............................................................................. l
Article I. Responsibility (Ord. 7234) :....::......:....:.......................................................... 1
Article II. Establishment and Purpose (Ord. 7234) ........................................................ 1
Article III. Appointment (Chap. 2S, City Code) ............................................................ 1
Article IV. Organization (Chap. 2S, City Code) ............................................................ 2
Article V. Decisions (Ord. 7234) ................................................................................... 3
C~IAPTER 2: DEVELOPMENT REVIEW COMMITTEE ........................................ 6
Article I. Establishment (Ord. 7234) .............................................................................. 6
Article II. Composition (New) ....................................................................................... 6
Article III. Role and Responsibility (New) .................................................................... 6
Article IV. Meetings and Reports (New) ....................................................................... 7
CHAPTER 3: PLATTING ............................................................................................... 8
Article I. Plat Requirements (Ord. (7234) ..................................................................... 8
Article II. Types of Plans and Plats (Chap. III, PCRR) ................................................. 8
CHAPTER 4: SUBMISSION REVIEW PROCESS ...................................................12
Article I. Pre-Submission (Sec 204, PCRR) ................................................................ 12
Article. II Submission Process (Chap. II, PCRR) ........................................................ 13
Article III. Review, Approval, a11d Expiration (Ord. 7234 & Chap. VIII PCRR) ....... 14
CHAPTER 5: SUBDIVISION GENERAL STANDARIDS (Ord.7234) ...................... 23
CHAPTER 6: SUBDIVISION DESIGN STANDARDS ............................................. 25
Article I. Access (Sec. 401 PCRR) ............................................................................... 2S
Article II. Streets and Blocks Arrangements (Sec. 402 & 406 PCRR) ........................ 26
Article III. Lot Types and Design. (Sec. 407, 603, & 703 PCRR) .............................. 27
Article N. Easements (Sec. 40S PCRR) ...................................................................... 30
Article V. Storm Water Management (New) ............................................................... 31
Article VI. Street Design Standards (Sec. 403 PCRR) ................................................. 3S
Article VII. Gated Subdivisions and Developments (New) .......................................... S4
Article VIII. Oil and Gas Pipelines (Sec. 413 PCRR) ................................................. S7
Article IX. Oil & Gas Wells (Sec. 413 PCRR) ............................................................. S9
CHAPTER 7: PUBLIC IMPROVEMENTS ................................................................ 61
Article I. Construction Plans Preparation and Approval(Chap. V PCRR) .................. 61
Article II. Construction Design Standards and Specifications (Sec. SOl PCRR)......... 61
Article III. Paving and Drainage Facilities (Sec. SO1 PCRR) ....................................... 62
Article IV. Street Lighting (Sec. SO1 PCRR) ...........:................................................... 62
Article V. Site Improvement Data (Sec. SOl PCRR) .................................................... 63
Article VI. Incorporation of Adopted Design Standards and Policy Manuals (New).. 63
CHAPTER 8: ENFORCEMENT (Ord. 7234) .............................................................. 65
GLOSSARY OE TERMS (New) .....................................................................................66
CIIAI'TEI21:
PLAN C®1VIlVIISSI®N
Article I. Responsibility
The City Plan Commission, referred to as "Commmission", shall exercise all of the powers of
approval, disapproval, and vacation of plats, as provided by State statutes and the City
Charter and ordinances.
Article II. Establishment and Purpose
The City Plan Commission is created to assist Fort Worth in becoming and maintaining the
stature as the most livable city in Texas. The mission is to serve the public and advise the
City in the orderly growth and development of the community. This mission is
accomplished through the formulation and maintenance of a Comprehensive Plan,
recommendations of proposals for annexations, the processing of plats, and other tasks as
defined by City Council and applicable law.
111corporated within the duties of the Plan Commission are the responsibilities for the
following:
• Study and recommend on all proposals for the zoning classification of land submitted
for voluntary annexation or limited purpose annexation and submit all proposals in the
name of the City Plan Commission.
• Exercise all the powers of a Commission as to the approval or disapproval of plans,
plats, or replats and vacations of plans, plats, or replats as set out in Chapter 212, Texas
Local Government Code.
• Keep informed with reference to the progress of City plam~ing in Fort Worth and other
cities and counties and recommend improvements to the adopted plans of the City.
• Study and reconnnend on the planning, design, location, vacation, closing, or
termination of public rights-of--way, bridges, public buildings, parks, and other capital
improvement projects, considering the design of streets and blocks that promote viable,
safe, and sustainable neighborhoods with regard for traffic control and safety,
convenient access, and traffic and pedestrian circulation and internal sub-neighborhood
area connection and circulation both within the subdivision and between adjacent
subdivisions, without the need for utilizing the perimeter arterial streets system for such
purpose.
• Zllspect the property and premises where required in the discharge of the responsibilities
of the Commission as allowed by the laws of the State and ordinances of the City.
• Advise the City Zoning Commission with respect to zoning districts and development
standards and to provide zoning recommendations on applicable subdivision proposals.
Article III. Appointment
The City Plan Commission shall be composed of qualified electors of the City. The City
Council shall consider for appointment to the Commission only those persons who have
demonstrated their civic interest; general knowledge of the communty; independent
judgment; understanding of zoning and planning; availability to prepare for and attend
meetings; and who, by reason of diversity of their occupations, constitute a Commission
which is broadly representative of the community.
The City Council shall appoint the City Plan Commission, which shall consist of nine (9)
members, who shall serve in places numbered one (1) through nine (9), and two (2)
alternate members to serve in the absence of one (1) or more regular members. Preference
will be given, where feasible, to prior Plan Conunission members as appointees to serve as
altercate members to the Commission. After the expiration of the initial members' terms,
members shall serve two-year terms. No regular member shall serve more than three (3)
consecutive two-year terms and the terms of current members of the Commission shall be
counted toward the limit of terms to be served, for purposes of this section. At the
expiration of three (3) consecutive two-year terms of service as a regular member, the
lneinber may be appointed to serve as an alternate member at the discretion of the City
Council.
Article IV. Organization
The Commission shall hold an organizational meetirig in November of each year and shall
elect a chairman and vice-chairman from among its members before proceeding to any
other hatters of business. The Commission.shall meet regularly and shall designate the time
and place of its meetings. The Commission shall adopt a set of rules of procedure and keep
a record of its proceedings in accordance with the provisions of this article and the City
Charter. Newly appointed members shall be installed at the first regular meeting after their
appointment.
Six (6) members of the Commission shall constitute a quorum for the conduct of business.
The members of the Commission shall regularly attend meetings and public hearings of the
Conunission and shall serve without compensation, except for reimbursement for
authorized and approved expenses attendant to the performance of their duties.
There is hereby created the position of `Executive Secretary' to the Commission. The
Director of the Development Department, or his designated representative, shall serve as the
Executive Secretary.
The Executive Secretary shall have full care, custody, and control of the minutes and
official records; shall attend to the correspondence of the Commission; and shall give such
notices as are required and in the manner prescribed by statute, ordinance, these rules, or
vote of the Conunission.
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Article V. I9ecisions
A. Continuance
An applicant may request a continuance if received in writing prior to publication of
public notice, generally ten days prior to a public hearing. Any request received after
public notice is served shall be at the discretion of the Commission.
B. Approval
The Commission shall approve any plan or plat that conforms to this Ordinance, the
Comprehensive Plan as it applies within the City limits (except where it conflicts with
existing zoning); Master Thoroughfare Plan; Parks and Recreation Policies;
Meacham, Alliance; and Spinlcs; Airport Controls; and other City codes, ordinances,
policies, rules, or regulations.
C. Conditional Approval
The Commission lnay conditionally approve a plan or plat where there is a change to
the lot layout or street system, the Master Thoroughfare Plan, or a rezoning
application is pending. The Commission shall not deny or place conditions of
approval based upon unregulated issues, public protest, private deed covenants and
agreements, or allegations that the plat is not in lceeping with the character of the
neighborhood.
Conditional approval shall constitute disapproval until all the conditions are met. The
revised plan or plat is subject to review and approval by the Executive Secretary for
conformance with the conditions of approval.
Conditional Approval by the Commission shall not extend beyond two calendar years
from the date of conditional approval unless the Commission grants an additional
extension.
D. Approval with Waivers
The applicant may request a waiver of the provisions of this Ordinance by filing a
written request with the Executive Secretary at the time of plat application submittal.
The Commission may authorize a waiver when, in the Commission's opinion,
reasonable difficulty will result from strict compliance. The Commission shall
consider the general purpose and intent of this Ordinance, the nature of the proposed
use of the land involved relative to the need for changes in infrastructure and
municipal services, existing zoning and uses of land in the vicinity, the number of
persons who will reside or work in the proposed subdivision, and the probable effect
of the variance upon traffic conditions.
No waiver shall be granted unless the Commission finds:
1. That the effect of granting the waiver will be neither detrimental to the public
health, safety, or welfare nor injurious to other property; and
2. That the effect of granting the wavier will not prevent the use or orderly
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development of other tracts of land.
3. The findings, together with the specific facts upon which these findings are based,
shall be entered as part of the official minutes of the Commission meeting.
E. Denial
The Commission may deny any plan or plat or that does not conform to this
Ordinance, the Comprehensive Plan as it applies within the City limits (except where
it conflicts with existing zoning), Master Thoroughfare Plan, Parks and Recreation
Policies, Meacham, Alliance and Spinlcs Airport Controls, and other City codes,
ordinances, policies, rules, or regulations.
F. Reconsideration
Decisions of the Commission shall be final, subject to reconsideration as follows:
1. Any proposal, which has received final action, may be reconsidered by the
Commission upon a request initiated by the applicant. The request shall be filed
in writing with the Executive Secretary within ten (10) days after the date of the
Commission's decision.
2. The Executive Secretary shall place the request for reconsideration on the next
regularly scheduled Commission meeting agenda.
G. Recommendations to City Council
The Plan Commission shall make a recommendation for street closures/vacations to
City Council for final consideration and action.
The Plan Commission will make a recommendation to City Council for final
consideration and action for comprehensive plans, annexations, and other tasks as
defined by City Council.
l`I. Changes Following Commission Approval
1. Plans or Plats previously approved at the Commission's public hearing may not be
changed or altered without a re-hearing, except to bring the plan/plat in
conformance with the conditions and requirements stipulated by the Commission.
Changes iii land use, zoning, street classifications, the configuration of street
patterns, connections to perimeter streets, an increase in development intensity, or
extensions to the perimeter boundary of the subdivision to un-subdivided properties
require a public hearing. Changes to street classifications, connections to perimeter
streets, or extensions to the perimeter boundary of the subdivision to un-subdivided
properties shall also require the written consent of the adjacent property owner.
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2. The Executive Secretary may administratively review and approve the following
without Plan Commission approval:
a. Minor alterations to internal streets and/or circulation system and alignments;
and
b. A net increase in the overall dwelling unit yield of the plan. The net increase
may not exceed 3% of the total residential lots rounded to the nearest whole
number.
I. Other Matters Of Business (OMB)
1. Requests that are minor in nature may be placed on the Commission agenda for
review and consideration by the Commission under the heading "Other Matters of
Business". No public notice shall be required. All such requests shall be posted
on the Commission's agenda prior to public hearing in the manner prescribed by
State law.
2. Requests eligible as "Other Matters of Business" include the following:
a. Change the subdivision name of a Preliminary, Short Form, or Final Plat;
b. Increase in lot yield of an approved Preliminary Plat that does not exceed 5% of
the total residential lots, rounded to the nearest whole number. In granting a
request, the Commission shall consider that the increase is the result of a final
adjustment in the plan design; adjustment in the size or configuration of public
paxlc, other open space, or community facility parcels; or the elimination of
oil/gas drill sites which would reasonably incur an increase in lot yield;
c. A one (1) year extension of the expiration date of an approved Concept Plan,
Preliminary Plat, Final or Short Form Plat;
d. Vacation of a final recorded plat, where an agreed petition signed by all
affected property owners has been submitted; and
e. Revisions to the Subdivision Ordinance or Commission's Rules of Procedures.
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Article I. Establishment
The Development Review Committee (DRC) is established to assist the City Plan and
Zoning Commissions in their review of Plans and Plats; rights-of--way vacations and
closures; Master Thoroughfare Plan changes; and zoning changes and site plans.
Article II. Composition
The DRC is composed of both `Regular' and `Associate' members of various City
Departments and related agencies having an interest in the work and activities of the
respective Commissions. `Regular' members shall represent those directly involved in the
review of the technical evaluation of the Commission cases. `Associate' members represent
those departments and agencies involved in limited aspects of Commission cases.
The Executive Secretary to the Plan Commission, or his appointed representative, shall
serve as the Chairman of the DRC. The following shall constitute membership in the DRC:
Plan Commission Zoning Commission
R R
A R
R R
R A
R A
A A
R R
R A
R A
A A
A A
Debartment / A~encv Member
Development Department
Plamung Department
Transportation & Public Works Dept.
Parks & Community Services Dept.
Water Department
Environmental Management Dept.
Fire Department
Police Department
Tarrant County Health Department
Tarrant County Transp. & Eng. Dept.
Housing Department
(R- Regular Member; A- Associate Member)
Article III. Role and Responsibility
The DRC shall advise the Commissions on the following:
• the compliance and completion of applications for Commission consideration as to
adopted rules, regulations, and ordinances;
• the appropriate cases for Plan Commission `consent agenda' items;
• waivers and reconsiderations;
• appropriate zoning of land requested for voluntary or limited purpose annexation;
• street and alley vacations; and
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• amendments to the respective Zoning and Subdivision Ordinances.
Article IV. Meetings and Reports
The DRC shall hold a monthly meeting to review cases with representatives of cases and
compile reports for the next scheduled meeting of the Plan Commission and Zoning
Corrunissions.
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CIIAI''I'EIZ 3:
PLA'I'TIl~TG
Article I. Plat Requirements
A. Platting Required
Any owner of a tract of land within the City or its Extra-Territorial Jurisdiction (ETJ),
which is to be divided into (2) two or more parts for the purposes of laying out a
subdivision of the tract or parcel; laying out lots for building or other land uses; or
laying out streets, alleys, parks, public squares, or other parcels and lots intended to
be dedicated to the public use or for the use of the purchasers or owners of such lots
fronting on or adjacent to the public use must prepare a subdivision plat for the
review, approval, and recording by the City.
B. Platting Exempt
A division of land within the City or the ETJ shall be exempt from the platting
regulations where the division of land is into parts all greater than five (5) acres each,
each part has access to a public street, and no public improvement is being dedicated.
A~zy parcel requiring a City permit must first be platted and recorded in accordance
with this Ordinance.
Article II. Types of Plans and Plats
_ A. Concept Plan (Not Recorded)
A Concept Plan is required when:
1. Preliminary plats are proposed to be presented in stages;
2. The total land area of contiguous parcels under the same ownership and control is
greater than one square mile (640) acres; and
3. The area is located wholly or partially within the City of Fort Worth or proposed
for annexation to the City.
B. Preliminary Plat (Not Recorded)
1. A preliminary plat shall conform to the approved Concept Plan if a concept plan
was required.
B. A preliminary plat is required to be processed by the Development Department and
approved by the City Plan Commission prior to the applicant submitting a Final
Plat for City approval and recording with the respective county clerk.
3. A preliminary plat is not required if there is no dedication or construction of public
or private streets required for access and if four (4) or fewer lots axe to be platted.
See Section D, Minor Plat.
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C. Final Plat
1. The Final Plat shall conform to the approved Preliminary Plat and meet all of the
requirements of the Plan Commission.
2. The Final Plat may include all or any portion of the area included in the approved
Preliminary Plat.
3. A Final Plat does not require a public hearing and is administratively approved by
the Plan Conunission's Executive Secretary preceding the filing of the plat for
record.
I9. Minor Plat (Short Form Final Plat)
1. A minor plat is permitted for four (4) or fewer lots that have not been previously
platted and recorded.
2. All lots on the minor plat must have direct access to and front or abut an existing
public street.
3. All lots must meet the lot size requirements of the zoning district in which they are
located.
4. A minor plat does not require a public hearing and is administratively approved by
the Plan Commission's Executive Secretary preceding the filing of the plat for
record.
E. Replat
1. A replat does not vacate the previous plat of record. governing the remainder of the
subdivision. A replat shall contain a note on the plat face attesting that the replat
does not amend or remove any covenants or restrictions.
2. A public hearing is required if additional single-family or two- family zoned lots
are created or if the location or width of interior streets and pedestrian circulation
routes are significantly altered.
3. A replat may be administratively approved if no additional single-family or two-
fainily lots are created and only minor street adjustments that do not alter the
previously approved plat or require a vacation of the altered street right of way.
F. Amending Plat
A plat of record maybe amended without public notice, a public hearing, or approval
of other lot owners and is controlling over the preceding plat without vacation for one
or snore of the following purposes:
1. To correct errors in course or distance;
2. To add any course or distance that was omitted;
3. To correct an error in the description of the real property;
4. To indicate monuments set after death, disability, or retirement from practice of the
engineer or surveyor charged with responsibility for setting monuments;
5. To show the location or character of any monument that has been changed or was
incorrectly shown;
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6. To correct any other type of scrivener or clerical error or omission including lot
numbers, acreage, street names, and identification of adjacent recorded plats;
7. To correct an error in courses and distances of lot lines between two adjacent lots
if both lot owners join in the application for amending the plat; neither lot is
abolished; the amendment does not attempt to remove recorded covenants or
restrictions; and the amendment does not have a material adverse affect on the
property rights of the other owners in the plat;
8. To relocate a lot line to eliminate an inadvertent encroachment of a building or
other improvement on a lot line or easement;
9. To relocate one or more lot lines between one or more adjacent lots if the owners
of all those lots join in the application for amending the plat; the amendment does
not attempt to remove recorded covenants and restrictions; and the amendment
does not increase the number of lots;
10. To malce necessary changes to the preceding plat to create (6) six or fewer lots in
the subdivision or a part of the subdivision covered by the preceding plat if the
changes do not affect applicable zoniizg and other regulations of the City; the
changes do not attempt to amend or remove any covenants or restrictions; and the
area covered by the changes is located in an area that the city has approved, after
a public hearing, as a residential improvement area;
11. To replat one or more lots fronting on an existing street if the owners of all those
lots join in the application for amending the plat; the amendment does not remove
any covenants or restrictions; the amendment does not increase the number of
lots; and the amendment does not create or require the creation of a new streets or
malce necessary the extension of municipal facilities.
An Amending Plat is filed for record in the county of jurisdiction upon administrative
approval by the Plan Commission's Executive Secretary.
G. Correction Plat
A plat maybe corrected without public notice, a public hearing, or approval of other
lot owners and is controlling over the preceding plat without vacation for one or more
of the purposes listed in 1 through 7 in Subsection F, "Amending Plats" above.
A Correction Plat is filed for record in the county of jurisdiction upon administrative
approval by the Plan Commission's Executive Secretary.
H. Conveyance Plat
1. A conveyance plat may be used to transfer ownership of a parcel or portion of a
parcel of land in order to record the transfer of ownership without requiring
construction or design of public improvements or collection of development fees.
2. The property must have access to private or public street.
3. Utility easements maybe recorded on the conveyance plat.
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4. The conveyance plat shall contain a certification note on the plat face, as follows:
"This Conveyance Plat shall not convey any rights to development or
guarantee of public utilities, public or private access, or issuance of
addressing and permits, without compliance with all subdivision rules
and regulations and the approval and recording of a Final Plat"
A Conveyance Plat is filed for record in the county of jurisdiction upon
administrative approval by the Plan Commission's Executive Secretary.
I. Vacated Plat
A recorded Plat may only be vacated per the provisions of Section 212.013 of the
Texas Local Government Code. A Vacated Plat must meet the following
requirements:
1. If any lot has been sold to an individual property owner, the vacation application
shall include the signatures of 100% of all property owners within the recorded
subdivision.
2. No partial Plat may be vacated without the consent of all property owners
encompassed by the prevailing recorded plat.
3. No plat may be vacated unless access is provided to individual platted lots and
public street and alley rights of way, parks, public sites and facilities, and utility
and drainage easements and improvements are provided in the accompanying
replat.
4. No Vacated Plat may be recorded in the county of jurisdiction without a public
hearing and approval of the City Plan Commission.
CI3AP'I'EI~ 4:
SLT~IVIISSION A.ND I2EVIEVV I°I20CESS
Article I. Pre-Submission
A. Sketch Plans (Optional)
The Sketch Plan is a free-hand drawing,
superimposed over a topographic map or aerial
photo of the anticipated development. A
Sketch Plan should include the following:
1. Location with respect to the City limits;
2. Boundary lines of the proposed
development;
3. Significant natural and man-made features
such as rivers, creeks, lakes, hills, wooded
areas, railroads, bridges, roads, buildings,
utilities, etc.; and
4. Proposed street layout pattern and existing
and proposed land uses.
At the applicant's request, a Sketch Plan review
will be provided by the DRC. The DRC shall
review the Sketch Plan with the applicant and
provide advice as to any general restrictions,
requirements, or other conditions that should be
addressed prior to the submittal of a Replat or
Preliminary Plat.
Review and comment by the DRC shall not
constitute an approval or endorsement of any
replat, preliminary plat, or proposed
development.
Figure 1
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B. Preplat Conference (Required) osrected Plat
ransnlitt
• A Preplat Submission Conference shall be held ar~agemen
between the applicant, his consultant, and the Review
DRC staff prior to submission of a Preliminary ,;~ ,E
Plat or Conce t Plan a hcation for the ose
p Pp ~ p~ ~~
~$~~~
of advising the applicant as to the general '~
restrictions, requirements, and other planning
and engineering matters applicable to the plat. If an issue arises during the pre-plat
meeting that directly concerns a City department not represented, the appropriate staff
12
will be contacted.
Pre-Plat Submission Conferences shall be held periodically throughout the month but
not less than once a month or less than one calendar weelc prior to the submission
deadline.
Article. II Submission Process
The following standards and procedures shall be followed regarding application submission:
A. Written Request
Every proposal shall be .submitted in writing in a format and on application forms
provided by the Development Department. All applications and any required
supplemental documents shall be submitted to the Executive Secretary. No plat
application will be accepted for filing and processing by the Executive Secretary until
all fees are paid, the application is complete, and the property is properly zoned for
the anticipated use or an application has been submitted for rezoning.
B. Submission Deadline
The submission deadline for applications submitted for Plan Commission action is 30
days prior to the next scheduled Commission meeting date. If the filing deadline falls
on a City holiday, the following workday shall be observed as the submission
deadline. The deadline shall be the official submission date for all applications. Any
application filed prior to the submission deadline shall be deemed submitted on the
official deadline date.
C. Public Notices
Required notice of the public hearing shall be sent to the applicant or his agent; to the
owners of all properties lying within 300 feet of the property (as ownership appears
on the last approved County Tax Roll); and to all community or neighborhood
organizations registered with the City that represent property within a quarter mile
(1,320 feet) of the subject property encompassed in the application. Notice shall also
be sent to the owners of all abutting properties located outside the city limits and to
other persons as the Executive Secretary determines maybe affected by the proposal.
Notice shall be given in writing, deposited in the United States Mail, postage prepaid,
not less than 10 days prior to the date of Commission hearing. The notice shall advise
that a specific proposal has been submitted for consideration and is available for
review in the Development Department.
D. Withdrawal of Application
Any application may be withdrawn by submitting a request to the Executive
Secretary. The request shall be effective upon the date of receipt by the Executive
Secretary. A request to withdraw the application after public notices have been
mailed shall be heard by the Plan Commission.
13
Article III. Review, Approval, and Expiration
A. Concept Plan
1. Review
The DRC shall review the Concept Plan to determine the relationship of proposed
traffic-ways to existing neighborhood circulation patterns; compliance with this
Ordinance; the Master Thoroughfare Plan; the Comprehensive Plan; Parks and
Recreation Policies; Meacham, Alliance, and Spinlcs Airport controls; and other
City codes, ordinances, policies, rules, or regulations; and the need for other public
facilities. Figure 2
2. Approval
The Plan Commission shall review all
Concept Plans. The decision of the
Plan Commission is final.
Approval by the Plan Commission
shall permit the submission of
Preliminary Plats in stages that are in
conformity with the approved
Concept Plan and City of Fort Worth
Development policies. Approval of a
Concept Plan shall not prevent the
Plali Commission from approving
Concept Plans and Plats on adjacent
properties that are not consistent with
the Concept Plan, or from
disapproving future Preliminary Plats
that do not comply with the approved
Concept Plan. Before any
inconsistent Concept Plan or plat is
approved on adjacent property, the
Plan Commission shall give written
notice to the current property owner
and to the applicant who filed the
previously approved Concept Plan
Sketch Resri
Meeting
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Application -
bmit
Pre-DF,.G
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3. Conditional Approval
Revisions and corrections required by D rove
any Plan Commission `Conditionally Stop ecommendatio Stop
Approved' Concept Plan shall be
submitted in a form prescribed by the
Development Department within seven (7) calendar days from the date of the
Commission's conditional approval. The plan shall be verified and stamped
"Approved" with the signature of the Executive Secretary for distribution
14
4. Withdrawal of Approval by Plan Commission
Approval or conditional approval of a Concept Plan is voidable or subject to
amendment at any time, after a public hearing by the Plan Commission, if the
applicant causes a material change in the approved Concept Plan.
5. Expiration
A Concept Plan shall expire on the fifth aa~niversary of the date the Plan was
approved by the Plan Commission if no progress has been made towards the
completion of the project. Progress towards the completion of the project shall
include any one of the following: (1) an application for a final plat or plan is
submitted; (2) a good-faith attempt is made to file with the City or other regulatory
agency for a permit necessary to begin or continue towards completion of the
project; (3) costs have been incurred for developing the project, including costs
associated with roadway, utility, and other infrastructure facilities designed to serve
the project in the aggregate amount of five percent of the most recent appraised
market value of the real property of the project; (4) fiscal security is posted; or (5)
utility connection fees or impact fees for the project have been paid.
B. Preliminary Piat
1. Applications and Engineering Documents
All preliminary plat applications shall include the following at the time of
submittal:
a. An approved drainage plan and study, including the 100-year flood plain, and
any existing or proposed drainage easements affecting the plan;
b. General Water Extension and Layout Plan;
c. General Sanitary Sewer Extension and Layout Plan;
d. Preliminary location of Water Wells serving the site, if not served by a public
domestic water supply and distribution system. Subdivisions with (3) three or
more lots may show a typical location detail on the plat, with dimensions to the
nearest proposed sanitary waste disposal field or facility. The County Health
Department and City Transportation and Public Works Dept. shall each receive
a copy of planned locations. Documentation of approved well sites and on-site
waste disposal acres shall be provided from the county health department.
e. Copies of the Preliminary Plat and the documents listed above shall be
submitted to the Development Department at the time of preliminary plat
submission.
15
2. Review
The DRC shall review the Preliminary Plat to determine the relationship of
proposed traffic-ways to existing neighborhood circulation patterns; compliance
with this Ordinance; the Master Thoroughfare Plan; the Comprehensive Plan; Parlcs
and Recreation Policies; Meacham, Alliance, and Spinks Airport controls; and
other City codes, ordinances, policies, rules, or regulations; and the need for other
public facilities. Figure 3
3. Approval
The Plan Commission shall review all
Preliminary plats. The decision of the
Plan Commission is final.
The Plan Commission shall
determine that the Plat meets the
following City requirements prior to
preluninary plat approval:
a. City's Subdivision Regulations;
b. Conformance with the Zoning
Ordinance and District
Regulations governing the Plat,
including proper zoning of the
plat to be in place prior to Final
Plat approval;
e. Conforma~zce with the latest
adopted Comprehensive Plan of
the City of Fort Worth, with
regards to current and future
streets, alleys, parks, playgrounds,
and public utility facilities;
d. Conformance with the latest
adopted Master Thoroughfare
Plan and related street standards
as determined by the City Traffic
Engineer;
e. Conformance with City adopted
Park dedication policies;
f. Conformance with the City and /
or County regulations (whichever
is applicable) for the safe and
adequate provision of water
supply and sanitary waste
collection and disposal;
St~ol?
g. Conformance with adopted Federal, State, County, and City Storm Water
management regulations;
" Pre P1a~
1V~eeting
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16
h. Conformance with the City's latest adopted Airport Controls and Master Plans
for Spinlcs, Alliance, and Meacham Airports; and compliance with related
Federal Aviation Regulations (FAA) to mitigate potential adverse safety
impacts to other nearby surrounding regional satellite airports; and with the
U.S. Government Naval .Air Station/Joint Reserve Base (alga Carswell AFB);
and
i. Conformance with a previously approved Concept Plan.
4. Conditional Approval
Revisions and corrections required by any Plan Commission `Conditionally
Approved' Preliminary Plat shall be submitted in a form prescribed by the
Development Department within seven (7) calendar days from the date of the
Commission's conditional approval. The plat shall be verified and stamped
"Approved" with the signature of the Executive Secretary for distribution
5. Changes or Alterations to Approved Plat
No previously approved plat maybe changed or altered, except to bring the plat in
conformance with the conditions and requirements stipulated by the Commission.
Minor changes as outlined below shall be permitted at the discretion of the
Executive Secretary.
a. The proposed internal street and / or circulation system and alignments maybe
altered if minor in nature. Changes to street classifications, connections to
perimeter streets, or extensions to the subdivision's perimeter to un-subdivided
property shall not be considered minor alterations.
b. A net increase, not to exceed 3% of the total residential lots (rounded to the
nearest whole number) in the overall lot yield of the approved preliminary plat
maybe made, except as elsewhere prohibited by these regulations.
If the Executive Secretary determines that the proposed changes are minor, a
revised preliminary plat may be approved administratively. A revised preliminary
plat shall include all property within the boundary of the original preliminary plat.
A revision to a revised preliminary plat shall not affect the expiration date of the
plat and shall carry the same expirations as outlined below.
6. Expiration
A Preliminary Plat shall expire two (2) years from the date the Plat was approved
by the Plan Commission unless progress has been made towards the completion of
the project.
Progress towards the completion of the project shall include any one of the
following: (1) an application for a final plat or plan or a portion thereof is
submitted; (2) a good-faith attempt is made to file with the City or other regulatory
agency for a permit necessary to begin or continue towards completion of the
project; (3) costs have been incurred for developing the project, including costs
associated with roadway, utility, and other infrastructure facilities designed to serve
17
the project in the aggregate amount of five percent of the most recent appraised
marlcet value of the real property of the project; (4) fiscal security is posted; or (5)
utility connection fees or impact fees for the project have been paid.
If a new Preliminary Plat is submitted, new application filing and fees will be
required and a new maximum two (2) year valid period shall begin upon the
Commission's approval of the newly submitted Preliminary Plat.
7. Extension
The applicant may, within 30-calendar days prior to the Preliminary Plat expiration
date, request Commission approval for an extension up to a maximum one (1) year
period, provided no plat changes have been made from the original approved plat.
Such written request shall be placed on the Commission's regular monthly agenda
as an "Other Matters of Business" item and no additional application shall be
required. If approved, the Commission shall set the expiration date of the
requested extension for a period of time up to, but not exceeding, one (1) calendar
year. Extensions shall not exceed five (5) years total from date of original approval.
18
C. Final Plats (Final Plats, Short Form Final Plats, ~2eplats,
Conveyance Plats, and Amended Plats
1. Approval Figure 4
All Final plats shall be
administratively
approved by the Application
Executive Secretary, b~nit
except that a public
hearing and Plan P're-DR!C
Commission action shall IVIeetin
be required for a vacated ublic Henri
plat and for any replat Notificatio
that creates additional Staff
single-family or two- F2e~riE~~?
family zoned lots or if Second DR
the location or width of eetingvalSta
interior streets and Staff
pedestrian circulation Rmtr~e~i is
routes are significantly RC IVieekin
~
altered. ~r1T~ esr et on er
No Final Plat shall be eportto
deemed approved until: Commission
a. All conditions
required by these
regulations and the
Commission have ~
been met;
b. Com liance with the
p ~' prov
ecommendati o
Community Facilities Stop.
Agreements or other
acceptable financial
guarantee as
approved by the City,
or any financial ^rrected Plat
ransmitte
guarantee required by ~ ~e
g-
with the county Re~i~~
having jurisdiction in __
Vacated Plats,
hlon Public
Hearing Plats
Ton-Pudic
~iearing Plats
r---~
the ETJ pergran ~......~
interlocal a Bement ` „ , i~ ~,'~: Plan Commission
under State Senate ~ ~ - 1~tification
Bill No. 1445 for the
installation of public infrastructure;
c. The dedication instrument is completed and signed;
d. Any related documents are reviewed and approved; and
19
e. The Commission Chairman's and Commission Executive Secretary's attesting
signatures have been placed on the face of the plat.
2. Expiration/Extension
A plat deemed approved that is not recorded in the county of jurisdiction within
ninety (90) days of signature by the Comrr~ission Chairman and Commission
Executive Secretary shall become
null and void unless extended by Figure 5
the Executive Secretary.
D. Closure or Vacation of Public or
Private Streets, Alleys, and Access
Easements
1. Eligibility
All applications must conform to
the requirements of the City for
vacating public or private streets
and alley rights of way or public
access easements serving more
than one property.
2. Traffic Study
As a condition for vacation or
closure approval and prior to the
Commission's public hearing, the
Director of Transportation and
Public Worlcs may require the
applicant to submit a Traffic
Study prepared by a professional
civil engineer to determine
whether or not the requested
closure or vacation would have an
adverse impact on nearby or
neighborhood through traffic and
circulation.
Application
omit
Pre-DRC
Meetin
Public Heari
Notification
~~ Staff
Review
Second I7RG
eeting u~fSta
Staff
Review
o mmesits
RC Meetin
lD es~elop
ep ort to
Commission
The study shall be performed and
completed in a format as required
by the Transportation and Public
Worlcs Department. The study
shall be submitted not less than
two calendar weeks prior to the
Commission's scheduled public
hearing. Copies of an executive
summary of the traffic study shall
20
also be simultaneously transmitted to the Development Department for distribution
to applicable City Departments and the Plan Commission.
3. Review
The DRC shall review and make a recommendation to the Plan Commission on all
applications for closure or vacation.
4. Plan Commission Approval
After approval by the City Plan Commission and upon receipt of the required
purchase payment for the rights-of--way or access easement established by the Real
Property Management Division, and an acceptable replat has been submitted, the
findings and actions shall be certified by the Executive Secretary and transmitted to
the City Council for final consideration and action.
5. Plan Commission Denial and Appeal
If the Plan Commission recommends denial, the applicant may appeal the decision
to the City Council by filing a written appeal with the Executive Secretary of the
Commission within 12 days after the Commission's action. If no appeal is filed,
the recommendation of the Plan Commission shall be final.
E. Vacation and Abandonment of Public Utility and Drainage Easements
An application to vacate a public utility or drainage easement may be vacated by one
of the following actions:
1. Vacation ~y Plat
Unless created by separate instrument, a drainage or utility easement may be
vacated by submitting a plat.
The application shall be submitted to the Development Department on forms
established by the Department and shall include the required filing fees and plat
copies for distribution and review.
a. Plat Face Information. The Plat shall include the type and dimensions of the
easement requested for vacation. In some instances, detailed field survey notes
may be required. A note with an accompanying directional arrow shall be
placed on the plat face adjacent to the easement, which clearly states that the
drainage or utility easement is "Vacated by this Plat". The vacation shall not
extend beyond the boundaries of the plat.
b. Effective Date of Approval. The vacation or abandonment of the easement
shall become effective after all of the following items have been satisfied:
favorable departmental and Utility Company review of the vacation request,
including the completion of any required utility or drainage relocations;
payment of all required fees; and the recording of the approved Plat by the City
in the respective county courthouse of jurisdiction.
21
2. Vacation By Separate Instrument
Drainage and/or utility
easements may be vacated or
abandoned by separate deed
instnament approved and
executed by the City and
recorded in the applicable deed
records of the county.
The procedures shall be as
follows:
a. Application. A completed
application shall be
submitted to the Real
Property Management
Division of the Engineering
Department for review.
b. Accompanying Exhibits.
Proper exhibits as required
by the Real Property
Division shall be provided.
c. Abandonment
Concurrence. All adjacent
contiguous property owners
that maybe affected by the
vacation or abandonment of
the easement shall provide
evidence of concurrence
with the vacation.
d.
Figure 6
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Sulamittali'
r~rop
staff
Revie
eta i~
Devi etv
ornment~s
Processing and
Investigation. The Real
Property Management
Division shall notify .and
provide a copy of the
application and exhibits to
any affected department,
agency, or franchised
public utility company.
After all affected parties
have been notified and endorsements received from reviewing City
departments and franchised utility companies, the Division Administrator shall
initiate approval by the City Council.
e. Recording of Instrument. Upon approval, the Real Property Management
Division shall record the abandonment document in the county deed records.
22
C~AP'I'EY~ 5:
S~.T~I~IVISI®lOT GEleTERAL STAl~TI)A~S
Plats, plans, and proposed public improvements shall conform to this Ordinance, the
Comprehensive Plan as it applies within the City limits (except where it conflicts with
existing zoning); Master Thoroughfare Plan; Parlcs and Recreation Policies; Meacham,
Alliance and Spinks Airport Controls; and other City codes, ordinances, policies, rules, or
regulations.
These Subdivision Regulations shall be administered in accordance with the following:
1. Sites and Access. Appropriately sized sites per the Comprehensive Zoning
Ordinance and access to public schools, parks, playgrounds, and other community
facilities shall be provided in conformance with rules and regulations of the City.
2. Adequate Public Facilities and Infrastructure. Each subdivision of land shall,
where required, provide adequate public facilities including water, wastewater
collection and disposal, drainage facilities, parks and recreation facilities, and
transportation facilities necessary to properly serve the proposed development,
including related off-site facilities.
The adequacy of .Public Facilities shall be determined by evaluating their
conformance with the minimum levels of service, as established in this Ordinance
or any other applicable City development standards.
a. Street Access. All final platted lots shall have a paved direct access to an all
weather paved hard surfaced public or private street or an access easement
approved by the public safety departments and the City Engineer.
b. Water. All final platted lots must be connected to a domestic public water
system orserved by anon-contaminated private water well, when public water
service is not available in accordance with adopted City Water Department
Policy for water service. The public water system shall not cross property
lines, parallel side or rear property lot lines, nor encroach into natural areas or
wetlands, without written approval from the City Water Department.
c. Wastewater. All final platted lots shall be connected to a public wastewater
collection and treatment system or served by a County Health Department
approved aerobic or septic sanitary waste disposal system, when a public
wastewater system is not available in accordance with City of Fort Worth
Water Department Policy for wastewater service. The projected wastewater
discharge of a proposed development shall not exceed the capacity of the
public wastewater system. The public wastewater collection system shall not
cross property lines, or parallel side or rear property lot lines, without written
approval from the City Water Dept.
23
d. Storm Water Management. Storm water management shall conform to the
adopted Storm Water Management Policies and ordinances adopted by the
City.
e. Parks and Recreation. Park and Recreation facilities and features shall be
deemed adequate when all required Park fees have been paid and/or all
required agreements for land dedication or participation have been approved
acid accepted by the Department of Parks and Community Services and the
City Council.
f. Public Utilities. All final platted lots must have access to public and franchise
public utilities.
3. J3rainage and Natural Land Features. Subdivisions shall be designed and platted
in conformance with the Tree Preservation Ordinance and the Storm Water
Management Policy and ordinances. Floodplain and floodway conservation,
wetland protection, and the preservation of historic and archaeological sites and
natural features including steep slopes and protected wildlife habitats shall
conform to federal and state laws.
24
C PTEIa 6:
SIJ~I~I~SI®1~T I)ESIGl~ STAloTI)~lI~S
Article I. Access
A. Roadway Network
Prior to plat approval the City shall determine whether the roadway network serving
the development to be platted has adequate capacity to accommodate existing traffic,
traffic reasonably anticipated from the development, and traffic reasonably
anticipated from other developments approved or for which a formal application has
been submitted. This determination shall be based on information provided by the
developer in the plat application and supporting studies, unless the study is waived
B. Vehicular Paved Access to Subdivisions
Vehicular access to subdivisions within the City shall be by means of a public street
having an all weather reinforced concrete or HMAC asphalt paved surface,
constructed to City Standards, and of appropriate design, traffic capacity, and service
level rating to accommodate the present and anticipated traffic volumes and wheel
loads of passenger, sanitation, moving vans, delivery services, and emergency
vehicles and equipment. Failure to meet, or provide satisfactory proof of meeting
these requirements, by the Developer, prior to the construction of on-site buildings,
shall be basis for denial of any required Building or related Permit.
Vehicular access to subdivisions within the ETJ area of the City shall be by an
approved paved all weather hard-surfaced street, meeting the design standards of the
City or as depicted in an adopted City/County Inter-local Agreement.
C. Secondary Entrances to Subdivisions
Subdivisions containing forty (40) or snore one-family or two-family dwelling units
shall have a platted, paved, and constructed secondary entrance to a public street.
Development phasing of any Subdivision shall ensure that all such residential units
have a platted and constructed secondary entrance when forty (40) or more residential
uluts are proposed.
The Plan Commission may, at its discretion, grant a waiver for up to fifty (50) such
dwelling units sharing a single entrance, when unusual topographic or restricted
parcel configuration and size, in-fill development constraints, or other significant
circumstances are present which could appreciably impact carrying out this
requirement. Consideration of a waiver shall be predicated on the provision of a
special multi-lane entrance design configuration, and / or mid-block turnaround, as
approved by the City's Fire and TP/W Departments, to ensure safe emergency
ingress-egress to the subdivision.
25
Article II. Streets and Blocks Arrangements
Streets and blocks shall be designed and configured in accordance with the Table of
Geometric Street Design Standards of Article V. and shall provide for the following:
Arterial streets shall be intersected only by collector streets or other arterial streets, unless
the means of ingress and egress to a subdivision is from such an arterial street. The City
Traffic Engineer may approve exceptions based on adopted traffic engineering standards.
A. Roadway Design
Roadway design should take advantage of natural site features such as topography
and drainage to reduce speeds through neighborhoods and discourage through traffic
intrusions.
B. Interconnectivity of Neighborhoods
Local streets shall be extended to the tract boundary to provide future connection with
adjoining un-platted lands. In instances where the street stub-out would traverse an
adjacent 100 year floodplain, the spacing of the street crossings shall not exceed one-
half mile. Where the street crossing is in a public park, the design of the crossing
shall provide for pedestrian bicycle access under the street, unless the depth of the
creek below the roadway makes such a grade separation infeasible. Subdivisions
shall be designed to connect to adjacent existing stub-out streets as provided on an
approved Preliminary or Final Plat.
C. School Location Standards
For reasons of student and pedestrian safety and vehicular access, circulation, and
control, development around proposed school sites shall be guided by the following
standards.
1. Elementary and Middle Schools
New elementary and Middle School Sites shall have adjacent perimeter streets on
at least two sides of the site. These streets shall have at least thirty-six (36) feet of
roadway paving within a sixty (60) foot ROW, and one street shall function and
be classified as a Collector street. Elementary and Middle School sites shall not be
located adjacent to, or at the intersection of, one or more Arterial streets.
2. Senior High Schools
New Senior High School sites shall have direct access to an adjacent Arterial
Street. Said schools shall have `boundary' streets on at least three sides of the
site. Two of which shall have at least sixty (60) foot ROW's with paving widths
of not less than 36 ft. to 40 ft., as determined by TPW, with one such street
classified as a Major Collector Street. The third boundary street shall be an
Arterial Street having ROW and paving widths commensurate with the City's
Master Thoroughfare Plan Standards.
26
3. Colleges and Universities
When new two and four year institutions of higher learning are platted, they shall
be sited and platted as to the type and nature of perimeter street service necessary
to ensure adequate and safe circulation, mobility and access to the school facility,
and to minimize any adverse impact on the City's Street and Transportation
System. Following recommendation from TPW Department, and after review and
approval of a Traffic Impact Study embracing the proposed school site and
surrounding environs, such plat shall be presented to the Plan Commission for
approval.
Article III. Lot Types and Design.
A. 1Vlinimum Residential Lot Widths
1. Within Zoning Districts. No residential lot shall be of less width, at the building
line, nor less total lot area than required by the Zoning District Regulations
governing the plat.
2. Within ETJ Areas. Where no Zoning Regulations apply, lots less than 10,000 sf.
in area shall not be less than 50 ft. in width; nor less than 100 ft. in width when
greater than 10,000 sf. in area, unless a waiver is granted for a panhandle or flag
type lot. No waiver will be granted for a lot less than 40ft. in width, measured at
the lot access connection with the adjacent street right of way.
a. Lots 150 ft. in width or more, fronting onto an arterial street, shall have a front
building setback line of not less than 30 ft. and shall be provided with a
circular drive if accessing such street.
b. Lots 100 ft. in width or more, not fronting onto or accessing an arterial street,
shall have a front building set-back line of not less than 30 ft.
B. Residential Lot Arrangements
1. Lot Configuration. No residential lot shall be configured in such a manner that it
does not meet the minimum standards of Zoning Ordinance.
2. Lot Lines. Lot lines shall be perpendicular with street centerline or street
centerline radii.
3. Lot flatting Arrangement. Residential subdivisions shall be platted to provide
two-tiers of residential lots between opposite parallel public or private Residential
Streets. All Single-Family and Two-Family residential lots shall be platted with a
front and a rear yard, with the front yard designed to face a Residential Street.
The rear yards of such lots may abut another adjacent rear or side yard, open
space, institutional lot, or un-platted property.
4. Alternative Lot flatting Arrangements: Double Frontage Residential Lots
(a.lc.a. Reverse Frontage Lots). Double Frontage Residential Lots may only be
platted providing such lots have their primary frontage onto a Residential Street or
27
Collector Street and their opposite (secondary non-access) frontage abutting an
Arterial Street. Such lots shall be platted, screened, and landscaped in accordance
with the following requirements:
a. Collector Street (Secondary) Lot Frontage. Lots that are less than 100 ft. in
width at the front building line and face a Residential Street with the opposite
end of the lots backing onto a Collector Street, shall have the Collector Street
of the lot also considered as a "front yard" for zoning purposes. The Collector
Street frontage shall be subject to the provisions of the front yard setback and
fencing restrictions, designated in Section 6.1O1.F.2 Collectors of the Zoning
Ordinance for the type of Zoning District in which the lots are located, except
where the following conditions are present:
1) Where residential lots back onto both sides of the Collector Street for a
distance not to exceed 250 ft.; or
2) The lot on the opposite side of the Collector Street forms the rear or side
yard of anon-residential use or dedicated public or private open space use.
b. Arterial Street (Secondary) Lot Frontage. Subdivisions with 3-lots or more,
having less than 100 ft. in width at the front building line and facing a
Residential Street with the opposite end of the lots backing onto an Arterial
Street, shall have the Arterial Street frontage considered as the rear of the lots.
See Section 6.lOl.F.1 Arterial of the Zoning Ordinance. Such lots shall have:
1) A minimum 6 ft. high solid masonry screen wall or solid wood cedar fence
with brick masonry columns at intervals not greater than 10 ft. on center in
accordance with Section 5.305, Fences, of the Comprehensive Zoning
Ordinance.
2) Street trees, not less than 3- inch diameter caliper and of a type and species
acceptable to the City Forester, shall be provided along or within the
arterial parkway at a minimum ratio of one tree per 50 lineal feet of
parallel parkway. Required trees may be clustered as necessary to avoid
obstructions to safe traffic visibility, pedestrian access and circulation,
drainage, or utility service lines and facilities or to provide enhancement to
related aesthetic landscape features.
3) Failure to comply with these requirements will cause withholding of
building permits on the lots affected.
c. Arterial Street (Primary) Lot Frontage. Residential lots may front Arterial
streets provided such lots are a minimum of 150 ft. in width or greater at the
building set back line and contain a circular access drive with head-out egress
per TPW design requirements.
28
C. Flag Lots ("Panhandle Lots")
Flag Lots, known as `Panhandle .Lots', are defined as lot configurations where the
perimeter lot geometry reflects the shape of a `Flag' or `Panhandle' where the narrow
or elongated part of the lot abuts a public or private street and widens at the building
set back line to accommodate a buildable development site.
Flag lots are expressly prohibited, unless:
1. The proposed lot configuration is needed to abate an unusual property accessibility
constraint, not created by the applicant; or
2. The property has acute topographical conditions and constraints; or
3. The unusual adjacent property boundary configuration constrains the arrangement
of an otherwise standard lot configuration.
Where any of the above items are present, the Commission may grant a waiver to
allow such configuration, provided the following conditions are met:
1. The waiver does not circumvent the normal platting of streets for public and
emergency access;
2. The waiver does not prevent the extensions of streets to adjacent un-subdivided
property;
3. The lot width is not less than 40 ft. in width at its frontage connection with the
adjacent public or approved private street; and
4. The narrow or elongated part of the lot `panhandle' does not exceed one hundred
(100) ft. in length, measured from the connecting street frontage to where the lot
widens into a `flag' shape to receive a suitable building area where a building
setback line shall be established; nor shall more than two (2) adjacent
panhandle/neck lots be connected.
29
D. Lots Served by Conventional Septic or Aerobic Sanitary Disposal Systems.
1. Lots served by on-site wastewater septic disposal systems and individual water
wells shall have a contiguous land area not less than 1-acre (net) in size, exclusive
of 100 yr. flood plain, drainage and utility easements and features, access
easements, and street right-of--way. Contiguous gross and net lot area calculations
shall be shown on and for each lot on the plat.
2. Developments to be served by a public wastewater system but having individual
water wells shall have a `dry line' public water system, conforming to City
standards, to allow future connections to the public water supply system for
domestic use and fire protection purposes.
E. Pedestrian Access Way Lots or Easements
When a school, park, or open space recreation site has only one point of street access,
amid-block access way shall be provided. Such access ways shall not be less than 15
ft. wide. when accommodating electric powered passenger carts and other similar
vehicles, nor less than 12 ft. wide for pedestrian restricted wallcways, bicycle paths,
and lulcing /jogging paths.
All access ways shall be paved to City sidewallc standards, shall contain City
approved lighting illumination arranged so as not to shine directly on adjacent
residential properties, and shall be contained within a designated lot or easement of
common ownership. An all weather paved hard access way surface shall be provided
therein, as follows:
1. 8 ft. paved surface for 12 ft. wide access way easement or lot.
2. 12 ft. paved surface for 15 ft. wide access way easement or lot.
Access ways may be platted as an easement, adjacent to a lot line, or as a separate
designated lot owned and maintained by a Property Owner's Association within the
subdivision.
Article IV. Easements
A. Utility Easements
Utility easements shall be provided on subdivision plats sufficient in width and
location as defined by the City or approved franchised utility provider. Where utility
easements are required, the following full statement of restriction shall be placed on
the plat face of the subdivision plat:
UTILITY EASEMENTS:
Any public utility, including the City of Fort Worth, shall have the
right to move and Iceep moved all or part of any building, fences, trees,
shrubs, other growths or improvements which in any way endanger or
30
interfere with the construction, maintenance or eff ciency 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 upon said easements for the purpose of
construction, reconstruction, inspection, patrolling, maintaining and
adding to or removing all or part of its respective systems without the
necessity at any time of procuring the permission of anyone.
B. Emergency Access and Eire Lane Easements
Emergency Access and Fire Lane Easements shall be provided in locations required
by the "Fort Worth Fire Lane Ordinance No. 6722." The roadway surface shall be
constructed to City Design Standards and Emergency Access and Fire Lane
Easements must meet all requirements of Ordinance No. 6722. No such easement
shall be encroached upon by any obstruction or parking.
C. Intersections of Streets and Alleys with Emergency Access Easement
At the intersection of an emergency access easement driveway or turnout section with a
dedicated street or alley, a 10-foot by 10-foot triangular public open space easement
(POSE) shall be provided on each side at the driveway or turnout at the time the driveway
axed/or alley is constructed. In all such cases the following full statement of restriction
shall be placed on the face of the plat:
PUBLIC OPEN SPACE RESTRICTION.•
No structure, object, or plant of any type may obstruct vision from a
height of 24-inches to a height of 11 feet above the top of the curb,
including, but not limited to buildings, fences, wallrs, signs, trees,
sl2rubs, cars, trucl~s, 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 Wortla and
the property re platted.
Article V. Storm Water 1Vlanagement
All plats must conform to the Storm Water Management Policy.
A. Storm Drainage Easements
Easements for storm drainage facilities shall be provided at locations containing
proposed or existing drainage ways. The width of the easements shall be
substantiated by a drainage study and drainage calculations or other criteria submitted
to and approved by the City Engineer.
1. Storm drainage easements of 15 feet minimum width shall be provided for existing
and proposed enclosed drainage systems. When the underground system exceeds
36 inches or when the dept of the system or the soil conditions dictate additional
width, additional easement width shall be provided.
31
2. 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
width shall conform with those specifications in the City Storm Drain Policy
and/or as determined and required by the City Engineer.
3. Storm drainage easements shall be provided for emergency overflow drainage
ways of sufficient width to contain within the easement storm water resulting
from a 100-year frequency storm, less the amount of storm water carried in an
enclosed system of a capacity required by the City Storm Drain Policy, and/or as
determined and required by the City Engineer.
B. li'lood Plain Easements
Floodplain easements shall be provided along natural or improved drainage ways and
lakes or reservoirs. Floodplain easements shall encompass all areas beneath the water
surface elevation resulting from a storm whose design frequency is 100 years, plus
such additional width as may be required to provide ingress and egress to allow for
maintenance of the banks and for the protection of adjacent property, as determined
and required by the City Engineer. If a floodplain drainage way is proposed, the
following full statement of restrictions shall be placed in the dedication instrument on
the subdivision plat uy~less the City Council agrees to waive this requirement, or the
City Engineer agrees to assume maintenance of the floodplain/drainagetyay.
FLOODPLAIN RESTRICTION
No construction shall be allowed within the floodplain easement
without the written approval of the Director of Transportation and
Public Worlcs. In order to secure approval, detailed engineering plans
and/or studies for the improvements, satisfactory to the Director, will be
prepared and submitted by the party (ies) wishing to construct within
the floodplain. Where construction is permitted, all finished floor
elevations shall be a minimum of one (1) foot above the 100 year flood
elevation.
FLOODPLAIN/DRAINAGEWAY MAINTENANCE
Tlie existing creels, stream, river, or drainage channel traversing along
or across portions of this addition, will remain unobstructed at all times
a~ad will be maintained by the individual lot owners whose lots are
traversed by, or adjacent to, the drainage ways. The City of Fort Worth
will not be responsible for the maintenance, erosion control, and/or
operation of said drainage ways. Property owners shall Beep the
adjacent drainage ways traversing their property clean and free of
debris, silt or other substances, which would result in unsanitary
conditions, and the City shall have the right of entry for the purpose of
inspecting the maintenance work by the property owners. The drainage
ways are occasionally subject to storm water overflow and/or bank
32
erosion that cannot be defined. The City of Fort Wort1~ shall not be
liable for any damages resulting from the occurrence of those
phenomena, nor the failure of any structure(s) within the drainage
ways. The drainage way crossing each lot is contained within the
floodplain easement line as shown on the plat.
C. Floodway Easements
When floodway easements within a floodplain easement are proposed, they shall be
provided along a natural or improved drainage way. Floodway easements are the
unobstructed portion of the floodplain consisting of the stream channel and over bank
areas capable of conveying the 100-year frequency discharge without increasing the
100-year flood elevation more than one foot.
If a floodway easement is proposed, the following full statement of restriction shall be
placed in the dedication instrument of the subdivision plat:
FLOODWAYRESTRICTION
No construction shall be allowed within the floodplain easement,
without the written approval of the Director of Transportation and
Public Worlrs. In order to secure approval, detailed engineering plans
and/or studies for the improvements, satisfactory to the Director, slZall
be prepared and submitted by the party (ies) wishing to construct within
the floodplain. Where construction is permitted, all finished floor
elevations shall be a minimum of one (1) foot above the 100 year flood
elevation.
D. Storm Water Storage Easements
Stone water storage easements shall be provided adjacent to a levee's drainage
control structure to provide for the storage of the 100-year frequency storm runoff
while the drainage control structure is closed due to high floodwater in the river.
If a stone water storage easement is proposed, the following full statement of
restriction shall be placed in the dedication instrument of the subdivision plat:
STORM WATER STORAGE EASEMENT
Lot(s) of Block(s) is (are) within a designated sump
(storm water storage area) of the Levee system,
and may be subject to flooding whenever the sump's drainage control
structure is closed.
STORM WATER STORAGE .AREA RESTRICTION
Construction will not be allowed within a storm water storage easement
without the written approval of the Director of Transportation and
Public Worl~s. Approval will only be given when engineering studies
show that the storm water's storage capacity is maintained and the
finished floor elevations, of all buildings, will be a minimum of one (1)
33
foot above the 100-year flood elevation. The City of Fort Worth is not
responsible for the maintenance or operation of said storm water
storage area and shall not be deemed liable for any flood damages
occurring in said area.
E. I)am and Lake Easements
A dam and lake easement shall be provided to encompass the proposed dam and the
area of the 100-year frequency impounded lake. No construction, without the written
approval of the Director of Transportation and Public Works, shall be allowed within
the dam and/or lake easement, and then only with approved engineering plans and/or
studies for the improvements.
If a dam and lake easement is proposed, the following full statement of restriction
shall be placed in the plat dedication instrument of the subdivision plat:
DAMAND LAKE EASEMENT
Tlae owner of any dam or spillway shall comply with all federal, state
and local statutes, ordinances, rules, and regulations relating to the
construction, maintenance, use, and location of dams, spillways, and
the impounding of water caused by said dams. Owner shall be solely
responsible for all costs, liability, Taintenance and repair of said dam,
the spillway, the bed and banlrs of the lalze created thereby, and all
appurtenances related thereto, and same shall not be the responsibility
or liability of the City of Fort Worth, its. officers, agents, employees,
contractors or subcontractors. In this connection, owner shall
indemnify, Izold harmless and defend the City of Fort Worth, its off cers,
agents, servants, and employees, from and against any and all claims or
suits for property damage or loss and/or personal injury, including
death, arising out of or in connection with the design, construction,
maintenance, use or location of said dam or dams, the spillways, the
impoundment of waters resulting there from, and the failure of said dam
or dams to retain said waters; and owner hereby assumes all liability
and responsibility for same.
In addition to the above statement, a separate Dam Maintenance Agreement
acceptable to the City of Fort Worth shall be provided by the owner.
F. A Levee Easement
A levee easement shall be provided to encompass the proposed levee with a minimum
of 20-feet of additional width from the landside toe of the levee to allow for the
operation and maintenance of the levees. No construction, alteration, or modification
maybe made to the levee or its water control structure without the written consent of
the Director of Transportation and Public Worlcs. A storm water storage easement
may be needed adjacent'to the levee's water control structure (see paragraph 8).
If a levee easement is proposed, the following full statement of restriction shall be
34
placed in the plat dedication instrument of the subdivision plat:
LEVEE EASEMENT
The owner of any levee shall comply with all federal, state and local
statutes, ordinances, rules, and regulations relating to the construction,
maintenance, use and location of levees, and the impounding of water
caused by said levees. Owner shall be solely responsible for all costs,
liability, maintenance and repair of said levee, and all appurtenances
related thereto, and same shall not be the responsibility or liability of
the City of Fort Worth, its officers, agents, employees, contractors or
subcontractors. In this connection, owner shall indemnify, Zzold
harmless and defend the City of Fort Worth, its officers, agents,
servants and employees, from and against any and all claims or suits
for property damage or loss and/or personal injury, including death,
arising out of or in connection with the design, construction,
maintenance, use or location of said levee, the irnpoundnzent of waters
resulting there from, and the failure of said levee to retain said waters;
and owner Izereby assumes all liability and responsibility for same.
In addition to the above statement, a separate Levee Maintenance Agreement
acceptable to the City of Fort Worth shall be provided by the owner.
Article VI. Street Design Standards
A. Street Classification and Function
1. Expressway Arterial (E6D- E4D)
a. Service. An Expressway Arterial is a higher order arterial street designed to
carry high volumes of through and interstate traffic, having grade separations
at selected intersections with other Expressways and arterial streets. At-grade
separations, entrance/exit ramps, and frontage roads provide traffic
interchange with cross streets. Design criteria is generally greater than that of
principal arterials and is established by State and Federal Highway authorities.
Some Expressway systems also function with HOV lanes and as Toll Road
Facilities controlled by the North Texas Toll-way Authority.
Only a few facilities of this type will be constructed, therefore utilization and
location shall be approved by the City Council during the planning phase of
the street system.
b. Average Daily Traffic Volumes. Average traffic capacities on expressways
are generally between 60,000 to 200,000 vehicles per day.
c. Right-of--Way and Roadway Design Standards shall be determined by State
and Federal Roadway Design Standards
2. Principal Arterial (P6D)
a. Service. The Principal Arterial street system serves the major centers of
35
activity of a metropolitan area, the highest traffic volume corridors, and the
longest trip desires. The Principal Arterial system carries a high proportion of
the total urban area travel on a minimum of mileage. This system is
integrated, both internally and between major outlying areas. The Arterial
street system should carry the major portion of trips entering and leaving the
urban area, as well as the majority of through movements desiring to bypass
the central City. In addition, significant infra-area travel, such as between
central business districts and outlying residential areas, between major inner
City communities, and between major suburban center are served by this class
of facility. Frequently the Principal Arterial system carries important intra-
urban as well as inter-City bus routes.
b. Average Daily Traffic Volumes. Average traffic capacities on Principal
Arterials are normally between 30,000 to 45,000 vehicles per day and
upwards to 50,000 vehicles per day on Regional Arterials.
c. Right-of--Way and Roadway Design Standards. See table of General Street
Design Standards.
3. Major Arterial (MA4D)
a. Service. The Major Arterial street system connects with the Principal Arterial
system to accommodate trips of moderate length with a lower level of travel
mobility and a higher level of land access. The Major Arterial street system
distributes trips to geographical areas and serves major commercial and
industrial districts. Such facilities may carry local bus routes and provide
inter-community continuity, but should not penetrate identifiable
neighborhoods.
b. Average Daily Traffic Volumes. Average traffic capacities on Major Arterials
are generally in the area of 15,000 to 35,000 vehicles per day.
c. Right-of--Way and Roadway Design Standards. See table of General Street
Design Standards.
4. Minor Arterial (M4~
a. Service. The Minor Arterial street system should interconnect with and
augment the urban Principal Arterial system and provide service to trips of
moderate length at a somewhat lower level of travel mobility than principal
arterials. This system also distributes travel to geographic areas smaller than
those identified with the higher system. The Minor Arterial street system
includes all arterials not classified as principal and contains facilities that
place more emphasis on land access than the higher system. Such facilities
may carry local bus routes and provide infra-community continuity.
b. Average Daily 'T'raffic Volumes. Average traffic volumes on Minor Arterials
are in the vicinity of 4,000 to 24,000 vehicles per day.
c. Right-of--Way and Roadway Design Standards. See table of General Street
Design Standards.
36
5. Industrial Street (I4D-I5U)
a. Service. Industrial streets are established for industrial areas to recognize
different types of vehicles, i.e. with larger turning radii, heavier industrial type
traffic, and wheel loads. These streets are basically Minor Arterials that route
industrial traffic to and from the Arterial system with industrial districts.
b. Average Daily Traffic Volumes. Traffic volumes vary from 5,000 velvcles
per day to 20,000 vehicles per day or more.
c. Right-of--Way and Roadway Design Standards. ROW Width: 100ft. Paving
(F/F): (ISD- 68 ft. - 4-Lanes (2@12ft. and 2@13ft.) with an 18 ft. CLT lane;
and (I4D-70 ft. - 4-lanes @ 13ft. each, with an 18 ft. median. Sidewalks are
required on each side of the street.
6. Collector Street (C)
a. Service. The Collector street system differs from the Arterial systems in that
facilities on the Collector system may penetrate neighborhoods, distributing
trips from the Arterials through the neighborhood area to the ultimate
destination such as a park, elementary, or middle school, which may be on a
Residential Street or a Collector Street. Conversely, the Collector Street also
collects traffic from Residential Streets in the neighborhood and channels it
into the Arterial systems. In some cases, due to the design of the overall street
system, a minor amount of through traffic may be carried on some Collector
streets.
The Collector provides for both land access service and local traffic
movements within residential neighborhoods, commercial areas, and
industrial areas.
Street layout shall provide for the continuation of Collector streets in areas
between Arterial streets and should not be more than %2 mile in length. Such
facilities may contain the collector portion of some bus routes.
b. Average Daily Traffic Volumes. Average traffic volumes on Collector streets
should not exceed 5,000 vehicles per day in residential areas, and 8,000
vehicles per day in commercial or industrial areas.
c. Right-of--Way and Roadway Design Standards.
i. Residential Collectors (C): See table of Geometric Street Design Standards.
ii. Commercial Collectors: See table of Geometric Street Desig~z Standards.
7. Urban Local (Residential Street) (UL)
a. Service. Urban Local Residential Streets are Residential Streets, which carry
traffic to and from Collector and other Residential Streets. They are likewise
comprised of cul-de-sacs, and loop streets, which serve low-density residential
areas and very limited public facilities, often in conjunction with Collector
streets. Urban Local Residential Streets are usually of limited length and non-
continuous in nature to discourage through traffic.
37
b. Average traffic Volumes. Average traffic volumes on Urban Local Residential
streets should not exceed 2,500 vehicles per day and are normally in the range
of 1,000 vehicles per day.
8. Limited Local (Residential Street) (LL)
a. Service. Limited Local streets are Residential Streets, which serve only cluster
or zero lot line housing and have several limiting restrictions and conditions
which prohibit their use in other types of developments, except in very
specific instances. These restrictions and conditions are detailed elsewhere in
these regulations.
b. Average 'Traffic Volumes. Traffic volumes in these types of developments
approximate 1,000 or less vehicles per day.
38
~. 'Table of Geometric Street Design Standards
Cul de Sac Urban Minor Major Principal
Item Design & Local Collector Arterial Arterial Arterial
No. Standard Ltd. Local ~) (C) (M4U) (MA4D) (P6D)
CS & LL
1 Right-of--Way 50 ft. (CS) 50 ft. 60 ft• 80 ft. 110 ft. 130 ft.
. (minimum width) 40ft. (LL) (Note a)
2 Parkway Width 10.5ft (CS) 10.5 ft. 9'S ft' 12.5 ft. 16.5 ft. 11.5 $.
(each side of street) 7.Sft. (LL)
3 Sidewalk Width 4 ft. 4 ft. 4 ft. 4 ft. 4 ft. 4 ft.
(each side of street)
4 Paved Surface 28 ft. (CS) 28 ft 36ft.-40ft. 54 ft. 2 @ 27 ft. 3 @ 39 $.
(F-F of Curb) 24 ft. (LL)
5' Roadway Width 29 ft. (CS)
29 ft. 37ft.-41ft.
55 ft.
2 @ 28 ft.
3 @ 40 ft.
(B-B of Curb) 25 ft. (LL) (Note a)
Traffic Lanes 2 @10'(CS) 2 @ 10 ft. 2 @ 12 ft. 2 @ 12 ft. 2 @ 15 ft.
6' (No. and Width) 2@ 12'(LL) 2 @ 10 ft' 2 @ 12 $. & 2@ 15 $. & 2 @ 15 & 4 @ 12
ft. ft.
7 Median Width n/a n/a n/a n/a 21 ft. 27 ft.
(B -B of curb)
8 Par(dng Lanes Staggered Staggered 2 @ 8 ft' Prohibited Prohibited Prohibited
(No. and Width) (Note a)
Horizontal
9. Centerline Radius 150 ft. 150 ft. 460 ft. 920 ft. 1,200 ft. 1,300 ft.
(normal x-section)
10. Design Speed 20-25 25-30 35-40 40 - 45 45 - 50 50 - 55
1 I Minimum Street 250 ft. 250 ft. '/4 mile '/4 - %z mile 1 mile 1 - 1 '/s
S acin (CL-CL) mile
12 Minimum Tangent 50 ft. SD ft. 100 ft. 100 ft. 150 ft. 200 ft.
Between Curves
Tangent at
Intersections:
(ROW to ROW)
a) Arterial -Arterial - - - - 200 ft. 200 ft.
13. b) Collector-Arterial - - I50 ft. 150 ft 150 ft. 150 ft. -
c)Collector/Collector - - 100 ft. - - -
d) Local -Collector 50 ft. 50 ft. - - - -
e) Local -Local 50 ft. 50 ft. - - - -
f) Ltd Loc-Ltd Loc 40 ft. - - -
14 Vertical Clearance 14 $. 14 ft. 14 ft. 14 ft. 16.5 ft. 16
5 ft
(From Rdwy. Surface) .
.
15. Intersection Safe 350 ft. 350 $. 525 ft. 775 ft. 925 ft. 1
250 ft.
Site Distance ,
16. Median Openings
n/a
n/a
n/a
n/a 500 ft. to 600 ft. to
(Spacing) 600 ft. 800 ft.
Max. Intersection
17. Deviation Angle 5° 5° 5° 5° 5° 5°
Allowed -from 90°
Legend: Referenced abbreviations include: F-F -Face to Face; B-B-Back to Baclc;
ADT- Average Daily Traffic Volume; ft. - feet; X ° -degrees; @ - at.
39
Cul de Sac
Item Design & Urban Urban Minor Major Principal
No. Standard Ltd. Local Local Collector Arterial Arterial Arterial
CS & LL C M4 4D 6D
Mid-I3loclc horizontal street 60 60 60 (Per T&PW Review & Approval)
18 change /departure angle
shall not be less than:
Percent Gradient of
1 ~ Streets & Alleys:
a. Minimum % 0.5 0.5 0.5 0.5 0.5 0.5
b. Maximum % 10.0 10.0 8.0 8.0 6.0 4.0
20 Reverse Curve: Minimum 50 ft. 50 ft. 150 ft. 200 ft. 200 ft. Per T/PW
Tangent Separation Distance Approval
21. Minimum Cul-de-Sac Turn-
Around Dimensions
(Public & Private Streets)
a. S/F ant12/F Districts:
1) ROW Radius 50 ft. 50 ft.
Z) Paving -Radius (F-F) 40 ft. 40 ft.
b. Other Zo~eed Districts:
1) ROW Radius 60 ft. 60 ft.
2) Paving Radius (B/B) 50 ft. 50 ft.
No. of Left Turn Lanes
22. per Arterial Street - - - 1 2 2
Intersection Le
23 Maximum ADT 1,000 to 2,500 8,000 24,000 36,000 45,000
Traffic Desi n Volume 2,000
24. Design Trip Length Under Under Under Moderate Moderate Long
/a mile /2 mile One mile To Long
25.
Access Control None None None
Partial
Partial
Partial
(Note G) (Note G) (Note U)
Legend: Referenced abbreviations include: F-F -Face to Face; B-B- Baclc to Baclc; ADT-
Average Daily Traffic Volume; ft. - feet; X °-degrees; @ - at.
Note a): A 32' - 34' paving width within a 56' ROW maybe allowed for a collector street
in an "H", "MU-1 or MU-2" Zoning District, by TPW, after determination by the
Development Department, upon review of a Site Plan or Plat, that adequate off-street
parking is available to the development or is to be made available in conjunction therewith.
Note b): Residential lots fronting on to urban local residential, loop and cul-de-sac, limited
local, and collector streets, may not have a driveway access within 25 ft. of the nearest
ROW line of the intersecting arterial street.
40
C. General Street Design Standards
1. Conformance with MTP and Development Considerations. The arrangement,
classification, character, extent, and location of streets shall conform to the Master
Thoroughfare Plan and shall be considered in relation to existing and planned
streets, to topographical conditions, to drainage in and through the proposed and
adjacent subdivisions, to public convenience and safety, and to the proposed uses
of land to be served by such streets.
2. Conformance with General Design Standards. All dedicated streets shall
conform to the Subdivision Design Standards provided and the Characteristics of
Street Classification Function, given in Section A of this Article. All proposed
streets shall be planned, designed, and constructed based on their anticipated
function, traffic volumes, adjacent land use, system continuity, etc., as elsewhere
described. Where there is a question as to the type of street classification required,
the higher classification shall prevail.
3. Streets to Conform with City Design Standards
All dedicated streets shall conform to the City's technical design standards and
criteria and in accordance with sound engineering practices. Internal ETJ area
residential streets that serve lots not less than i/z acre (net) in size shall, be a
minimum of sixty (60) feet in ROW width and of concrete or stabilized IIMAC,
having a minimum twenty (20) feet drainage swales on each side containing
standard bar ditches.
4. Variance to Technical Design Criteria Standards
Where in the judgment of TPW the appropriate use of the neighboring property
will not be substantially injured, TPW may, in specific cases, recommend that the
Plan Commission authorize a variance to the `Technical Design Criteria'
provisions, in order to permit reasonable development and improvement of
property.
5. Additional R®W Requirements at Nigh Volume Intersections
Additional right-of--way (ROW), other than the minimums shown in the General
Design Criteria table, may be required at high volume driveways for turning
lanes, etc. as determined by TPW during the design phase of the street system and
prior to submitting the final plat.
6. Alignment with Adjoining Subdivisions. All streets shall be aligned with
existing streets in adjoining subdivisions.
7. Street Extension and Continuation. Local Streets shall be extended to the
Subdivision boundary to connect with adjoining streets or, where no adjacent
streets are available for such connection, to allow for the future connection with
adjoining un-platted property.
For regulations on the extension of private streets, see Article VIII, Gated
Subdivisions and Developments.
8. Street Naming and Addressing. Streets shall be named to provide continuity with
existing street, and shall be named so as to avoid confusion to Postal or
41
emergency response agencies. The City Fire Department shall approve all street
names and provide addressing of lots within the City. No building permit shall be
issued without a valid Fire Department approved platted lot address.
9. Street/Alley Intersection Corner Clips. A triangular right-of--way dedication
(corner clip) measuring 10 feet by 10 feet, measured at the property line, is
required on corner lots at the intersection of two streets or intersection of a street
and an alley. Exceptions to this requirement are noted below in zoning districts
"H" Central Business District, "MU-1" Low Intensity Mixed Use District, and
"MU-2" High Intensity District:
a. A triangular dedication measuring 5 feet by 5 feet is required at the intersection
of two streets or the intersection of a street and an alley in which there are no
traffic signals or all-way stop signs.
b. No corner clip dedication is required at all-way stop signs and signalized
intersections where there is a required stop in at least two directions
10. Street Centerline ®ffsets. Centerline offsets for all types of local public and
private streets shall be at least one hundred twenty-five (125) feet. Collector
Street off-set centerlines shall not be less than two hundred (250) feet. Greater
centerline offsets, as maybe required by TPW, shall be provided when necessary
for traffic safety.
11. Street and I,ot flatting Arrangement. Local, Limited Local, Cul-de-sac, Loop,
and Collector streets shall be platted to allow for two tiers of lots between such
streets.
12. Lot Arrangements Abutting Arterial Streets. Where single family or duplex
lots abut an existing or proposed Arterial street, the lot platting layout shall
provide that:
a. Lots shall side to the Arterial street and have anon-access driveway restriction
to the Arterial street;
b. Reverse frontage lots shall contain anon-access driveway restriction along the
property line adjacent to and facing the Arterial street;
c. Lots shall have screening along rear alleys;
d. Other treatment as may be necessary or required for adequate protection of
adjoining properties, and as approved by the Commission, after receiving
recommendations from DRC, and taking into consideration the proposed
method of off-street parking and maneuvering which will prevent the
necessity of backing onto the adjacent arterial street.
13. Residential Driveway Access (..imitation
Driveway access from an adjacent Urban Local Residential, Limited Local
Residential, Cul-de-sac, Loop, or Collector street to a residential lot less than fifty
(50) feet in width at the building line shall be by one of the following means:
a. Rear entry access shall be provided from an abutting side or rear alley or
42
b. A common shared driveway, centered over the common lot lines between the
adjacent dwelling units, shall be provided within an appropriate access
easement.
14. Reservation of Land Strips along and at the Terminal Ends of Streets. A land
reservation in private or common Property Ownership Association along and/or at
the ends of proposed or existing public streets, intended solely or primarily for the
purpose of controlling access to similarly zoned property not included in the
subdivision, shall be prohibited.
15. Sidewalk Requirement. Concrete sidewalks shall be required adjacent to both
sides of all public and private streets except as provided for in the City Sidewakc
Policy under Development Design Standards referenced in these regulations.
16. Curved Street Intersection Design Limitation. In order to provide an adequate
and safe street intersection site distance, without the need for the establishment of
supplemental site protection easements, perpendicular street intersecting with the
interior (concaved) curved side of another street shall be prohibited, unless the
centerline curvature of the street being intersected has a radius of not less than
1000 feet, where intersected.
43
17. I~[orizontal Residential Street Alignment Standards.
a. Ninety-Degree Directional Alignment Change. A 90-degree (+/- 5 degrees)
bend or elbow in a horizontal alignment change of an Urban Local Residential
street shall have an interior acute angle Right-of--Way radius of not less than
twenty-five (25) feet.
b. Sixty 'To Eighty-Nine Degree Directional Alignment Change. A continuous
street with a horizontal alignment bend having an acute angle between 60 and
89degrees (+/-), measured at the centerline intersection of the bend, shall have
a centerline radius of not less than fifty (50) feet. For reasons of safe traffic
flow and safe site distances, horizontal alignment changes less than 60 degrees
are prohibited.
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Figure S
Directional Alignment Change
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~~
.~ .
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44
18. Limited Local Residential and Urban Local Residential and Collector Street
Intersection Spacing Intervals with Iligher Order Streets. Public and Private
Local streets and Collector streets shall be designed to connect perpendicular to
Arterial and Collector streets and shall not intersect such streets at centerline
intervals less than the following:
a. 600 ft. intervals with Arterials;
b. 250 ft. intervals with Collectors
Figure 9
Street Spacing Intervals
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45
19. Median Spacing and Location. Proposed Median openings along Arterial streets
may only be shown on Preliminary Plats where Collector and Arterial streets
intersect. Proposed Median openings shall not be allowed where Urban Local
Residential streets intersect with an Arterial street. The final spacing and location
of all Median openings shall be determined by TPW, based on projected traffic
flow and circulation characteristics of the development and the standards
contained herein, prior to the developer's submission of subdivision development
construction drawings.
20. Cut-through Streets. Proposed cut-through street layouts, which circumvent
traffic-controlled intersections, are expressly prohibited.
D. StreetBlock Length Design Standards
Street and block lengths and the maximum number of residential units served shall
conform to the standards below.
1. StreetBlock Length and Lot Yield. The following standards apply to both public
and private streets:
a. Cul-de-Sac Streets
2,500 sf. to 4,999 sf. lot size
5,000 sf. to 7,999 sf. lot size
8,000 sf. to 20,000 sf. lot size
One (1) acre or greater
Adjacent roadway side slopes
exceed 15%
"Eyebrow" or "Bulb"
(ROW to Center Point)
Street Length (feet) Max. No.
Minimum Maximum D.U.
n/a 650 30
n/a 850 36
n/a 950 40
n/a 1,350 30
n/a 2,000 40
100 i~/a 5
46
Street Length (feet) Max. No.
Minimum Maximum D.U.
b. Standard 1.Trban Public and Private Blocks.
Large Lots 550 2,000 n/a
(150 ft. wide or more)
Urban Type Lots 550 1,370 Per Zoning
(less than 150 ft. wide) (1)
Limited Local Streets (1), (2) n/a 850 Per Zoning
Note (1) Lots less than 50 feet wide must be served by a rear access or common
driveway between lots.
Note (2) A paving flare-out of 28 ft. wide by 40 ft. long, within the prescribed
ROW, shall be provided at the approximate mid-block location, not exceeding
500 ft. from the nearest intersecting cross street. (See Figure 10)
Figure 10
c. Special Regulations for Dense Development Area
Areas zoned for "MU-1", "MU-2", "MU-1G", and "MLT-2G" Mixed-Use Districts,
or, "H" Central Business District shall conform to the following block restrictions:
Street Length (feet) Max. No.
Minimum Maximum Lots or D.U.
DOW11tOW11 CBD Lots (Zoned "H") 250 500 n/a
Imier City Lots (Zoned "MU") 200 500 n/a
Note:
Private Streets w/adjacent sidewalks that are accessible thru a public use easement, or a
private walkway, which is accessible thru such public use easement, may serve as a block
boundary. To ensure efficient circulation, the maximum distance between publicly accessible
streets shall be 1000 feet. No block may have a perimeter greater than 1600 feet.
47
2. StreetBlock Length Measurement.
a. Urban Local and Collector Streets. Urban Local Residential streets, Limited
Local Residential streets, and Collector streets shall be measured along the
centerline of the street/bloclc that lies between the centerline intersections of
the opposite connecting Local and Collector streets. Local and Collector
streets connecting at one end with a higher order street/bloclc (i.e. Arterial,
etc.) shall be measured in the manner prescribed above, except the
measurement to the higher order street/block shall be taken at the nearest
ROW line of the higher order street. Changes in a continuous horizontal
alignment shall not constitute separate street or block lengths. No T-Type
intersecting street, nor a 90 degree angle or near 90 degree angle bend in the
street being measured, shall be considered as an intersection end point for
purposes of street/bloclc length measurement.
b. Cul-de-Sac Streets. Cul-de-sac street lengths shall be measured along the
street centerline from the nearest intersecting street ROW line to the radius
point of the cul-de-sac turnaround. No residential street, or series of
intercomlecting streets, forming a closed circle cul-de-sac(s) in which only
one outlet to a collector or higher order street is provided, shall serve more
lots than indicated in B.1) herein.
Multiple horizontal directional changes in the alignment of an allowable
length cul-de-Sac Street shall not be considered in determining the number of
short blocks in a subdivision plan
c. Loop Streets. Loop streets, having two (2) separate intersections with the same
connecting street and having at least one (1) ninety degree bend, shall be
measured in the same manner as standard street block lengths.
3. Variance/Waiver Considerations to Street/131ock Length Standards.
Proposed Streets and blocks that are longer or shorter than the allowed maximum
and minimum lengths described in these regulations, (exclusive of Collector and
Arterial streets) shall require a re-design or a waiver issued by the City Plan
Commission. In reviewing a waiver request, the Commission shall consider any
or all of the following issues relevant to the Subdivision.
a. Alternative design considerations that would mitigate the street length issue and
provide conformance with the subdivision regulation requirements.
b. The effect of the over /under length street(s) on traffic and pedestrian safety
and circulation, land access, traffic congestion, construction and municipal
maintenance costs, and the efficient delivery of emergency and support
services, both to and within the neighborhood.
c. Feasibility of potential mitigation measures, which might be employed to lessen
traffic impacts, such as the following:
(1) Mid-block turnarounds;
48
(2) Limitation on the number of dwelling units or land intensity to be served;
(3) Temporary access points; and
(4) Identification of additional fire protection measures, which might be
employed, such as obstruction clearance easements, etc.
Applicant proposals for the placement of traffic `speed reduction humps' in
public or private roadway travel lanes as a speed reduction method is not an
acceptable or allowable mitigation solution.
E. Cul-de-Sac Street Design Standards.
1. Permanent Street Termination. Streets designated to be permanently dead-ended
shall be platted and constructed with an approved standard paved cul-de-sac. Any
dead-end street of a permanent or a temporary nature, if longer than one hundred
fifty (150) feet, shall have a surfaced cul-de-sac ttiunaround area of eighty (80)
feet in diameter. Said cul-de-sac must be constructed prior to the expiration of the
Community Facilities Contract, or earlier if required by TPW.
A street ending permanently in a cul-de-sac shall not be longer than allowed in
Section 2, `Street and Bloclc Length Standards', and shall be provided with a
closed end turn-around having an outside roadway diameter of at least eighty (80)
feet, and a street property line (ROW) diameter of at least one hundred (100) feet.
Ill cases where physical constraints, property ownership, different land use, or
other circumstances create conditions where it is appropriate that the length of the
cul-de-sac street be longer than allowed, the Plan Commission may, following
recommendation from the Development Review Committee, increase the cul-de-
sac length standards referenced herein in order to meet existing conditions of
layout or topography, having due regard for connecting streets, traffic circulation,
convenience and public safety.
2. Temporary dead-end streets shall have provisions for future extension of the
street and utilities and, if a temporary cul-de-sac is required, fora "reversionary
right" to the land abutting the turn-around for excess right-of--way. Where
adjacent property contains an existing dead-end street over 200-feet in length
without a cul-de-sac which abuts the proposed development, the applicant shall
extend the street into the proposed development or construct a cul-de-sac as
provided above.
F. Limited Local Residential Street Resign Standards. Limited Local Residential
streets shall be designed according to the standards of this Article, and the following
supplemental conditions/criteria:
1. The street section shall not be less than twenty-four (24)-feet of paving width
(face-of--curb to face-of--curb) centered within a forty (40)-feet public or private
Right-of--Way.
2. Cul-de-sac turn around provisions and design shall be as stipulated in Section E, 1.
of this Article.
49
3. Where any Limited Local Residential street is allowed to intersect any Arterial or
Collector street by a variance granted by the Plan Commision, the street spacing,
width, and right-of--way requirements for a local street, as defined elsewhere in
this Article, must be met for a depth of at least 50-feet from the right-of--way line
of the intersected Arterial or Collector street.
4. Standard intersection corner clips, as specified elsewhere herein, are required for
street-to-street and street-to-alley intersections.
5. Raised curbs and gutters shall be designed and constructed in accordance with the
provisions of the `Standard Specifications for Construction' manual published by
the Transportation and Public Works Department.
6. The design and cross section of the paving of roadways shall be in accordance with
the provisions of the `Standard Specifications for Construction' manual published
by the Transportation and Public Worlcs Department.
7. A loop-type street shall not exceed 800-feet in length, serve a maximum of forty
(40) dwelling units, and have at least one 90 degree bend.
S. Limited Local street must intersect with a higher order street; must have no other
public or private streets dependent upon it for access; and must serve no other
traffic except that associated with the single-family or cluster dwelling units
having direct driveway access to it.
9. Four (4) off-street parl~ing spaces, as required per Section 6.201.B, of the Zoning
Ordinance, shall be provided for all front or rear entry lots.
10. All of the land along both sides of a proposed Limited Local street must be
divided into lots for single-family or cluster dwelling units. Final approval of
street construction plans and final plats shall be contingent upon obtaining single-
family or two-family zoning.
11. Where any lot adjoining a Limited Local street also adjoins a higher order street,
the frontage along the higher order street must comply with the setbaclc and
driveway access characteristics required by the Zoning Ordinance, Subdivision
Ordinance, and other related City policies.
12. At least one length of curb not less than 20-feet in length (excluding driveways)
for every two dwelling units must be available along a Limited Local street for
over-flow parking. Lots, which only have frontage on the turn-a-round portion of
a cul-de-sac street, are excluded from this.
50
G. Alley Design Standards.
1. Length. Alleys shall be of a similar length as their associated opposite and parallel
primary service streets, except for any additional length required for turnout
returns to the primary service street. Dead-end alleys are prohibited. An alley
with only one outlet shall be provided with an approved turn-around.
2. Width.
Single Family Multi-Family
Minimum & Two Family &Non-Residential
Width Subdivisions Subdivisions
a. Right of Way 15 ft. 20 ft.
b. Roadway Paving (F-F) 10 ft. 20 ft.
c. ROW Radius @ Street/Alley 25 ft. 25 ft.
d. ROW Radius @ Property Line 20 ft. 25 ft.
3. Paving. Alleys shall be paved with concrete in accordance with City design
standards and specifications. Alley paving shall have a minimum grade of 0.5%
and a maximum grade of 10.0%.
4. Intersection with Streets. Alleys shall intersect streets at right angles or radial to
curved streets. The intersection of a street and an alley shall be constructed as a
standard driveway approach. Entrance widths to alleys shall be constructed twelve
(12) feet wide for one-family and two-family residential areas and twenty (20)
feet wide for other areas, with a uniform transition in alley pavement width not to
exceed one (1) foot of transition per twenty (20) feet in alley length.
5. Alleyway 'T'urnouts shall be paved to the property line with turnouts to be not less
than twenty (20) feet wide. At alleyway turnouts, the distance from the alley
right-of--way to any gate, building, or garage opening shall be at least twenty-five
(25) feet. In cases where two alleys intersect or tuns at a sharp angle, lot corners
shall be platted so that a triangular area of twenty-five (25) feet by twenty-five
(25) feet or greater is dedicated as part of the alley for the purpose of providing a
minimum required radius of thirty (30) feet to the inside edge of the alley paving.
II. Fire Lane Design Standards (Emergency Access Easements).
1. Easement Width. Fire Lanes shall not be less than twenty-four (24) feet wide at
the outer easement lines and clear of all lateral obstructions.
2. Vertical Obstructions. There shall be no vertical obstruction of a Fire Lane within
the area between the top of the paving surface to a vertical height of fourteen (14)
feet.
3. Roadway Paving Surface. An all weather hard paving surface, meeting City
standards and comprised of either reinforced concrete or HIVIAC Asphalt
Concrete over an approved base, shall comprise the Fire Lane roadway. The
roadway shall be centered within the Fire Lane easement at a width of not less
than twenty-four (24) feet, face to face of curbs if constructed and capable of
51
supporting a 12,500 lb. wheel load.
4. Turnouts. Fire Lane turnouts shall not be less than atwenty-five (25) foot inside
turning radius, and a minimum outside turning radius of fifty (50) feet, measured
at both the easement line and roadway paving surface edge.
5. Dead-end Turnarounds. All dead-end Fire Lanes in excess of 150 feet in length
shall be provided with a turnaround meeting the City's geometric and surfacing
standards for a standard cul-de-Sac design, or other such configuration and design
as approved by the Fire Department.
6. Grade. Grade incline of Fire Lanes shall not exceed 10%.
7. Markings. Fire Lane markings and striping shall comply with Fire Code
requirements and Fire Department Policy.
I. Access Easement Design Standards (Public Access Easements, Reciprocal Access
Easements, Private Drives or Ways).
1. Definition. An access easement is an officially approved and privately maintained
`drive' or `way', with the roadway constructed to City Street Standards that is
open to unrestricted and irrevocable public access and serves two or more lots,
each having a minimum of 100 ft. of frontage each, as their primary means of
access.
Access Easements are designed to provide access from adjoining lots, such as
within a `conventional' or `strip' shopping center, to an adjacent arterial street,
usually in conjunction with a median break. They may also provide an alternate
access to a Collector or Arterial street where unusual topography may otherwise
impede a safe entry connection to the lots served.
2. Easement Width. The unobstructed easement width shall not be less than twenty-
four (24) feet.
3. Roadway Width and Paving Surface. The easement paving width shall not be
less than twenty (20) feet, and centered within the unobstructed access easement.
An all weather-paved surface capable of supporting a 12,500 lb. wheel load shall
be provided as the roadway travel surface.
4. Turnouts. Turnouts shall not have less than atwenty-five (25) foot interior radius
measured at the vertex of the easement lines and an outside radius of fifty (50)
feet.
5. Vertical Obstructions. No vertical obstruction shall be allowed within the area
between the top of the pavement surface to a vertical height of fourteen (14) feet.
J. Private Street and Alley Design Standards.
1. Definition. Private streets and alleys are private vehicular access ways shared by
and serving three or snore lots, which are not otherwise dedicated to the public nor
publicly maintained.
2. Plat Identification. Private streets and alleys shall be identified by separate lot and
52
block numbers on the plat and accompanied by a standard plat note stating that
the maintenance and upkeep shall be by a property owners association or other
such legal entity empowered by deed restrictions to own and maintain such streets
or alleys. No lot or block shall be platted to the centerline of any private street or
alley. The City shall have no ownership or maintenance responsibilities
associated with private streets or alleys. The City shall, however, review the
Property Owners Association documents prior to recording to ensure that
adequate provisions of private perpetual ownership, maintenance, and upkeep are
provided for in the Association documents and to ensure that there is no liability
to the City.
3. Standards. Private streets and alleys shall be designed, platted, and constructed in
conformance with the standards for Limited Local Residential or Urban Local
Residential streets and alleys based on the type, density, and intensity of
development to be served.
4. Transfer of ®wnership. No private street or alley shall be transferred to the City
by a Property Owners Association nor shall the City accept a transfer, unless the
City has first determined that such streets and/or alleys meet or exceed the City's
requirements for Right-of--Way, Roadway Paving, and Drainage Standards in
effect at time of transfer or dedication.
K. Supplemental Provisions.
1. Traffic Studies
Traffic Studies may be required by the City in order to adequately assess the
impacts of a development plan or plat proposal on the existing and/or planned
street system. The primary responsibility for assessing traffic impacts associated
with a proposed development will rest with the developer, with the City serving in
a report review and evaluation capacity. All traffic studies submitted with respect
to a development plan or plat proposal shall be approved by TPW prior to
acceptance by the City Plan Commission.
a. Preparation. Traffic Studies shall be prepared under the direction and
supervision of a licensed professional engineer of the State of Texas, with
reputable expertise and experience in professional traffic and transportation
engineering, with which to analyze and assess traffic impacts.
To this end, two types of Traffic Studies shall be considered. Based upon the
project size, development intensity, land use mix, and estimated traffic
generation, TPW shall advise the applicant/developer as to the type and detail
level of traffic study required at the time aPre-Plat Conference is held. In
general, traffic studies shall be prepared using trip generation calculations from
the most recent version of the Institute of Traffic Engineer's (ITE) `Trip
Generation Manual'.
b. Submission. The final Traffic Study shall be submitted by the
Applicant/Developer to the Development Department at the time the plan or
plat is submitted for review and approval. Three (3) copies of the full report
53
and fifteen (15) copies of the `Executive Summary Report' shall be
transmitted. The Development Department shall promptly transmit two (2)
copies of the full report to TPW for review, report, and recommendations to
the Commission and place one full copy in the permanent case file. One copy
of TPW's review copy shall be returned to the Developer /Applicant with any
remarks or issues duly noted no later than at the time of DRC Plat Conference
with the Developer/Applicant. The Development Department shall transmit
copies of the `Executive Summary Report' to the Commission along with a
written copy prior to the Commission's scheduled public hearing.
c. Types of Studies. In general, the types and nature of traffic studies which may
be required are as follows:
(1) Traffic Assessment Study (TAS). A TAS study is required when more
than 500 but less than 5,000 daily vehicle trips axe anticipated to be
generated by the development or when only certain intersections may have
a capacity problem affecting turning movements, etc.
(2) Traffic Impact Study (TIS). A TIS study is required when 5,000 or more
daily vehicle trips are anticipated to be generated by the development or if
the development is anticipated to cause severe impacts on either the
roadway system, nearby neighborhoods, evaluation for collector streets,
internal neighborhood circulation and connectivity assessment, or other
such system capacities and evaluations.
The Traffic Studies shall be prepared in concert with the City's Traffic
Study procedures, Traffic Circulation Analysis Guidelines, Traffic Impact
Analysis Guidelines, current available traffic counts, and Zoning and
Subdivision Regulations.
Article VII. Gated Subdivisions and Developments
A. Definitions
1. Security Gate - a single or paired gate which is designed, installed, and
electronically and / or manually operated to provide limited controlled vehicular
and / or pedestrian access restriction to a subdivision or development. The word
"gate" shall mean the same as "security gate".
2. Gated Subdivision or Development - a subdivision or other approved
development served by private streets, drives, or alleys in which restricted access
is controlled by a security gate.
3. Private Street - a private vehicular access way, shared by and serving three or
more lots or dwelling units, which is not dedicated to the public nor publicly
maintauzed. Private streets and private alleys, as established in compliance with
the Subdivision and Zoning Regulations, may provide access to a "gated"
subdivision or other development, from a public street or way.
4. Other Terms and Phrases. The definition of other terms and phrases, including
54
the design, construction, and installation thereof, as used in these regulations,
shall be the same as for those described in the City's Zoning and Subdivision
Regulations.
B. Requirements
Gated subdivisions aild related developments shall meet the following requirements:
1. Conformance With City Regulations. The general provisions of the City's
Subdivision Regulations and other City Codes, as they relate to the development
of streets and utilities, will apply to these regulations. All development plans
concerning private streets or gated subdivisions are subject to review and
approval by the Fire Marshall, and Director of Transportation and Public Works.
2. Excluded Streets. Streets shown on the City's Master Thoroughfare Plan shall not
be regarded as private streets. The private street inay not impact public traffic
circulation or impair access to property either on-site or off-site to the subdivision
or development; or impair access to or from public facilities, including schools,
parks and libraries; or otherwise impair the response time of emergency vehicles.
3. Design and Construction Standards: Private Streets. Private streets shall
conform to the same standards as those regulating the design and construction of
public streets.
4. Design and Installation: Security Gate. Any security gate design and installation
shall conform to the following requirements:
a. Gate designs. May incorporate one or two vehicular access gate sections to
meet the required minimum overall gate width of twenty-four feet (24'). If
the entrance incorporates a median, guard house, or similar structure that
necessitates a divided gate arrangement, each respective gate width may be
reduced to not less than eighteen feet (18') each, or as approved by the
Director of Transportation and Public Worlcs. A pedestrian access gate shall
also be provided, having direct access to a public street or alley.
1. Each security gate designed and installed shall be approved by and subject
to a performance test by the Director of Transportation and Public Worlcs.
2. If a gate design incorporates an overhead feature or obstruction, the vertical
clearance shall be a minimum of fourteen feet (14') measured above the
crown of the fiiushed road surface.
b. Approach and Departure Areas on both sides of a gated entrance shall
provide free and unimpeded passage of emergency vehicles through the
entrance area as required by TPW and public safety departments.
c. A Secondary Emergency Access to a public street or alley shall be provided
for all gated subdivisions /developments containing forty 40 or more lots or
dwelling units. Said gate access and related mechanical or manual security
appurtenances shall be as approved by the City's Director of Transportation
and Public Works Department and Fire Marshall.
5. Maintenance and Operations. All components of the gate system must be
55
maintained in a normal operating condition, and serviced on a regular basis, as
needed, to insure proper gate operation. An appropriate power supply shall be
provided and maintained to all electrical and electronic components at all times.
Manual operated override provisions shall be incorporated therein, in the event of
power failure or during repair alid maintenance operations.
a. Periodic Inspection. The City shall have the right to enter the subdivision or
development, to periodically inspect the installed security gate and related
appurtenances and equipment, at any and all reasonable times, so as to assess
their proper maintenance and working condition. To this end, when in the
City's opinion such gate or related appurtenance and / or equipment is faulty
or unduly impedes or adversely affects vehicular /pedestrian access, the City
may cause and / or order the appropriate and prompt repair or removal of the
gate, or device in question.
b. Responsibility for the Cost of Repairs/Removal. The cost of such repairs or
removal shall be borne by, and may be assessed to, the appropriate
Homeowner's Association, or developer /owner of the property in question.
Such action taken by the City shall include, but not necessarily be limited to
entry features and related amenities such as gate, related devices,
guardhouses, mechanical/electrical equipment, landscaping, and
walls/fences/hedges in association therewith.
c. ®wner/I)eveloper Responsibilities and Liabilities. The appropriate
subdivision owner, developer or Property Owner's Association, including its
officers and assigns, shall be held mutually responsible and liable for any
violation of these regulations. Further, if the development is controlled and
operated by a homeowner's association, provisions shall be contained in the
respective deed restrictions and association's by-laws, referencing and
incorporating these regulations therein. No homeowner's association thus
incorporating these regulations, shall amend, change or modify such without
the written consent of the City.
d. Hold Harmless. On the subdivision "Final Plat", or Planned Development
"Site Plan", shall be placed language whereby the Owner, Developer, or
Property Owner's Association, as owner of the private streets, gates and
appurtenances, agrees to release, indennnify, and hold harmless the City, or
any other governmental entity or public utility, for damages or injury
(including death) arising out of the use or operation by said entities, of any
restricted security gate /entrance or related feature.
The indemnification applies regardless of whether or not such damages or
injury (including death) are caused by the negligent act or omission of the
City, governmental entity or public utility, including their officers, employees,
agents, or assigns.
C. Special Variance/Waiver Considerations for Street Extensions in Gated
Subdivisions
56
Gated Subdivisions having private streets or drives, that are designed to provide
internal. circulation within the subdivision, and in which, said streets provide
sufficient and adequate emergency access and egress connections to existing adjacent
perimeter public streets, as determined by the City's Fire and Police Services, or by
the City's TP/W Department with respect to flooding, may, at the Commission's
discretion, be granted a waiver from extending such private streets to the perimeter of
the subdivision for purposes of future connections with un-platted property.
Article VIII. Oil and Gas Pipelines
In order to promote and enhance public protection and safety within subdivisions, the
following regulations are applicable to all proposed new subdivisions where high-pressure
gas and oil pipelines traverse the property being subdivided. Subdivisions that later are
affected by Re-Platted areas are exempt from these requirements.
A. Definitions
For purposes of this Section, the following definitions define those pipelines that
transport oil and gas and further describe those which are regulated by these
requirements:
fl. Low Pressure Gas Flow Lines/Gathering Lines. Gas pipelines that transport gas
within a pressure range that is less than 500 psi (pounds per square inch) are not
considered High Pressure Gas Pipelines. These pipelines are normally found
between the gas well head and Trunk Lines.
2. Low Pressure Oil and Gas Distribution Lines. Lines that are provided by a
service provider/supplier to a customer/user that are normally below 500 psi
(pounds per square inch) are exempt from these regulations.
3. High Pressure Gas Trunk Lines. Gas pipelines that transport gas within the
pressure range of 500 to 1000 psi (pounds per square inch) are considered High
Pressure Gas Pipelines and are regulated by this Section. These pipelines are
normally found between Flow Lines/Gathering Lines and the Transmission Line.
4. High Pressure Gas Transmission Pipelines. Gas pipelines that transport gas
within the pressure range at approximately 1000 psi (pounds per square inch) are
considered High Pressure Gas Pipelines and are regulated by this Section. These
pipelines are normally fou~zd traversing across country to serve distant locations
and users, and are frequently supplied by Trunk Lines.
5. High Pressure Oil Transmission Pipelines. Oil Transmission Pipelines that
transport oil within a pressure range of 500 psi (pounds per square inch) and
above are considered High Pressure Oil Pipelines and are regulated by this
Section. These pipelines are normally found traversing cross-country to serve
distant locations and users.
B. Location within Residential Properties
High Pressure Oil or Gas Pipelines shall be platted with Rights-Of--Ways (R.O.W.) or
HOA lots having restricted easements of not less than 50 ft. in width, when traversing
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property proposed or intended for single family, two family and multifamily
residential use, and related development. "Restricted Easement" shall mean an
easement, which is intended only for the purpose of containing a High Pressure Oil or
Gas Pipeline. No single family or two family attached or detached residential lot line
shall be platted across said High Pressure pipeline R.O.W.(s) or restricted easements
at any location; and no such pipeline R.O.W. or restricted easement shall be platted
between a public or private street or alley and a residential lot line.
C. Location within Non-Residential Properties
High Pressure Oil and Gas Pipelines traversing properties proposed or intended for
non-residential use and related development shall be contained and platted within a
separate easement of not less than 50 ft. in width.
D. Pipeline Identification
All high pressure oil and gas pipelines shall be legibly marked with appropriate signs
and/or markings as required and regulated by applicable law and shall, as a minimum,
be visually located on each side of the intersection with a public or private street or
alley. Each required pipeline identification sign or marking shall indicate the pipeline
pressure rating, in psi, and the approximate depth, in inches, from the above finished
grade to the top of the pipeline. Such signs shall be installed by the subdivider of the
property or by arrangement with the pipeline owner.
E. Pipe Line Pressure IZating and Depth
1. The type, pressure rating, and depth below existing_ rg ade of all existing or
proposed Low and High Pressure Oil and Gas Pipelines, not otherwise considered
as low pressure distribution or consumer supply lines (as elsewhere defined in this
section), shall be shown on all Preliminary and Conveyance Plats.
2. The type, pressure rating, and depth below the design finished grade of all existing
Low and High Pressure Oil and Gas Pipelines, not otherwise considered as low
pressure distribution or consumer supply lines (as elsewhere defined in this
section), shall be shown on all Final, Short-Form Final, Re-Plats, and Amended
Plats.
F. Low Pressure Oil and Gas Pipeline Easements
1. All Oil and Gas Low Pressure Flow or Gathering Lines having a pressure rating
below 500 psi shall be centered within a separate easement of not less than 15 ft.
in width and shown on the Plat. Said easements shall be dedicated to the pipeline
or exploration company responsible for ownership of the pipeline.
2. Any such easement provided for Low Pressure Flow or Gathering Lines,
referenced above, shall not be centered over any residential lot line. Said
easements may, however, follow a common rear lot line, thereby crossing a series
of perpendicular lot lines, but only when the pipeline is buried not less than four
(4) ft. below the finished grade above. Such pipelines shall be appropriately
physically marked by type and pressure rating at each lot line crossed, and so
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noted as to depth thereof, and also referenced on the Final Plat.
G. Pipeline Protection
All oil and gas pipelines shall be appropriately protected from intrusion by
excavation, utilities installation, or other building or construction activities during and
after subdivision development, as required by the pipeline owner and applicable City
Fire Code requirements and related City Engineering Standards and practices.
H. H®A or POA I~ot
Pipelines may be platted as an HOA or POA lot and may also be used for general
landscaping (exclusive of trees) and for bike and hike trails as a part of the
subdivision. The Final Plat shall contain a note prohibiting building or similar
development construction or the planting of trees within the HOA / POA pipeline lot.
Article IX. ®il & Gas Wells
A. Plat Statement
When an existing oil or gas well is located on the subject property to be platted, all
Final or Short Form subdivision plats must contain a statement that no building, not
necessary to the operation of an oil or gas well, shall be constructed within 200 feet
from any existing oil or gas well. If, upon appeal to the City Council, a variance for a
lesser distance is approved, the statement shall reflect the distance granted by the
Council.
The plat statement note shall read as follows:
Building Construction Distance Limitation to an Oil or Gas Well Bore.
Pursuant to the Fort Worth City Code, no building(s) not necessary to the
operation of an oil or gas well shall be constructed within 200 feet (or
distance granted by Council variance) from any existing oil or gas well bore.
The distance shall be measured in a straight line from the well bore to the
closest exterior point of the building, without regards to intervening
structures or objects.
B. Well Identification and Impact Statement
When an existing or permitted oil or gas well is located on the property to be platted,
all Short Form and Final Subdivision plats affected by this requirement must show
and identify those lot(s) and/or adjoining un-platted tracts of land that are within 200
feet of an existing oil or gas well bore located on the property being platted or re-
platted. They shall further contain a notation that said properties maybe impacted by
current or future operations associated with drilling, production, maintenance, re-
working, testing, or fracture stimulation of the well.
C. Affidavit
When an existing oil or gas well is located on the subject property to be platted, all
Short Form and Final subdivision plats affected by these regulations, must be
accompanied by an affidavit signed by the property owner, and filed in the deed
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records of the county in which the property is located. Said affidavit shall include the
following information:
1. The location of the bore hole of all existing oil and gas wells located ora
the subject property as shown on the plat filed in Cabinet
Slide in the Plat Records, County, Texas.
2. AZZ Lot(s) and/or adjoining un platted tracts of land that are located
within 200 feet of the well, as measured in a straight line, from the well
bore, to the closest exterior point of the building, without regard to
intervening structures or objects.
3. Tliat said Zot(s) and/or adjoining unplatted tracts of land may be
impacted by any one or more of the following: noise, vibration, lights,
traffic, equipment, or other operations that may be due to current or
future drilling, production, maintenance, re-working, testing, or fracture
stimulation of the well.
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P~.T~LIC IIVII'pZ®~Eli~IENTS
Article I. Construction Plans Preparation and Approval.
Construction plans for public improvements to be installed shall be prepared 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 the Policy
for Zllstallation of Community Facilities. 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 by the City.
The review process of Engineering Plans shall be as follows:
• Preliminary conference between consultant and municipal engineering personnel
responsible for the respective engineering project.
• One or more conferences should be held between consultant and municipal engineering
representative to discuss the preliminary 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 Standard
Specifications for Construction published by the Trannsportation and Public Works
Department. Review of plans and specifications shall be conducted as soon as possible
and not later than twenty (20) working days from date of submission.
• The information should be conveyed 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
project.
• The consulting engineer shall submit final plans and specifications for approval when
all comments, changes or corrections are made. The final plans shall be signed and
dated by the City Engineer, Water Department Director, and City Traffic Engineer, 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.
Article II. Construction Design Standards and Specifications.
City of Fort Worth Standard Specifications for Construction are hereby adopted by
reference and made a part of these regulations which shall be controlling in design,
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construction and installation of street paving, curbs and gutters, sidewallcs, utilities and
other public improvements required herein. All reference to City Design Standards and
Specifications shall mean and include those standards and specifications contained in the
Fort Worth Standard Specifications for Construction manual, together with all exhibits,
charts, drawings and diagrams pertaining thereto, which have been approved by the officials
having jurisdiction and placed on file in the offices of said officials.
Article III. Paving and Drainage Facilities
A. All streets and alleys shall be paved and shall be designed and constructed in
accordance with City Design Standards and Specifications.
B. The right-of--way shall be graded to provide suitable finish grades for pavement,
sidewallcs, and planting strips with adequate surface drainage and convenient access
to the lots.
C. All sidewalks or bicycle/pedestrian-ways and driveways shall be constructed in
accordance with City Design Standards and Specifications.
D. All drainage facilities shall be designed and constructed in accordance with City
Design Standards and Specifications.
E. Where a subdivision abuts an existing road or street, which is not constructed to line
and grade approved by the City, 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.
F. 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 existing road or street which is not
constructed to line and grade approved by the City Engineer, the requirements in Item
E above shall apply.
Article IV. Street Fighting
Street lighting shall be provided on all streets and shall conform to all applicable City
policies concerning street lighting, and shall be approved by the City. All necessary
easements for street light installation and maintenance shall be shown on both the
preliminary and final plats.
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Article V. Site Improvement Data
The following site improvement data, including all plans and specifications and
engineering calculations, shall be submitted, bearing the seal and signature of an
engineer, proficient in civil engineering, and registered in the State of Texas. The number
of copies and a reproducible shall be furnished as required by the using department.
A. I2.oadways and Sidewalks. Plans and profiles of all streets, alleys, sidewallcs,
crosswalk ways, and detailed cost estimates.
S. Sanitary Sewers. The location and dimensions of existing sanitary sewer lines; plans
and profiles of proposed sewer lines, indicating depths and grades of lines; detailed
design information and cost estimates.
C. Treatment Plant/System. When a separate sewer system or treatment plant is
proposed, proposed plans and specifications shall be submitted.
D. Water I.~ines & Hydrants. The location and size of existing water lines and fire
hydrants; plans and proposed water lines and fire hydrants, showing depths and
grades of the lines; detailed design information and cost estimates.
E. Streets & Drainage. All street widths and grades shall be indicated; nuzoff figures
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.
F. Drainage Design. Calculations and map showing the Anticipate storm water flow,
including watershed area, percent runoff, and time of concentration. When a drainage
ditch or storm sewer is proposed, calculations shall be submitted showing the basis
for design.
G. Channels & Storm Drainage. When a drainage channel or storm sewer is proposed,
completed plans, profiles and specifications shall be submitted, showing complete
construction details and detailed cost estimate.
H. Off-Site Drainage: I.Tpstream. When conditions upstream from a proposed channel
or stone 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.
I.Off--Site Drainage: Downstream. 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 fora 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.
J.Drainage Outfall. All drainage improvements shall be designed to an acceptable
outfall
Article VI. Incorporation of Adopted Design Standards and Policy Manuals.
A. Design Manuals. The City's most current "Technical Design Standards", and
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"Standard Specifications for Construction" as published by TPW, are hereby
incorporated by reference as if fully set forth in these regulations.
J3. Policy for the Installation of Community Facilities. The City's "Policy for the
Installation of Community Facilities" are incorporated by reference, as if fully set
forth in these regulations.
C. Chapter 212 of the State of Texas Local Government Code, governing: Municipal
Regulations of Subdivisions and Property Development is incorporated by reference
as if fully set forth in these regulations.
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C~iPTE~2. S:
El~~®RCEMEI~'T
Permits Withheld.
No Building Permits for any construction activity shall be issued by the City until a plat
is approved and filed of record in the Court House of jurisdiction. No Building Permit
shall be issued nor public utility service provided for land that has received approval and
filed as a "Conveyance Plat".
Public Services.
The City shall be under no obligation to fiu7ush, and may withhold any or all public
services, unless and until all rules, regulations and requirements of this ordinance have
been met or duly waived by the Plan Commission, or as otherwise waived by TPW, as
authorized by these regulations.
Plat Addressing.
The City shall not cause the addressing of any lot or parcel within a subdivision unless
and until the plat thereof has been approved and filed for record in the County
Courthouse of jurisdiction.
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o~ossA~ay o~ ~~ s
Access -Adequate access is defined as having frontage on a paved road meeting the right-
of-way and pavement dimensions set forth in the Official Thoroughfare Plan.
Access Controller -The facility controlling vehicular access to private street developments
that may be a mechanism or a manned structure.
Acreage, Gross -The total acreage.
Acreage, Net -The total acreage less those areas dedicated to public use such as street and
alley rights-of--way. Access easements, however, shall be included in net acreage
calculations of lots.
Administrative Approval - Approval by the Executive Secretary to the Plan Commission.
Ailey - A minor right-of--way, not intended to provide the primary means of access to
abutting lots, which is primarily for vehicular service access to the back or sides of lots or
properties otherwise abutting on a street.
Applicant -The owner of land proposed to be subdivided, or his representative when
written consent is obtained from the legal owner of the premises. The terms "applicant",
developer", and "subdivider" are used interchangeably in these Rules, Regulations, and
Procedures.
Arterial -See Street, Arterial
Authorized Agent - A person empowered by another to represent, act for, and transact
business with the City.
Benchmark, Elevation - A permanent benchmark that identifies the vertical elevation
above mean sea level or other approved level.
Block - An area enclosed by streets and occupied by or intended for buildings; or if said
word is used as a term for measurement, it .shall mean the distance along a side of a street
between the nearest two streets which interest said street on the said side. When necessary,
the City shall determine the outline of the block in cases where platting is incomplete or
discomiected.
Bond -Any form of security including a cash deposit, surety bond, collateral, property, or
instrument of credit in an amount and form satisfactory to the City. All bonds shall be
approved by the City Council wherever a bond is required by the Subdivision Ordinance or
adopted Rules, Regulations, and Procedures.
Building -- Any structure built for the support, shelter, and/or enclosure of persons,
animals, chattels or moveable property of any kind. When subdivided in a manner
66
sufficient to prevent the spread of fire, each portion so subdivided may be deemed a
separate building.
Building Setback Line -Aline parallel or approximately parallel to the street right-of--way
line at a specific distance therefrom marking the minimum distance from the street right-of-
way line that a building maybe erected.
Building Site -Land occupied or to be occupied by a building and its accessory building,
including such open spaces as are required under this Ordinance anal having direct access to
a public street.
Capital Improvements -Facilities of a permanent nature, such as streets, drainage,
sanitary sewer, etc.
City Engineer -The person designated by the City Council to review engineering aspects
of projects located within the City.
Traffic Engineer -The person designated by the City Council to review traffic aspects of
projects located within the City.
Collector Street -See Street, Collector
Common Area - An area or facility that is owned jointly by the owners within the
subdivision and/or members of the property owners association. Common areas include,
but are not limited to, private parks, community buildings, and screening walls.
Community Facilities Agreement (CFA) - A contract between the city and developer for
the construction a11d cost sharing of public infrastructure improvement.
Comprehensive Plan -For purposes of this ordinance, the Comprehensive Plan shall
include cuy-rent and future streets, alleys, parks, playgrounds, and public facilities as
delineated by the Master Thoroughfare Plan; Parks and Recreation Policies; Meacham,
Alliance, and Spinks Airport controls; and other City codes, ordinances, or regulations.
Covenant - An agreement to do or refrain from doing certain acts.
Cross Street Intersection -Situation in which two perpendicular streets fully intersect, or
cross one another from one side to the other at or near a 90-degree angle.
Cul-de-sac - A street having but one outlet to another street and terminated on the opposite
end by a vehicular turn-around.
DRC -abbreviation for "Development Review Committee"
Dead-end Street - A street, other than a cul-de-sac, with only one outlet.
Dedication - A gift or donation of property or interest in property by the owner to the
67
public.
Density -The number of dwelling units per gross acre of subdivision, excluding any areas
that are non-residential in use.
Detention Pond - A pond or impoundment designed to store storm water runoff for
controlled release during or immediately following the storm event.
Developer - An individual, partnership, corporation, or governmental entity undertaking
the subdivision or improvement of land and other activities covered by the Subdivision
Ordinance or these Rules, Regulations, and Procedures, including the preparation of a
subdivision plat showing the layout of the land and the public improvements involved. The
term "developer" is intended to include the term "subdivider" even though personnel in
successive stages of a project may vary.
Double Frontage Y,ots - A lot, other than a corner lot, with frontage on more than one
street.
Drainage Plan - An engineering study evaluating storm water runoff and flows that
recormnends drainage improvements necessary to comply with design standards adopted by
the City.
Dwelling -Any building or portion thereof, which is designed for or used for residential
purposes.
Easement - An interest in land granted to the City, to the public generally, a private
individual and/or to a private or public utility corporation.
Easement, Access - An easement created for the purpose of providing vehicular or
pedestrian access to a property.
Easement, Drainage - An easement created for the purpose of conveying storm water
across property either on the surface or in an underground system.
Emergency -Response by the appropriate City Deparhnent to an alarm or call requiring
immediate action in the interest of the public health and safety.
Engineer - A person duly authorized under the provisions of the Texas Engineering
Registration Act, as heretofore or hereafter amended, to practice the profession of
engineering.
Entry Turnaround - An opening or other accommodation provided at the entrance to a
private street development in order to allow vehicles deiced access to re-enter the public
street with a forward motion without unduly disturbing other velucles at the entrance.
Erosion Control -Structural and nonstructural techniques to prevent the erosion and
sedimentation of soil from rainfall and/or runoff
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E. T. J. -Extra Territorial Jurisdiction -That property which lies within the Jurisdiction of
the City of Fort Worth for enforcing subdivision plat regulations.
Executive Secretary -The Director of the Development Dept. or his designated
representative who serves as the Executive Secretary to the Plan Commission.
FPUC -abbreviation for "Franchised Public Utility Companies"
Final Plat -The one official and authentic map of any given subdivision of land prepared
from actual field measurement and staling of all identifiable points by a surveyor with the
subdivision location references to a survey corner or other established reference and all
boundaries, corners and curves of the land division sufficiently described so that they can be
reproduced without additional references. Angular measurements and bearings shall be
accurate to the nearest tenth of a foot. The Final Plat of any lot, tract, or parcel of land shall
be recorded in the Plat Records of Tarrant County, Texas.
Flood Plain - An area identified by the Federal Emergency Management Agency as
possibly being flood prone at or below the intermediate flood line (100 year flood plain).
The issuance of building permits for construction of any structure within such flood plain is
regulated by a separate specific ordinance governing the safeguards, preventing actions
against flooding, types of uses permitted in flood prone areas, etc.
Floodway -The channel of a river of other water course and the adjacent land areas that
must be reserved in order to discharge the base flood as defined by the Federal Emergency
Management Agency without cumulatively increasing the water surface elevation more than
one foot.
HOA and P®A -abbreviations for "Home Owners Association" and "Property Owners
Association" respectively, both mean the same and are used interchangeably.
Infrastructure -Facilities needed to sustain manufacturing, residential, commercial, and
all other land use activities. Infrastructure includes water lines, sewer lines, and other
utilities, streets, and roads, communications, and public facilities, such as fire stations,
parks, schools, and other similar type uses.
Land LTse Plan -Part of Comprehensive Plan showing future land use.
69
Lot - An undivided tract or parcel of land having frontage on a public street, or upon an
approved open space, having direct street access, and which is, or in the future may be,
offered for sale, conveyance, transfer or improvement; which is designated as a distinct and
separate tract, aizd which is identified by a tract or lot number of symbol in a duly approved
subdivision Plat which has been properly approved by the City and filed on record with the
County Cleric.
1. Area, Lot -The area of the lot shall be the net area of the lot and shall not include
portions of streets and alleys.
2. Lot Depth -The distance between midpoints of straight lines connecting the
foremost points of the side lot line in front and the rearmost points of the side lot
lines in the rear (the mean horizontal distance between the front and rear lot line).
3. Lot, Double Frontage or Through - A lot, other than a corner lot, with frontage on
more than one street.
4. Lot, Frontage -The length of street frontage between property lines.
5. Lot, Irregular -Any lot not having equal front or rear lot lines, or equal side lot
lines (the opposite lot lines vary in dimension) or having corners with an angle of
either snore or less than ninety (90) degrees.
6. Lot Orientation -The compass reading for a line, drawn from a point midway
between the side lot lines at the required front yard setbaclc to a point midway
between the side lot lines at the required rear yard setbaclc.
7. Lot Width -The distance between straight lines connecting front and rear lot lines
at each side of the lot, measured across the rear of the required front yard, provided,
however, that the width between side lot lines at their foremost points (where they
intersect with the street line) shall not be less than eighty percent (80%) of the
required lot width except in the case of lots on the turning circle of cul-de-sacs,
where the eighty percent (80%) requirement shall not apply.
Open Space, Private - Within a subdivision, private open space is private property under
common ownership and for use by property owners within the subdivision designated for
recreational area, private parlc, play lot area, plaza area, building setbacks (other than those
normally required), and ornamental areas open to the general view within the subdivision.
Private open space does not include streets, alleys, utility easements, public parlcs or
required setbaclcs.
Open Space, Public - Within a subdivision, public open space is property which has been
designated for parlc land, recreation, or wildlife conservation areas which have been
dedicated to, and accepted by, the City or other Federal, State, or Municipal governrrient
entity.
Owner of Record -Legal owner or owners of the property.
PII) -abbreviation for "Public Improvement District" which is created by the City.
70
Parlt -Land dedicated to, or purchased by, the' City or other Federal, State, or Municipal
govenunental entity for the purpose of providing public recreation or open space areas.
Park, Neighborhood - A public park intended to serve the recreation needs of people
living or working within cone-half mile radius of the park.
Parlt, Private - A tract of land presently owned or controlled and used by private or semi-
publicpersons, entities or groups for active or passive recreational purposes.
Pavement Width -The portion of a street available for vehicular traffic; where curbs are
laid, it is the portion from the face of a standard six inch (6") curb to the face of the opposite
curb.
Permit - A license, certificate, approval, registration, consent, permit, contract or other
agreement for construction related to, or provision of, service from a water or wastewater
utility owned, operated, or controlled by a regulatory agency, or other form of authorization
required by law, rule, regulation, order, or ordinance that a person must obtain to perform
an action or initiate, continue, or complete a project for which the permit is sought.
Person -Any individual, association, firm corporation, governmental agency, or political
subdivision.
Petition - A written request.
Phased Development - A plat presented by the developer proposing that only part of the
tract is to be developed with the remainder of the tract to be developed at a later date.
Plan Commission -Same as Commission.
Plat - A map of a specific land area such as a subdivision, showing the location and
boundaries of individual parcels of land subdivided into lots with streets, alleys, easements,
etc. drawn to scale.
Policy - A statement, or document, which has been enacted by the governing body of the
City that forms the basis for enactilzg legislation or malting decisions.
Preliminary Plat - A formal document showing the detailed concept of the subdivision,
presented with the required accompanying material to the Plan Commission for approval.
Private Streets -Private vehicular access ways shared by and serving three or more lots,
which are not otherwise dedicated to the public nor publicly maintained.
Private Street Lot - A separate lot owned by the property owners association, whereupon a
private street is constructed.
Property Owners Association - An organization established for the ownership, care, and
maintenance of private streets and other private facilities.
71
Public Facilities -Any facilities for the public welfare, usually including public utilities,
governmental buildings, and public schools.
Public Improvements -Facilities such as streets or drainage systems, which are dedicated
for public use.
Public Open Space Easement - An easement that restricts construction or plantings so that
open space and/or sight visibility is maintained.
Replatting - Replatting is the resubdivision of any part or all of any block or blocks of a
previously platted subdivision, addition, lot, or tract.
Reserve Strip - A privately owned strip of land, normally one foot in depth, adjacent to a
public right-of--way which may be used by the City and franchised utilities for locating
facilities to serve the public.
Residential Street -Shall mean limited local, local, or collector (public or private) street
built to city standards.
Retention Pond - A pond or other impoundment designed to store storm water runoff
permanently.
Right-of--Way -Lands dedicated to the public for use as a street, alley, or crosswalk.
Screening, Wali or Fence - An opaque wall or barrier or fence at least six feet (6') high
made of masonry, cedar, or similarity approved fence material per the Zoning Ordinance.
Shall, May -The word "shall" is always mandatory. The word "may" is merely
"permissive".
Sidewalk - A paved pedestrian way generally located within public street right-of--way, but
outside of the roadway, and built in accordance with City specifications.
Sketch Plan - A sketch drawing of initial development ideas superimposed on a
topographic map to indicate generally the plan of development and to serve as a working
base for noting and incorporating suggestions of the staff, City Engineer, utilities, or others
who are consulted prior to the preparation of the preliminary plat.
Stacking Area - A setback measured from the public street right-of--way to the access
controller.
Steep Slope -Areas that contain slopes over fifteen percent (15%) grade and are
characterized by increased run-off and erosion hazards.
Street - A public right-of--way, however designated on the City's Comprehensive Plan,
which provides vehicular access to adjacent land.
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1. An "arterial" is designed to efficiently carry large volumes of traffic through the
City.
2. A "collector street" primarily provides circulation within neighborhoods, to carry
traffic from local streets to arterials, or to carry traffic through or adjacent to
commercial or industrial areas.
A collector street in a residential zoning district shall also be identified as a residential
street.
3. A "local or limited local street" is one used primarily for access to abutting
residential property.
4. A "private street" is a vehicular access way under private ownership and
maintenance that has not been dedicated to the City or accepted by the City.
5. Street, Internal -Generally any street whose entire width is contained within a
development.
6. Street, Perimeter -Any street, which abuts a development or one whose width lies
partly within a development and partly without, unless, otherwise defined by the City
Engineer.
7. Street Width -The word "street width" shall be the shortest distance between the
lines, which delineate the rights-of--way of a street.
Structure -Anything constructed or erected with a fixed location on the ground, or
attached to something having a fixed location on the ground. Among other things,
structures ilzclude buildings, mobile homes, billboards, and poster panels.
Subdivider -Any person or agent thereof, dividing or proposing to divide land so as to
constitute a subdivision as that term is defined herein. In any event, the term "Subdivider"
shall be restricted to include only the owner or equitable owner, of land sought to be
subdivided.
Subdivision -- A division of any tract of land situated within the corporate limits, or
extraterritorial limits, in two or more parts for the purpose of laying out any subdivision of
any tract of land or any addition of any town or city, or for laying out suburban lots or
building lots, or any lots and streets, alleys, or parts or other portions intended for public use
or the use of purchasers or owners of lots fronting thereon or adjacent thereto. Subdivision
includes re-subdivision.
Surveyor - A Texas Registered Public Surveyor, as authorized by the State statues to
practice the profession of surveying.
T-Street Intersection -Situation where one street intersects with that of another, in a
perpendicular configuration at or near a 90-degree angle, and the intersecting street does not
penetrate thru to the other side, of the intersected street, thereby forming a T-configuration
Thoroughfare -The public vehicular infrastructure composed of arterials, collectors, and
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local streets. See Streets.
Thoroughfare Plan -The officially adopted plan, a part of the Comprehensive Plan, that
identifies and classifies the existing and proposed thoroughfares in the City
TPW -Abbreviation for Department of Transportation and Public Worlcs.
Traffic Assessment Study (TAS) and Traffic Impact Study (TIS) -each has its own
definitions of standards of submission requirements, as administered by T/PW. A TAS
Study is of less complexity and detail than is a TIS Study.
Urban Local Street -term meaning the same as "Residential Street", "Local Street," "Cul-
de-sac," and "Loop Street."
Utility Easement - An interest in land granted to the City, to the public generally, and/or to
a private utility corporation or public utility district, for installing, maintaining, repairing, or
enlarging utilities across, over or under private land, together with the right to enter thereon
with machinery and vehicles necessary for the installation, maintenance, replacement or
enlargement of said utilities at any time.
Vacation (Closure) - To cancel, rescind, or render an act that has the effect of voiding a
subdivision Plat or a portion thereof as public easement, right-of--way, or other dedication.
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