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Home My WebLink AboutSubdivision Ordaninace - 1998City of Georgetown SUBDIVISION REGULATIONS 1/19/88 TABLE OF CONTENTS SECTION TITLE PAGE 10000 GENERAL PROVISIONS 10000- 1 11000 Title . . . . . . . . . . . . 1 12000 Authority . . . . . . . . . . 1 13000 Purpose . . . . . . . . . . . 1 14000 Policy . . . . . . . . . . . . 3 15000 Jurisdiction . . . . . . . . . . 4 16000 Application . . . . . . . . . . 4 16010 Subject Developments . . . . . . . . 4 16020 Exemptions . . . . . . . . . . 6 17000 Enforcement . . . . . . . . . . 7 13000 Definitions . . . . . . 8 20000 PROCEDURE 20000-1 21000 General Procedure 1 22000 Sketch Plan 1 22010 Purpose and Applicability 1 22020 Format 1 22030 Content 1 22040 Procedure 4 22050 Development Review Committee 4 , 22060 Effect 4 23000 Concept Plan 4 23010 Purpose and Applicability 4 23020 Format 5 23030 Content 5 23040 Procedure 6 73050 Notification 7 23060 Approval 7 24000 Preliminary Plat 8 24010 Purpose and Applicability 8 24020 Format 8 24030 Content 8 74031 Natural Features 8 24032 Improvements 9 24033 Boundaries 9 74034 General Information 10 24035 Support Documents 11 74040 Procedure 12 74050 Notification 13 24060 Approval 13 25000 Construction Plans 14 25010 Purpose and Applicability 14 25020 Format 15 25030 Content 15 25040 Procedure 18 25050 Approval 18 26000 Final Plat 19 26010 Purpose and Applicability 19 26020 Format 19 26030 Content 19 26031 Natural Features 19 26032 Improvements 19 26033 Boundaries 19 26034 General Information 21 26035 Support Documents 22 26040 Procedure 22 26050 Approval 23 26060 Recordation 24 27000 Detailed Development Plan 26 27010 Definition 26 27020 Purpose and Applicability 26 27030 Format 26 27040 Content 27 27050 Procedure 28 27060 Approval 29 28000 Assurances for Completion of Improvements 30 28010 Purpose 30 28020 Gen ral Policy 31 28030 Completion of Improvements 31 28040 Alteratives to Completing Improvements 31 28050 Time Limit for Completing improvements 33 28060 Failure to Complete Imptoventerus 33 28070 Inspection and Acceptance of Improvements 33 28080 Reduction or Release of Improvement Surety Instrument 34 28100 Maintenance Bond Required 34 28110 Vacation of Undeveloped Subdivisions 35 29000 Alternative Form Subdivisions 35 29010 Planned [tit Developments 35 29011 Purpose and Applicability 35 29012 Procedure 36 29013 Approval 36 29020 Amended Plats 36 29030 Short Form Subdivisions 38 29031 Purpose and Applicability 38 29032 Foumat 38 29033 Content 39 29034 Procedure 39 29035 Notification 39 29036 Approval 40 29040 Dedication Plats 40 29041 Purpose&Applicability 40 29042 Format and Content 40 29043 Procedure 40 30000 DESIGN STANDARDS 30000-1 31000 General Standards 1 31010 Urban Design Principles 1 32000 Watershed Provisions 2 32010 Purpose 2 32020 Overview 3 32030 Compliance 3 32040 Reserved 32050 Reserved 32060 Rescrved 32070 Reserved 32080 Reserved 32090 Industrial Uses 3 32100 StomtwaterManagementSystem Requirements 4 32101 Basic Design Objectives 4 32102 General Design Requirements 5 32103 Minimum Criteria forlssuance of Flood Plain DevelopmentPermit 10 33000 Transportation 11 33010 General 11 33020 Reserved 33030 Streets and Alleys 12 33040 Access/Driveways 17 33041 Purpose and Applicability 17 33042 Driveway Width 17 33043 Spacing Between Driveways 17 ` .33044 Spacing Between Driveways and Inteseaions 17 33050 Off -Street Parking and Loading 20 33051 General DksignStandards 2D 33052 Schedule ofOff-Street Packing Requirements 21 33053 OffSite or Remote Parking 22 33054 Parking forMixed Lke Developments 23 33055 Handicapped Facilities 23 33056 Basic Off -Street Loading Regulations 23 33057 Design Standards 24 33058 Special Parking Requirement Areas 27 33059 Bikeways 28 34000 Blocks and Lots 29 34010 Blocks 29 34020 Lots 30 34021 AcccssRequirencnts 32 34022 Lot Nbrnbering 33 34023 Lot Drainage 33 34030 Easements 33 35000 Utilities 34 35010 Water System 34 35011 Water SystemRequined 34 35012 General Water System Design 46 35020 Sanitary Sewer System 46 3 35021 Sanitary Sewer System Required 34 35022 General Sanitary SewerSystem Design 34 36000 Rural Subdivisions 35 36010 Appose 35 36020 Applicability 35 36030 Streets 35 36040 Blocks 35 36050 lots 35 36060 Easements 36 36070 wities 36 36080 AdditionalProvisons 36 37000 Landscaping andBuffeaing 36 37010 Purpose 36 37015 Applicability 37 37020 General Requirements 37 37030 Requited Landscapelnstallation 38 37040 Requirements for Fences 42 40000 IMPROVEMENTS 40000-1 41000 General Provisions 1 41010 Requinementsfor Improvements 1 41020 Type of Improvements 1 41030 Continuity of Improvements 1 41040 Improvern>ent Plans 1 41050 Acceptance of Improvements 2 41060 Maintenance and Supervision 2 41070 Extension ofWaterand Wastewater U61i ties 2 42000 Park Land Dedication 5 42010 Dedication of Public Park land Required 5 42020 Formula for Calculating Area 5 42030 Fee Payment In Lieu of Land Dedication 6 42040 Reservation of Future Pad; Land 7 42050 Subdivision Changes 7 42060 Final Platting of a Portion of An Approved Preliminary Plat 7 42070 Design Standards for Park Land 7 42080• Private Park Land Credit 9 42090 Park Fund Established 9 42100 Method of Dedicating Park Land 10 50000 MUNICIPAL UTILITY DISTRICTS 50000-1 50010 General Requirements 1 50011 Pre -Application Review. 1 50012 Petition Submittal 1 50013 Petitions Submittal Requirements 2 50020 Review Process 4 50021 Staff Review 4 50022 Commission Review Process 5 El 50023 City Council Review and Action 6 50030 Out of District Service Requests 6 50040 Fees 6 50050 District Creation 6 50051 Qualifications forConsent 6 50052 Additional Requirements 7 60000 ADNIINISTRATION 60000-1 60010 General Administration 1 60020 Planning Department Responsibilities 1 60030 hiterpretationofProvisions 1 60040 Consistency with the Comprehensive Plan 2 60050 Consistency with the Zoning Ordinance 2 60060 Annexation Requirement 2 60070 Variances 3 60080 Conditions forIssuing a Building Permit 4 60090 Fees 4 60100 Amendment 4 60110 Violation 4 60120 Penalty 4 60130 Severability of Provisions 5 60140 Repeal 5 70000 DEFINITIONS 70000-1 0 fS6X01 10000 GENERAL PROVISIONS 11000 TITLE These regulations shall hereinafter be known, cited and referred to as the Subdivi- sion Regulations of the City of Georgetown, Texas and they shall be a part of the Code of Ordinances of the City of Georgetown, Texas. 12000 AUTHORITY These Subdivision Regulations, design standards and improvement requirements for land development are adopted under the authority of the Constitution and laws of the State of Texas, including particularly Chapter 231, Acts of the 40th Legis- lature, regular session, 1927, as heretofore or hereafter amended (Article 974a, VA.C.S.) and the provisions of Section 4 of the Municipal Annexation Act as heretofore or hereafter amended (Article 970a, V.A.C.S.). These subdivision regu- lations, design standards and required improvements for land development are adopted pursuant to the provisions of Article I, Section 1.02 of the Home Rule Charter for the City of Georgetown, Texas. 13000 PURPOSE Subdivision of land is the first step in the process of urban development" The distribution and relationship of residential, commercial, industrial and agricult- ural uses throughout the community along with the system of improvements for thoroughfares, utilities, public facilities and community amenities determine in large measure the quality of life enjoyed by the residents of the community. Health, safety, economy, amenities, environmental sensitivity and convenience are all factors which influence and determine a community's quality of life character. A community's quality of life is of public interest. Consequently, the subdivision of land, as it affects a community's quality of life, is an activity whose regulation is a valid function of municipal government. The regulations contained herein are designed and intended to encourage the development of a quality urban environment by establishing standards for the provision of adequate light, air, open space, storm water drainage, transportation, public utilities and facilities, and other needs necessary for insuring the creation and continuance of a healthy, attractive, safe and efficient community that provides for the conservation, en- hancement and protection of its human and natural resources. Through the applica- tion of these regulations the interests of the public as well as those public and private parties, both present and future, having interest in property affected by these regulations are protected by the granting of certain rights and privileges. By establishing a fair and rational procedure for developing land the following require- ments further the possibility that land will be developed for its most beneficial use in accordance with existing social, economic and environmental conditions. These regulations are designed and intended to achieve the following purposes and shall be administered so as to: 10000-1 tit A. Assist orderly, efficient and coordinated development within the territor- ial jurisdiction; B. Provide neighborhood conservation and prevent the development of slums and blight; C. Harmoniously relate the development of the various tracts of land to the existing community and facilitate the future development of adjoining tracts; D. Provide that the cost of improvements to minimum standards which pri- marily benefit the tract of land being developed be home by the owners or developers of the tract, and that cost of improvements to minimum standards which primarily benefit the whole community be borne by the whole commu- nity; E. Provide the best possible design for each tract being subdivided; F. Provide the most attractive relationship between the uses of land and buildings and the circulation of traffic throughout the municipality, having particular regard to the avoidance of congestion in the streets and highways, and the pedestrian traffic movements appropriate to the various uses of land and buildings, and to provide for the proper location and width of streets and building lines; G. Prevent pollution of the air, streams, and ponds; to assure the adequacy of drainage facilities; to safeguard both surface and groundwater supplies; and to encourage the wise use and management of natural resources throughout the municipality in order to preserve the integrity, stability, and beauty of the community and the value of the land; H. Preserve the natural beauty and topography of the municipality and to insure appropriate development with regard to these natural features; I. Reconcile any differences of interest among the subdivider, other property owners and the City; J. Establish adequate and accurate records of land subdivision; K. Implement the Development Plan and other Comprehensive Plan elements as adopted by ordinance; L. Ensure that public or private facilities are available and will have a sufficient capacity to serve proposed subdivisions and developments within the territorial jurisdiction; M. Standardize the procedure and requirements for subdividing property and submitting plats for review and approval; N. Protect and provide for the public health, safety and general welfare of the community; 10000-2 14000 111 O. Provide for adequate light, air, and privacy; secure safety from fire, flood and other danger; and prevent overcrowding of the land and undue congestion of population; P. Protect the character and the social and economic stability of all parts of the community and encourage the orderly and beneficial development of all parts of the community; Q. Protect and conserve the value of land throughout the community and the value of buildings and improvements upon the land; and minimize the conflicts among the uses of land and buildings; IL Guide public and private policy and action in providing adequate and efficient transportation systems, public utilities, and other public amenities and facilities; S. Encourage the development of a stable, prospering economic environment T. Minimum standards for development are contained in the City's Construc- tion Standards and Specifications and Improvements manual, zoning ordi- nance, the building code and in this ordinance. However, the Comprehensive Plan expresses policies designed to achieve an optimum quality of development in the urban area. If only the minimum standards are followed, as expressed by the various ordinances regulating land development, a standardization of de- velopment will occur. This will produce a monotonous urban setting. Subdi- vision design should be of a quality to carry out the purpose and spirit of the policies expressed in the general plan and in this ordinance, rather than be limited to the minimum standards required herein. POLICY In order to carry out the purposes herein above stated, it is hereby declared to be the policy of the City to consider the subdivision of land and its subsequent development as subject to the control of the municipality, pursuant to the Com- prehensive Plan, for the orderly, planned, efficient and economical development of the City and its territorial jurisdiction. This Ordinance shall be administered such that: A. Land to be subdivided and/or developed shall be of such nature, shape and location that with proper and careful design and development it can be safely used for building purposes without danger to health or risk of fire, flood, erosion, landslide or other menace to the general welfare. B. A final plat shall not be recorded until the necessary public utilities and facilities and other required improvements exist or arrangements are made for their provision. C. Buildings, lots, blocks and streets shall be arranged so as to afford 10000-3 M 15000 16000 10000-4 adequate light, view and air, and to facilitate fire protection, providing ample access to buildings for emergency equipment. D. Land shall be subdivided and developed with due regard to topography and existing vegetation with the object being that the natural beauty of the land shall be preserved to the maximum extent possible. E. Existing features which would add value to development or to the City as a whole, such as scenic and special features, both natural and man-made, historic sites, and similar assets shall be preserved in the design of the subdivi- sion whenever possible. F. Existing or proposed public improvements shall conform to the intent and provisions of, and be properly related to the policies of the Comprehensive Plan and the capital budget and program of the municipality. These regula- tions supplement and facilitate the enforcement of the provisions and standards contained in the Zoning Ordinance, Building and Housing Code, Comprehen- sive Plan, and capital budget and program of the municipality. JURISDICTION These Subdivision Regulations shall apply to all subdivisions of land and all land development activities, as they are both defined herein, which are located within the territorial jurisdiction of the City as established by law in effect at the time of adoption of these subdivision regulations or as may be amended from time to time. The tentorial jurisdiction of the City shall be defined as follows: A. The Corporate Limits of the City of Georgetown, Texas; and B. The Extra -Territorial Jurisdiction of the City of Georgetown. Texas; and C. Any additional area outside (A) and (B) above as permitted by law and which has been approved by the Council; APPLICATION OF REGULATIONS 16010 Subject Developments A. The provisions of these subdivision regulations, including design standards and improvement requirements, shall apply to the following forms of land sub- division and development activity: 1. The Division of land into two (2) or more tracts, lots, sites or parcels, any part of which when subdivided shall contain less than forty (40) acres in area, due to the fact that when land begins to be broken into parcels of less than forty (40) acres the process of urbanization of that property is initiated; or 16010 2. All subdivisions of land whether by metes and bounds division or by plat, which were outside the jurisdiction of the City's subdivision regula- tions in effect at the time said plat or deed was filed in the official records of William -son County, Texas and which subsequently came within the jurisdiction of the City's subdivision regulations through: a. Annexation; or b. Extension of the City's Extra -Territorial Jurisdiction; or c. Adoption of these subdivision regulations, and for which, as of May 31, 1989, the Commission finds that no substan- tial investment in public improvements has occurred; or 3. The division of land previously subdivided or platted into tracts, lots, sites or parcels subject to and not in accordance with adopted City Subdivision Regulations in effect at the time of such subdividing or plat- ting and having occurred after May 10, 1977; or 4. All subdivisions or plats of land where such subdivision was within the jurisdiction of the City either on the date said subdivision plat was re- corded in the plat records of Williamson County, Texas or on the effective date of this ordinance, whichever is most restrictive, and: a. For which a final plat was approved by the City and filed in the plat records of Williamson County, Texas on or before November 9, 1982, and for which, on the effective date of this ordinance, the Planning Commission finds that no substantial investment in public improvements has occurred; or b. For which a final plat was approved by the City and filed in the plat records of Williamson County, Texas on or after November 10, 1982, and for which, as of May 31, 1989, the Planning Commission finds that no substantial investment in public improvements has oc- curred; or 5. The combining of two (2) or more contiguous tracts, lots, sites or parcels for the purpose of creating one (1) or more legal lots in order to achieve a more developable site except as otherwise provided herein; or 6. Any Planned Unit Development for which a building permit, or plumbing permit, or electrical permit, or flood plain permit, or utility tap, or certificate of acceptance for required public improvements is required by the City; or 7. Any Land Development Project which is intended to occupy a single tract, lot, site or parcel where: 10000-5 IN a. more than one (1) primary building or structure for the primary use will be located, or b. any building or structure is located, excluding one: i. Single family detached residence; ii. Duplex, triplex or quadraplex residence; or iii. Commercial structure having a ground area covered by roof of 5000 square feet or less, and for which a building permit, or plumbing permit, or electrical per- mit, or flood plain permit, or utility tap, or certificate of acceptance for required public improvements is required by the City; or 8. Any: a. Planned commercial shopping center; 2. Research and development park; 3. Industrial park development; or 4. Mobile home park for which a building permit, or plumbing permit, or electrical permit, or Rood plain permit, or utility tap, or certificate of acceptance for re- quired public improvements is required by the City; or 9. The platting of any existing legal deed -divided unplatted lot, parcel, site or tract; or 10. The platting of land into lots, parcels, sites or tracts each of which con -tains 40 acres or more; or 11. Any plat having received approval from the Council for which said approval has expired. B. The provisions of these subdivision regulations as detailed in Section 29040, shall apply to the following forms of land subdivision and development activity: 1. The dedication, vacation or reservation of any public or private ease- mcnt through any tract of land regardless of the area involved, including those for use by public and private utility companies; or 2. The dedication or vacation of any street or alley through any tract of land, regardless of the area involved. 10000-6 17000 16020 16020 Exemptions The provisions of these subdivision regulations shall not apply to: A. Land legally subdivided prior to the effective date of these subdivision regulations except as otherwise provided for herein; or B. Land constituting a single tract, lot, site or parcel for which a legal deed of record describing the boundary of said tract, lot, site or parcel was filed of record in the Deed Records of Williamson County, Texas on or before May 10, 1977, except as provided by sections 16010 A6, A7 and A8; or C. Sates of land by metes and bounds in tracts of forty (40) acres or more in area; or D. Cemeteries complying with all State and local laws and regulations; or E. Divisions of land created by order of a court of competent jurisdiction; or F. Any subdivision of land for which a preliminary plat has been approved by the City on the effective date of these subdivision regulations and as provided for in Section 16010 A2 and A4b., excluding any plat for which approval has expired. G. The combination of two lots for the creation of a more developable site when 1. No change in the platted land use category is anticipated; 2. No increase in the density or intensity of use is anticipated as deter- mined by estimated traffic generation or utility demands; and 3. Offsite stormwater runoff is neither increased nor concentrated. ENFORCEMENT OF REGULATIONS No Subdivision Plat may be recorded until a final plat, accurately describing the property to be conveyed, has been approved in accordance with these subdivision regulations and filed in the Official Records of Williamson County, Texas. Further- more no building permit, or certificate of occupancy, or plumbing permit, or electrical permit, or flood plain permit, or utility tap or certificate of acceptance for required public improvements shall be issued by the City A. for any parcel or plat of land which was created by subdivision after the effective date of, and not in conformity with, the provisions of these regula- tions; and/or 10000-7 rrt 18000 10000-8 B. until, 1. all improvements, as required by these regulations, have been con- structed and accepted by the City of Georgetown, or 2. assurances for completion of improvements have been provided in ac- cordance with sections 28000-28999, and no excavation or clearing of land, or construction of any public or private improvements shall take place or commence, within six (6) months preceding the date of application for any item outlined above, unless in conformity with these regulations and/or as required in the platting process. DEFINITIONS All definitions of words contained herein shall correspond with the most appropri- ate definitions appearing in the Oxford &tglish Dictionary unless specifically de- fined in Section 70000. When multiple definitions create confusion, the Director shall make the determination of the most appropriate definition and the attach written evidence of any such determination to the ordinance. 20000 21000 22000 t10t PROCEDURE GENERAL PROCEDURE For all cases of subdividing within the scope of these regulations, a plat of the land in question shall be drawn and submitted to the Commission and Council for their approval or disapproval, as provided for below. In no instance, not withstanding any provision to the contrary, shall a subdivider proposing to make, or having made, a subdivision within the territorial jurisdiction proceed with any construction work on the proposed subdivision, including grading, before first obtaining pre- liminary plat approval. The general procedure for the subdivision of land is outlined in figures 21000 A and B. The regulations governing each step of the procedure are described in Sections 22000 through 29999. SKETCH PLAN 22010 Purpose and Applicability The purpose of the sketch plan is to provide an approximately scaled representation of a development proposal for use in discussions between the subdivider and the City staff. By providing for early discussion between staff and developers regard- ing planning concerns and City requirements, the sketch plan should reduce engi- neering costs at the planning stage of development, enhance communications and improve understanding of regulations governing the subdivision of land, reduce problems, highlight opportunities and, most importantly, expedite City approval of the project. The sketch plan is not mandatory, but is strongly recommended for all development proposals. 22020 Format The sketch plan shall be drawn to an appropriate engineering scale, sufficiently accurate to determine the relationship of existing and proposed roads, natural features, easements, utilities, lots, land use and property lines. 22030 Content The following are the suggested contents of the sketch plan: A. The name, address and phone number of the owner of record and the developer, if different, as well as the contact person (agent); B. A location map indicating the relationship to streets within one mile of the property; C. Land uses and improvements on adjacent properties; D. Existing on-site improvements, and casements if known; 20000-1 111 LEGEND QPROCESS ELEMENT (Mikelwe) Q PROCESS ACTIVITY Q PROCESS DECISION PROCESS ROUTING StETCN ALAN Pt Rlr� ,R4j 3Y4lA seb.„vA�+.d /SSUG BuicuNE� sllc uana.�<�rE aF a aci FIGURE 21O00A - INDICATING GENERALIZED DEVELOPMENT PROCESS PG 4T LSNSrfucj/e1V .e'L4K9 m F/w4L X6"0 ,>4T .. "4JT zlrYo As4j 6ET+1ctO 4 J6. q+•yENj RAN Q •Vofc / : Sm F/e..uSe.f fJ qty d %./! � M< 4P�..ee/ Prxess. •yah I: .JON .%/(ire/�.nenf /=len y� u'c eceaecd ron<..rcnf N•!< 3: Sc c � /< / en F/eo lJrar! 6 fer rey.. •:e4fcc s. 0 111 EG N a PROCESS ELEMENT (STAGE) O rROCESS ACTIVITY Q PROCESS DEGSION PROCESS ROUTING —:> PROCESS APPEAL FIGURE 21000B -SHOWING PROCESS WITHIN EACH (Flow Chart 0) REVIEW PHASE FOR CONCEPT PLAN, PRELIMINARY PLAT, FINAL PLAT, AND DETAILED DEVELOPMENT PLAN PUBLIC HEARING SUBMITTALS a Nok/ : FccS �o, cnch 5/oyc o� rc.,c Ord•%+once d'82-3 and Sul�xyumf omcndncnl6 P/o n:n9 Ocfoorfmcnf eicc�of far dro,iiorfc and con5lrucl.'n,� nfon �cv.'cr/. 22030 23000 20000-4 E. Existing natural features including, but not limited to, significant vegeta- tion, drainage characteristics, and topographic features; F. Proposed land uses and public and private improvements as defined herein; and G. Anticipated off-site improvements. WIMI I I Prior to drafting a sketch plan, the applicant should review City codes, and the Comprehensive Plan, to ensure the compatibility between the proposed develop- ment and City requirements. The developer shall submit legible prints of the sketch plan as indicated on the application at least five working days prior to the regular meeting of the Development Review Committee so that the Committee will have sufficient time to review the submittal for conformance with ordinance re- quirements, including but not Limited to consistency with the Comprehensive Plan, utility policies, the thoroughfare plan and watershed provisions. At the meeting, the Committee will provide information and direction to the subdivider concern- ing the proposed development. After this meeting is concluded, the subdivider may proceed with the platting process. 22050 Development Review Committee The Development Review Committee shall be comprised of appropriate staff mem- bers from all City Divisions. The Committee shall hold open monthly meetings scheduled for a consistent day, time and place, and provide written response on all sketch plans submitted for the meeting. Said written response shall be made available to the applicant on the day of the meeting and shall reflect the degree to which the contents suggested in section 22030 have been addressed. 22060 Effect Sketch plans provide guidance prior to the applicant's investment in carefully engineered drawings. Review of the sketch plan shall not constitute public ap- proval or indicate the full extent of the City's requirements. CONCEPT PLAN 23010 Purpose and Applicability The purpose of the concept plan is to demonstrate conformance with the Compre- hensive Plan, compatibility of land use and coordination of improvements within and among individually platted parcels, sections, or phases of a development prior to the approval of a preliminary plat. A concept plan shall be required when only a portion of the parent tract or parcel of land being platted is to be developed or sold for development. The plan shall 23010 include all adjacent and contiguous land, any portion of which is located within 1000 feet of the boundaries of the land owned or controlled by the developer and all land owned or controlled by the person, firm or corporation which sold the tract being platted. If the intended use of such land is not known by the subdivider or seller, the subdivider may submit a plan of the perimeter of the complete tract of land indicating thereon the portion being subdivided including all roads to be extended to the perimeter. It shall not be necessary to submit a concept plan on any land more than once unless the concept substantially or materially changes. 23020 Format A concept plan shall be printed on 24 x 36 inch paper at a scale of 1 inch = 100 feet with all dimensions measured accurately to the nearest foot, provided however, that a different scale may be used if approved in writing by the Director prior to submittal. 23030 Content The concept plan shall contain or have attached thereto: A. Name and addresses of the developer, record owner, land planner, and engineer. B. Proposed name of the subdivision; date revised and/or prepared; north indicator, scale. C. Location map drawn at a scale of two thousand feet per inch showing the area within a one mile radius of the proposed subdivision. Use of the latest USGS 7.5 minute quadrangle map is recommended. D. A layout of the entire tract and its relationship to adjacent property, exist- ing development and recorded plats. E. Topographic contours at ten (10) ft. intervals unless otherwise approved by the Director. F. Proposed major categories of land use showing compatibility with the Comprehensive Plan. G. Proposed number of dwelling units and gross density of each type of residence and proposed floor area ratio for all non-residential land uses. H. Proposed and existing arterial and collector streets to serve the general area I. Location of sites for parks, schools and other public uses, and all areas of common ownership. J. Significant drainage features and structures including any 25 and 100 year flood plains. 20000-5 23030 K. Significant man-made features such as railroads, roads, buildings, utilities and drainage structures. L. Approximate boundaries and timing of proposed phases of development. M. Identification of known exceptional topographical, cultural, historical, ar- chaeological, hydrological or any other physical conditions of the property to be developed or within 200 feet on an adjacent tract exist which will require the establishment of reasonable design standards in excess of the established minimum standards or require a variance from those established minimum standards as defined in Section 31000. 23040 Procedure A concept plan, prepared by a registered professional engineer together with a completed application form and filing fee, shall be submitted to the Commission and the Council for approval. A concept plan may be submitted for review and approval simultaneously with a preliminary plat, provided however that the plat shall not be approved until the concept plan has been approved. If the concept plan and the preliminary plat are to be reviewed simultaneously, the plat and plan must be submitted to the Director simultaneously. An approved concept plan shall be kept on file as a public record in the office of the Director. Legible prints, as indicated on the application form, shall be submitted at least 30 days prior to the regular meeting of the Commission along with the following: A. Completed application forms and the payment of all applicable fees. B. A proposed phasing plan for the development of future sections. C. Any attendant documents needed to supplement the information provided on the plat. D. A complete preliminary plat submittal if submitted for review and approval in conjunction with the concept plan. If in the judgement of the Director, the concept plan submittal substantially fails to meet the minimal informational requirements, the Director shall, at the earliest possible date but no later than ten working days after the submittal deadline, inform the subdivider that his request has been withdrawn from the agenda. The concept plan may be placed on the next agenda. Prior to the Commission meeting at which the concept plan is heard, City staff shall review the plan for consistency with City codes, policies and plans, and return written comments to the Director. The Director shall prepare a report analyzing the subdivision submittal as well as any comments received concerning the plan, and recommending the approval, conditional approval or disapproval of the plan. Said report shall be available at least five (5) working days prior to the Commission meeting. If the subdivider chooses to withdraw, in writing, by noon of the third working day preceding the meeting, he may appear on the next agenda after repayment of fees. 20000-6 23050 23050 Notification Not fewer than fifteen (15) nor more than thirty (30) days prior to the Commission meeting at which the concept plan is to be heard, the developer shall post City approved signs along contiguous rights of way at each comer of the subdivision and at intervals that do not exceed three hundred (300) feet between said comers. Ad- ditionally, City approved notification forms, postmarked no fewer than fifteen (15) days prior to the appropriate Commission hearing, shall be mailed to the owners of all property, any part of which is located within two hundred (200) feet of the perimeter of the property included within the concept plan. 23060 Approval The Commission and Council, after holding public hearings in accordance with City codes, shall approve or disapprove the concept plan. The failure of each body to act within forty five (45) days of the plan's filing date shall result in automatic approval of the plan, except as otherwise agreed to by the subdivider. The Council, within forty five (45) days of the filing date, shall either confirm the action of the Commission, disapprove the plan or request that the Commission consider the Council's recommendation at the next regularly scheduled Commission meeting. If the plan is resubmitted to the Commission for consideration of the Council's recommendation, then the subsequent action of the Commission shall be final. Approval of a concept plan constitutes acceptance of the type, density and intensity of land use indicated on the plan; the classification and arrangement of streets indicated; the proposed phasing plan; and the nature of utility service proposed. The Commission shall notify the applicant of any design requirements in excess of the established minimum standards or of any deviations from those established minimum standards as set forth in section 31000. The approval of the concept plan shall not expire as long as the development proceeds in accordance with the phasing plan. At such time as the development lags one year behind the approved phasing plan, the approval shall expire if the subdivider does not submit a written request for the extension and continuance of the concept plan as approved by the City prior to expiration. Approval of any such extension request shall be automatic one time only for a period of 12 months. Subsequent to this extension, the concept plan shall be considered valid so long as the plan remains consistent with the Comprehensive Plan. Concept plan approval does not ensure approval of a preliminary plat involving a substantially different concept or failing to meet specific requirements of this ordinance, and approval does not comprise any vesting of development rights or any assurance that permits of any kind will be issued. 20000-7 24000 20000-8 PRELIMINARY PLAT 24010 Purpose and Applicability The preliminary plat provides detailed graphic information and associated text indicating property boundaries, easements, land use, streets, utilities, drainage, and other information required to evaluate proposed subdivisions of land. A prelimi- nary plat shall be required for any subdivision except as otherwise provided for herein. 24020 Format The preliminary plat shall be drawn on 18 x 24 inch 4 mil. mylar at a scale of 1 inch = 100 feet with all dimensions labeled accurately to the nearest foot, provided however, that a different scale may be used if approved in writing by the Director prior to submittal. The preliminary plat shall include all of the tract intended to be developed at one time and any off-site improvements required to accommodate the project. When more than one sheet is necessary to accommo- date the entire area, an index sheet showing the entire subdivision at a scale of 1 inch = 400 feet shall be attached to the plat. 24030 Content The preliminary plat shall contain or have attached thereto: 24031 Natural Features A. The location of existing water courses, dry creek beds, caves, springs, wells, sinkholes and other similar drainage features. Centerline of water courses, creeks, existing drainage structures and other pertinent data shall be shown. Areas subject to flooding shall be shown, delineating the 25 -year and 100 -year flood limits if applicable. B. The 100 -year flood plain, based on fully developed conditions within the watershed area, indicated for the 100 year design flood as calculated in accor- dance with the City's Standards and Specifications for Construction of Im- provements Manual and certified by a registered professional engineer. Sup- porting information to verify the location of said flood plain shall be furnished by the subdivider. If the subdivision or a portion thereof is in a flood - prone area, the developer will be required to comply with provisions of the City Flood Plain Management Ordinance and the regulations of the William- son County Health Department. C. Topographic data indicating two (2) foot contour intervals drawn to Na- tional Map Accuracy Standards. The contoured area shall extend outward from the property boundary for a distance equal to twenty-five (25) percent of the distance across the tract, but not fewer than fifty (50) feet nor more than two hundred (200) feet. D. For all non -single family detached or two family residential subdivisions, 24031 The locations and descriptions of all trees with diameters greater than or equal to eight (8) inches, except that data for areas of dense foliage, severe topogra- phy, or other special constraints may be generalized until construction plan submittal, unless said areas are included in any proposed ROW and/or Utility easement. Clumps of trees with trunks greater than 4 inches in diameter and clump drip lines greater than 15 feet shall also be indicated on the plat. If the Director determines that a tree survey would create an excessive burden on the subdivider, the subdivider may submit 1. An aerial photo of sufficient resolution to identify significant trees, enlarged to 1" = 200% and 2. A transparent overlay of street easements and lot lines drawn to the same scale. Said aerial photo must have been taken within 2 years of the date of plat submittal. E. Information specifically required to demonstrate compliance with the watershed provisions of this ordinance described in sections 32000-32999. 24032 Improvements A. The locations, sizes and descriptions of existing utilities, including but not limited to gas or petroleum lines, sewer lines, water lines, water towers and wells, power lines and telecommunication lines (above and/or below grade) within the subdivision, adjacent thereto, or proposed for use by the subdivi- sion. B. The size and location of all utilities proposed to be constructed on and off the site. C. The location, dimensions and area of any required drainage structures. 24033 Boundaries A. The existing property lines of the land being subdivided. Property lines shall be drawn sufficiently wide to provide easy identification. B. The location, dimensions, names and descriptions of all existing or re- corded streets, alleys, reservations, railroads, easements or other public rights of way within the subdivision, intersecting or contiguous with its boundaries or forming such boundaries, as determined from existing records. The distance from the centerline of the roadway of any boundary street to the proposed platted property shall also be shown. C. Location of City limit lines and/or outer border of the City's extraterri- torial jurisdiction, as depicted on the City's most recent base map, if either traverses the subdivision or is contiguous to the subdivision boundary. 20000-9 24033 D. The locations, dimensions, names and descriptions of all existing or re- corded lots and blocks, parks, public areas and permanent structures within or contiguous to the subdivision. E. The owner's name, deed or plat reference and property lines of property within 200 feet of the subdivision boundaries as determined by the most recent tax rolls. F. The name, location and lot patterns of adjacent subdivisions, concept plans and approved preliminary plats, streets, easements, pipe lines, water courses, and like information within 200 feet of the subdivision boundaries. All such information shall be supplied by the City when the City is the sole source of said information. All lines outside of the subdivision boundaries shall be dashed. G. The location, dimensions, names (as specified in section 33030.Q) and descriptions of all existing and proposed streets, alleys, parks, open spaces, natural features to be preserved, improvements to be installed for beautifi- cation and other public areas; blocks, reservations, easements and rights of way; and other sites within the subdivision specifically indicating the connec- tion of improvements to other improvements in adjacent subdivisions. H. The location of building setback lines indicated by dashed lines on the plat. I. Numbers to identify each lot and each block. J. The bearings and distances of the property lines of all lots. If the side lines are not parallel, the distance between them at the narrowest point within the building lines shall be given. The area of each non -rectangular lot shall be noted. 24034 General information A. Identification and location of proposed uses and reservations (as listed in Section 34020) for all lots within the subdivision and also indicating existing and proposed zoning classifications for each use (when applicable). Proposed residential densities, commercial intensity (floor area ratios), and percentage of impervious coverage shall be noted. B. The total acreage of the property to be subdivided and the subtotals by land use. C. The date, scale, north point, addresses of the owner of record, subdivider, and registered professional engineer platting the tract D. The proposed name of the subdivision, which shall not have the same spelling or be pronounced similarly to the name of any other subdivision located within the City or within the extraterritorial jurisdiction of the City, provided however that use of the same base names for different sections or phases is required when the units are contiguous with their namesakes and 24034 individually identified by a section number. E. A key map showing the relation of the subdivision to streets and other prominent features in all directions for a radius of at least 1 mile using a scale of 1" = 2000'. The latest edition of the U.S.G.S. 7.5 minute quadrangle map is recommended. F. Certifications and signature blocks as required by the City and Williamson County. G. Certification that avigation easements as required by the City shall be granted on the plat and that no building area will be permitted within areas designated as runway approach clear zones. The extension of the centerline of the runway for up to two miles from the end of the runway and all clear zones shall also be shown. H. Identification of known exceptional topographical, cultural, historical, arch-aeological, hydrological or any other physical conditions of the property to be developed or within 200 feet on an adjacent tract exist which will require the establishment of reasonable design standards in excess of the established minimum standards or require a variance from those established minimum standards as defined in section 31000. 24035 Support Documents A. A drainage study to provide information as to the extent of drainage facilities that will be necessary in order to develop the property in accordance with City code. B. Utility demand data, consistent with the proposed uses indicated on the plat, to determine the adequacy and the consistency of land use intensities with the comprehensive plan. Said demand data shall be calculated using methods prescribed in the City's Standards and Specifications for Construction of Im- provements Manual. C. A landscape plan as required in sections 37000-37999. D. A letter of certification, when applicable, that the plat has been submitted to the Williamson County Health Department for review (applicable to all projects proposing septic systems and/or containing any portion of the 100 -year floodplain outside of the City). E. Letters indicating approval of easements from any utility companies having easements or service area that overlaps the proposed subdivision. F. Notification materials as required by section 24050 The applicant shall be responsible for verifying the accuracy of all data submitted, including that which might be obtained from the City, excepting that data which can only be obtained from the City. P41DI1101 it .[C 24040 Procedure A preliminary plat of any proposed subdivision, prepared by a registered professional engineer and bearing his seal, together with a completed application form and a filing fee, shall be submitted to the Commission and, when required, the Council for approval before the subdivider proceeds with the final plat. The plat and all attendant documents, fees and notification materials shall be submitted to the Director according to the regulations set forth herein. Legible prints, as indicated on the application form, shall be submitted at least thirty (30) days prior to the regular meeting of the Commission at which the subdivision is to be heard, along with the following: A. Completed application fortes and the payment of all applicable fees. B. A letter of transmittal stating briefly the type of street surfacing, drainage, sanitary facilities, electric and water supply proposed and declaring the intent to either dedicate park land or pay fees in lieu of said dedication if such dedication or fees apply. C. A letter requesting annexation if applicable. D. Notification materials as described herein. E. A letter requesting any variances as required by section 60070. F. Any attendant documents needed to supplement the information provided on the plat. If, in the judgement of the Director, the preliminary plat submittal substantially fails to meet the minimal informational requirements or the conditions of concept plan approval, the Director shall, at the earliest possible date but no later than ten (10) working days after the submittal deadline, inform the subdivider that his request has been withdrawn from the agenda. The preliminary plat may be placed on the next agenda. Prior to the Commission meeting at which the preliminary plat is presented, City staff shall review the plat for consistency with City codes, policies and plans, and return written comments to the Director, who shall within twenty (20) days after the submittal deadline, certify that the plat has met the minimum submittal require- ments. The Director shall, no fewer than five (5) working days prior to the Commission meeting, prepare a report analyzing the subdivision submittal as well as any comments received concerning the plat, and recommending the approval, conditional approval or disapproval of the plat. Upon certification by the Direc- tor, the submittal shall be forwarded to the next available Commission hearing. If, after certification, the subdivider withdraws from the agenda, the subdivision may appear on the next agenda pursuant to notification as described in section 24050 and repayment of fees. 20000-12 24040 24050 Notification All owners of property (as determined by the most recent tax rolls from the Williamson County Appraisal District), any part of which is located within 200 ft. of the perimeter of the tract to be subdivided shall be notified by mail in accor- dance with these procedures except that resubdivision of recorded residential plats shall also require: A. notification of all lot owners in the most recently platted version of the subdivision for subdivisions containing 100 or fewer lots, or B. notification of all owners of lots partly or wholly located within 500 feet of the perimeter of the area to be resubdivided for subdivisions with more than 100 lots. Notification letters shall be postmarked at least fifteen days prior to the Planning Commission meeting at which the plat is to be reviewed. A public notice contain- ing a street address, if available, and a legal description of the property to be subdivided shall be published at least once in a newspaper of general circulation not fewer than 15 nor more than 30 days prior to said public hearing. Additionally, not fewer than 15 nor more than 30 days prior to Commission meeting at which the preliminary plat is to be heard, the developer shall post City approved signs along contiguous rights of way at each corner of the subdivision and at intervals that do not exceed 300 feet between said comers. Notification shall not commence until the plat has been certified by the Director. 24060 Approval The Commission and Council shall act on the request for preliminary plat approval, except that when a preliminary plat is covered by a current and approved concept plan, Council approval of the preliminary plat shall not be required, unless specifi- cally required by the Commission and/or Council or by special request by the subdivider. The failure of each body to act within forty five (45) days of the plat's filing date shall result in automatic approval of the plat, except as agreed to by the subdivider. The Commission, shall within 10 days of filing, hold a public hearing in accor- dance with City codes and the Commission's bylaws, and shall approve, condition- ally approve, or disapprove the preliminary plat. The Commission shall notify the applicant of any design requirements in excess of the established minimum stan- dards or of any deviation from those established minimum standards as set forth in Section 31000. The Council, within forty five (45) days of the filing date, shall either confirm the action of the Commission, disapprove the plat or request that the Commission consider the Council's recommendation at the next regularly sched- uled Commission meeting. If the plan is resubmitted to the Commission for consideration of the Council's recommendation, then the subsequent action of the Commission shall be final. The Council may not delete or amend conditions established by the Commission, but they may attach additional conditions, pro- vided that such additions do not negate the effect of the Commission's conditions. The Commission and Council shall cite findings of fact supporting their actions. WEr-511 25000 Approval of the preliminary plat shall not constitute final acceptance of the final plat, but shall constitute a vesting of the right to develop under City codes and policies in effect on the date of the approval provided that neither the preliminary plat nor any subsequent plat or permit has been allowed to expire. The approval of the preliminary plat shall expire 12 months after approval, except that if the subdivider shall apply in writing prior to the end of said period, stating reasons for needing the extension and demonstrating that the subdivider is actively pursuing approval of construction plans and/or the final plat in accordance with the regula- tions herein, this period may be extended for twelve (12) months. Subsequent extensions may be granted upon written request with the approval of the Commis- sion. A preliminary plat shall not expire as long as the corresponding final plat is active, but if this final plat expires the preliminary plat shall also expire. If a preliminary plat expires, it may be reinstated only upon resubmittal of the unaltered, approved plat to the Commission and Council and the approval by both bodies. All fees shall be repaid as if the plat were initially being submitted. If revision of the preliminary plat is required by the Commission and/or Council, then no final plat shall be accepted for filing under Article 974-a V.A.C.S. until the revised preliminary plat has been approved as directed by the Commission and/or Council and a reproducible copy on 4 mil. mylar has been submitted to and approved by the Director. This signed, approved document shall be kept on file in the office of the Director. CONSTRUCTION PLANS 25010 Purpose and Applicability Construction plans, based upon the approved preliminary plat, consisting of de- tailed specifications and diagrams illustrating the location, design, and composition of all improvements identified in the preliminary plat phase and required by this ordinance and other applicable City codes and policies, shall be submitted to the City for any project that necessitates the construction, reconstruction or mod- ification of new or existing improvements. These documents shall include com- plete plans and specifications all required improvements identified and approved as pan of, the preliminary plat phase. The Plans shall be kept by the City as a permanent record of required improvements in order to: A. Provide records that facilitate subsequent improvements as well as the operation and maintenance of the required improvements; B. Provide data for evaluation of materials, methods of construction and design; and C. Provide documentation of approved public improvements to ensure that all such improvements are built to City standards and specifications. 25010 No final plat shall be certified by the Director until such time as construction plans completely describing the improvements required by this and other City codes have been approved, in writing, by the Director of Public Works. 25020 Format All construction drawings shall be signed and sealed by a Professional Engineer, licensed to practice in the State of Texas. Drawings shall be on 24" z 36" sheets at a horizontal scale of fifty (50) feet to an inch and a vertical scale of five (5) feet to an inch except as otherwise required or allowed by the Director of Public Works. 25030 Content Construction plans shall include all on and off-site improvements required to serve the proposed development as indicated on the approved preliminary plat and in compliance with all ordinances, codes, standards and policies of the City and other applicable governmental entities. The following shall be the minimum requirements for construction plans: A. Title sheet as provided by City B. Approved preliminary plat C. Detailed Development Plan when required under the PUD provisions of Sections 29010-29019 of this ordinance. D. For street and roadway systems: 1. The horizontal layout and alignment showing geometric data and other pertinent design details. The horizontal layout shall also show the direction of storm water flow and the location of manholes, inlets and special structures. 2. Profile showing existing and proposed elevation along the center line, side drains and R.O.W. and curb tops of all roads. 3. Typical right-of-way cross sections showing pertinent design details and elevations as prescribed in the City's Design Standards and Specifica- tions for Construction of Improvements Manual. 4. Typical paving sections showing design details and type of material. 5. Engineer's report containing any additional information required to evaluate the proposed improvements. E. For sidewalks: 1. Typical cross-section showing design detail and type of material. 25030 2. Location in street and cross -block rights-of-way. 3. Design detail and location for all curb ramps. F. For storm water management and control systems: 1. An engineer's report pursuant to Sections 32000-32999, Watershed Provisions herein. 2. Detailed design of all drainage facilities as indicated in the preliminary plat phase, including typical channel or paving section, storm sewers and other storm water control facilities. 3. Accurate cross-sections, plans, and profile of every conduit/channel shall be shown. G. For erosion and sediment control: 1. Proposed fill or other structure elevating techniques, levees, channel modifications and detention facilities. 2. Existing and proposed topographic conditions with vertical intervals not greater than two feet referenced to a United States Geological Survey or Coastal and Geodetic Survey bench mark or monument. 3. The location, size, and character of all temporary and permanent erosion and sediment control facilities with specifications detailing all on- site erosion control measures which will be established and maintained during all periods of development and construction. 4. A plan for restoration for the mitigation of erosion in all areas dis- turbed during construction. H. For water distribution systems: 1. The layout, size and specific location of the existing and proposed water mains, pump stations, elevated tanks and other related structures as identified in the preliminary plat phase znd in accordance with all current City standards, specifications,and criteria for construction of water mains. 2. The existing and proposed location of fire hydrants, valves, meters and other fittings. 3. Design details showing the connection with the existing City water system. 4. The specific location and size of all individual lots' water service connections, when applicable. t�Pt 25030 5. Engineer's report containing any additional information required to evaluate the proposed improvements. I. For sanitary sewer systems: 1. The layout, size and specific location of the existing and proposed wastewater lines, lift stations, and other related structures as identified in the preliminary plat phase, in accordance with all current City standards, specifications, and criteria for construction of wastewater lines. 2. A complete sewage flow map with flow calculations at outfall points. Plan and profile for each line showing existing ground level elevation at center line of pipe, pipe size and flow line elevation at all bends, drops, turns, station numbers at fifty (50) foot intervals unless otherwise required or permitted by the Director of Public Works. 3. Design details for manholes and special structures. Flow line eleva- tions shall be shown at every point where the line enters or leaves the manholes. 4. Detailed design for lift stations, lagoon oxidation ponds, package plants or other special structures. 5. Engineer's report containing any additional information required to evaluate the proposed improvements and an application for State Health Department approval. J. For electrical, street lighting, gas, postal and telecommunication services: the location, size, type and description of street lights, light intensity levels, Lines, poles, transformers, meters and other appurtenances according to city standards. K. Required and proposed improvements for Parks and other public and common areas as identified and approved pursuant to Section 24033-G. L. Final design criteria, reports, calculations, and all other related computa- tions, if not previously submitted with the preliminary plat. These reports shall include a copy of the Water Pollution Abatement Plan submitted to the Texas Water Commission, if not submitted with the preliminary plat and a copy of the complete application for flood plain map amendment as required by F.E.M.A. M. Engineer's certified cost estimate of each required improvement. 25040 Procedure A. Construction plans shall be prepared for all subdivision improvements as required by and in accordance with these regulations. After all necessary approvals of the preliminary plat have been granted, the subdivider shall submit to the Director of Public Works an application for Construction Plan 25040 approval and copies in the number specified in the application, of detailed engineering plans and specifications for the construction of all required improvements. 11 All fees required for the review of construction plans shall either be submit- ted with the application according to the rate and fee schedule for the review of development projects in effect at the time of submittal. The Public Works Division shall review these plans and specifications to insure compliance with these regulations and good engineering practices. Within thirty (30) days of the date on which all necessary information has been submitted, the Director of Public Works shall either approve the plans and specifications or notify the applicant in writing of the disapproval of said plans and specifications and indicate the requirements for bringing said documents into compliance. If construction plans are approved, then the Director of Public Works shall sign all the completed copies of all such plans, returning two signed copies to the applicant and retaining the other signed copies for City records. If construction plans are approved conditionally or disapproved, the Director of Public Works shall inform the subdivider in writing of the reason for such decision by returning one complete set of plans which identifies the problem area(s) on which the action is based. Where a subdivider seeks a variance from any provision of these regulations or an appeal from a decision of the Director of Public Works, the construc-tion plans shall be submitted for review to the Commission whose action shall be final. B. Where it becomes necessary due to unforeseen circumstances, for amend- ments to be made to construction plans for which approval of the Director of Public Works has already been obtained, the Director of Public Works shall have the authority to approve such amendments when in his opinion such changes are warranted and as long as they would be in conformance with City requirements. Approval of such changes agreed to between the subdivider and Director of Public Works shall be noted by initialing and dating by both parties on the two original signed copies of the construction plans. 25050 Approval All improvements shown in approved construction plans shall be constructed. All public improvements shall be constructed in conformance with standard plans and specifications approved by the Director of Public Works, except as otherwise specifically approved. tltt •111 26000 1 FINAL PLAT 26010 Purpose and Applicability The final plat provides detailed graphic information and associated text indicat- ing property boundaries, easements, streets, utilities, drainage, and other informa- tion required for the maintenance of public records of the subdivision of land. A final plat shall be required for all subdivisions. The final plat shall conform to the approved construction plans and preliminary plat. If land uses on the proposed final plat are inconsistent with the City's Official Zoning Map, the final plat shall not be approved by the City. If minor revision of a preliminary plat is required, the review of the revised preliminary plat may, at the discretion of the Director, proceed concurrently with final plat review. 26020 Format The final plat shall be drawn on 18 x 24 inch 4 mil. mylar at a scale of 1 inch = 100 feet with all dimensions labeled accurately to the nearest one tenth of a foot, except as otherwise approved in writing by the Director prior to submittal. The final plat shall include all of the tract intended to be developed at one time. When more than one sheet is necessary to accommodate the entire area, an index sheet showing the entire subdivision at a scale of 1 inch = 400 feet shall be attached to the plat 26030 Content The final plat shall contain or have attached thereto: 26031 Natural Features The location of center lines of waterways and the boundaries of all drainage ease- ments. The one hundred year flood plain, based on fully developed conditions within the watershed area, shall be calculated in accordance with the City's Stan- dards and Specifications for Construction of Improvements Manual, and shall be shown on the plat and certified by a Registered Professional Engineer. 26032 Improvements The names of streets and the dimensions and locations of street rights-of-way, easements and any other dedications. All lines outside of the subdivision bounda- ries shall be dashed. 26033 Boundaries A. The existing boundary lines of the land to be subdivided. Boundary lines shall be drawn sufficiently wide to provide easy identification. B. True bearings and distances to the nearest established street lines, official monuments, or existing subdivision corner which shall be accurately described on the plat and rotated to the state plane coordinate system. Using said system, 26033 X and Y coordinates shall be identified for two adjacent property comers. C. The description and location of all permanent survey monuments, pins and control points. D. Suitable primary control points to which all dimensions, hearings and similar data shall be referenced. E. Location of the City limit lines and the outer border of the City's extrater- ritorial jurisdiction, if either traverses the subdivision or is contiguous with the subdivision boundary, as depicted on the City's most recent base map. F. The location, bearings, width, purposes and approved names (if appli- cable) of existing and proposed streets, alleys, easements and rights of way to be dedicated to public use, with the following engineering data: 1. For streets. Complete curve data (Delta, Arc length, Radius, Tan- gent, Point of curve, Point of Reverse Curve, Point of Tangent, Long Chord with Bearing) between all lot comer pins. 2. For Water Courses and Easements. Distances to be provided along the side lot lines from the right of way line or the high bank of a stream. Traverse line to be provided along the edge of all major waterways in a convenient location, preferably along a utility easement if paralleling the drainage easement or stream. 3. For Avigation Easements. All final plats which lie within two miles of the Georgetown Municipal Airport have a height restriction imposed by the Georgetown -Williamson County Joint Airport Ordinance. These re- strictions shall be indicated as "Avigation Easements" in a manner accept- able to the Commission. Final plats shall also indicate the runway ap- proach clear zones and the extended centerline of the airport runway if any portion of either is included in part of the area being platted. G. The lines and numbers of all proposed lots and blocks, with complete bearings and dimensions for front, rear and side lot lines. The surveyor shall certify that all lots meet the City's minimum requirements set forth herein. H. The lot specific impervious coverage limitations as approved on the pre- liminary plat- 1. lat 1. The use, property dimensions, names and boundary lines of all special reservations to be dedicated for. 1. public use, including sites for schools, churches, parks and open spaces. 2. common ownership. 3. subsequent development. 26034 26034 General Information A. The proposed name of the subdivision, which shall not have the same spelling or be pronounced similarly to the name of any other `subdivision located within the City or within the extraterritorial jurisdiction of the City, provided however that use of the same base names for different sections or phases is required when the units are contiguous with their namesakes and individually identified by a section number. B. The date, scale, north point, addresses of the owner of record, subdivider, registered public surveyor, and registered professional engineer if required, platting the tract. The engineer and surveyor shall affix their seals to the plat in conjunction with the signing of the certification requirements. C. A key map showing the relation of the subdivision to streets and other prominent features in all directions for a radius of at least 1 mile using a scale of I" = 2000'. The latest edition of the USGS 7.5 minute quadrangle map is recommended. D. Identification and location of proposed uses and reservations for all lots within the subdivision and also indicating existing and proposed zoning classi- fications for each use (when applicable). Residential densities, commercial intensity, and the percentage of impervious coverage shall be noted. E. The owners' names and the property lines of property within 200 feet of the subdivision boundary, together with the respective plat or deed references as determined by the most recent tax rolls. F. Sufficient data shall be shown on the plat for each lot to prove mathemati- cal closure. G. Certifications and signature blocks as required on the plat by the City and County, including but not limited to the following: 1. Certification that avigation easements as required by the City shall be granted on the plat and that no building area will be permitted within areas designated as runway approach clear zones. 2. Certification from a Registered Professional Engineer and approved by the State Health Department (if applicable) that water satisfactory for human consumption is available in adequate supply at the time of submis- sion, except that such certification is not required if City of Georgetown water is used. 3. Certification from the Williamson County Health Department that a subdivision is located in an area which cannot reasonably be served by a sanitary sewer system and that the use of septic tank or other means of disposal has been approved by the Williamson County Health Department. Said certificate shall show the limitations, if any, of such approval. 20000-21 26035 Support Documents The following supporting documents must accompany the final plat: A. A copy of the water pollution abatement plan approved by the Texas Water Commission for subdivisions within the City's extraterritorial jurisdic- tion and over the Edwards Aquifer Recharge Zone. B. Computer tapes showing a closed perimeter and computer tapes on all lots other than those which are square or rectangular shall be provided with the final plat. C. If a subdivision is located in an area served by any utility other than the City, the developer shall furnish a letter from such utility certifying their approval of the location of the utility easements shown on the plat and indicat- ing the utility's intent to serve the property, except that said letters are not required if the easements conform to those approved on the preliminary plat. D. If the construction of all improvements needed to serve the subdivision is net completed prior to the filing of the plat for recordation then the subdivider must provide financial assurance for the completion of the remainder of those improvements as detailed in sections 28000-28999. 26040 Procedure After approval of the preliminary plat and construction plans, and the completion of any revisions required by the Commission and/or Council, a final plat of any proposed subdivision, prepared by a registered public surveyor and registered pro- fessional engineer if required, bearing their seals, together with a completed appli- cation form and a filing fee as determined by the current rate schedule, shall be submitted to the Commission and Council for approval before recordation of the plat. The final plat and all attendant documents and fees shall be submitted to the Director. Legible Prints, as indicated on the application form, shall be submitted to the Director at least thirty (30) days prior to the regular meeting of the Planning and Zoning Commission along with the following: A. Completed application forms and the payment of all applicable fees. B. Any materials or documents required by the Commission and/or Council as a condition of preliminary plat approval. C. Two copies of the deed restrictions or covenants, if such documents are to be used. These shall be filed for record in conjunction with the filing of the final plat. D. Certification from all applicable taxing authorities that all taxes due on the property have been paid. E. A reproducible copy of the approved construction plans .t.t F. Performance and maintenance guarantees as required by the Director of Public Works. G. Any attendant documents needed to supplement the information provided on the plat. If in the judgement of the Director, the final plat submittal substantially fails to meet the minimal informational requirements or the conditions of preliminary plat approval, the Director shall, at the earliest possible date but no later than ten working days after the submittal deadline, inform the subdivider that his request has been withdrawn from the agenda. The final plat may be placed on the next agenda Prior to the Commission meeting at which the final plat is heard, City staff shall review the plat for consistency with the preliminary plat, construction plans, and City codes, policies and plans, and return written comments to the Director, who shall prepare a report analyzing the subdivision submittal as well as any comments received concerning the plat, and recommending the approval, conditional approval or disapproval of the plat No final plat shall be filed for Commission approval until certified by the Director. No Plat shall be certified for filing until the Director determines that the Plat meets the minimum informational requirements for submittals. The report and certifica- tion status of the plat shall be available to the subdivider no later than five (5) days prior to the Commission meeting at which the plat is to be heard. If, after certification, the subdivider withdraws from the agenda, the subdivision ma pear on the next agenda pursuant to repayment of fees. y ap- 26050 Approval The Commission after holding a public hearing in accordance with City codes and the Commissions bylaws, shall approve, conditionally approve or disapprove the final plat within fifteen (15) days of the certified filing date of the plat. The Council shall, within thirty (30) days of the certified filing date, either confirm the action of the Commission, disapprove the plat or, with the consent of the applicant, request that the Commission consider the Council's recommendation at the next regularly scheduled Commission meeting. The Council may not delete or amend conditions established by the Commission, but it may attach additional conditions, provided such additions do not negate the effect of the Commission's conditions. Unless the final plat is recorded in the County Clerk's office within six (6) months after final approval by the Commission, such approval of the final plat shall be void, except that the subdivider may apply in writing for a variance to allow extension of approval prior to the end of such six month period, stating just cause therefor, and the Council may grant an extension not to exceed one year. Zoning of the tract, if applicable, that shall permit the proposed use, or any pending Zoning amendment necessary to permit the proposed use shall have been adopted by the Council prior to approval of the final plat. Prior to recordation of the final plat, the applicant must submit the following 20000-23 26050 A. Fees in lieu of park land dedication as required' for all required improvements B. Performance and maintenance guarantees that have not been accepted by the Director of Public Works. f Public C. Written acceptance of all improvements from the Director n ector 0 with Works or assurance of completion of said improvements sections 28000-28999 of these regulations. D. Payment of any subsequent user fees as specified in Section 41070-H. for the proper and cont E. Copies of any required agreements providing o- ous operation, maintenance and supervision of any facilities that are of com- mon use or benefit which cannot be satisfactorily maintained by an existing public agency, as required in Section 41060. if revision of the final plat is required by the Commission and/or Council, then the rded until the revised final plat has been submitted and final plat shall not be rec°the Commission's and/or Coun- approved by the Director for compliance with cil's requirements. 2606p Recordation final plat the subdivider shall submit three 18 x 24 Prior to the recordation of the inch copies of the plat to the Director. One such copy shall be a blueline linen from film negative meeting the requirements of Williamson County and shall be ` kept on file in the plat records of Williamson County, Texas. A see ond such copy shall be prepared by contact photographic process on 4 mil, mylar which shall be kept on file in the office of Director. The thud for his records. copy shall be either on mylar, or velum and shall be returned to the for subdivider recordation shall not be Per use of removitted. able suck -on attachments to the p Copies of the final plat for recordation may be submitted to the Director at any time following approval pursuant to Section 26050 of these regulations. of The Director shall review the final plat for compliance with all conditions he approval established pursuant to Section 26050 of these regulations. Prier to the recordation of the final plat the following shall occur A, The final plat shall have been aper°ved or conditionally approved by the and Council Pursuant to Section 26050 of this ordinance, B. All conditions of final plat approval established by the Commission and/ or Council shall have been determined to be complete, C. Construction plans for all required improvements shall have been certified as being approved by the Director of Public Works, D. Fees in lieu of park land dedication as required by these regulations shall have been paid, E. Performance and maintenance guarantees for all required improvements that have not been accepted by the Director of Public Works shall have been established pursuant to these regulations, F. Copies of any agreements required providing for the proper and continu- ous operation, maintenance, and supervision of any facilities that are of com- mon use or benefit which cannot be satisfactorily maintained by an existing public agency, as required in Section 41060 shall be executed, G. Written acceptance of all improvements required by these regulations by Director of Public Works or, in lieu of acceptance, assurance of completion of said improvements pursuant to Sections 28000-28110 of these regulations, shall be received by the Director, H. Subsequent User Fees pursuant to Section 41070.H. of these regulations shall be paid, I. Fees for recordation as required by Williamson County Clerk shall be paid. The Director shall, within five working days of the receipt of a final plat for recordation, either certify that all provisions of Section 26060 of these regulations have been satisfactorily completed or provide the subdivider with written noti- fication of any deficiencies thereof. The Director shall, upon determination that all provisions of Section 26060 of these regulations have been satisfied, obtain the signatures certifying approval by the following: 1. The Chairperson of the Commission pursuant to the by-laws of said Com- mission, 2. The Mayor and City Manager as attested to by the City Secretary, 3. The Secretary of the Commission. The Director shall upon receiving all signatures certifying approval forward within one working day the original signed copies of the plat to the County Clerk of Williamson County for recordation. If the land area represented by the subdivision is located outside the Corporate Limit of the City on the date of its filing for recordation with the Williamson County Clerk, then it must be approved by the Commissioners Court of Williamson County prior to recordation. It shall be the responsibility of the Subdivider to be familiar with the process, procedures, and requirements necessary to secure such approval. Such approval shall be evidenced by the signature of the statement of certification by the County Judge. The Director shall, after the plat has been duly recorded in the plat records of Williamson County, return at least one original signed plat to the subdivider within five working days by notifying subdivider that plat is available for pick-up at the office of the Director. 1000 ..t 27000 tett DETAILED DEVELOPMENT PLAN 27010 Definition A detailed development plan shall be defined as a scaled drawing representing an area of land to be improved/developed and indicating the legal boundary of said property and the nature and extent of all existing and proposed improvements to said property. A detailed development plan shall include any and all support documents, reports, specifications, or data required to evaluate the proposal relative to City codes and ordinances, policies, and standards of the Comprehensive Plan, and/or conditions of approval previously attached to the development through the public hearing process. 27020 Purpose and Applicability The purpose of requiring detailed development plan approval is to encourage good site planning by ensuring that plans which are otherwise in conformance with this ordinance also include the compatible arrangement of buildings, off-street parking, lighting, signage, landscaping, vehicle and pedestrian circulation, site drainage, and open spaces. Plan review shall consider the siting of proposed construction and its impact upon the existing topography and natural vegetation, and the relationship of proposed construction to existing public and private im- provements in the immediate area and its conformance to the policies and standards of the Comprehensive Plan. The design shall encourage the elimination of unnec- essary grading, and endeavor to retain the natural character of the site including the preservation of trees, springs and aquifer recharge features. A detailed development plan shall be submitted and approved prior to the issuance of a building permit or utility connection permit for any development within the territorial jurisdiction of the City. The Commission and/or Council shall have the authority to require, as a condition of final plat or preliminary plat approval, the public approval of a detailed development plan for any multi -family, commercial, or industrial lot containing five (5) or more acres of land. 27030 Format The detailed development plan shall be drawn on paper not exceeding 24 inches by 36 inches, at an engineering scale sufftcieat to thoroughly meet ;he informational requirements herein. When more than one sheet is necessary to accommodate the entire site, each sheet shall identify match lines for adjacent sheets. The detailed development plan shall be submitted in the number of copies indicated on the application form with: A. Application form. B. Payment of fee as determined in the City's fee schedule. C. Copy of plat or deed showing legal status of property. 27040 27040 Content The detailed development plan shall include: A. For 2 -family, 3 -family and 4 -family residential buildings where only one building is proposed on a lot: 1. Names and addresses of Record Owner, Architect/Engineer/Surveyor, and Contractor. 2. Date, scale and north point. 3. Indication of the direction of existing drainage. 4. Indication of proposed modifications to existing site drainage and direction of proposed drainage. 5. Areas subject to flooding, centerlines of drainage courses, and finished floor elevations. 6. Property lines and lot dimensions. 7. Adjacent street(s) and alley(s). 8. Easements. 9. Existing Structures. 10. The location, dimensions including height, and intended use of exist- ing and proposed buildings on the site. 11. Lot dimensions, square footage, and percent impervious coverage by proposed structures, pavement and other improvements. 12. Location, number and dimensions of existing and proposed parking spaces. 13. Setback of all existing and proposed structures from property lines and platted building tines. B. For all proposed development not included in "A" above: 1. Name and address of the Record Owner, Applicant, and Architect/ Engineer/Surveyor. 2. Address and legal description of the property. 3. If the applicant is not the legal owner of the property, a notarized statement, signed by the property owner, that the applicant is the author- ized agent of the owner. 20000-27 27040 4. The property address and existing land use of both the site and adjacent properties. 5. A description of the proposed use(s). 6. The date, scale, north point, and project name. 7. All applicable restrictions; the location and dimensions of boundary lines, easements, required yard setbacks for all existing and proposed buildings and land improvements. 8. The location, dimensions, height, and intended use of existing and proposed buildings on the site, and the approximate location of existing buildings on abutting parcels within 50 feet of the property line. 9. The locations and dimensions of existing and proposed site improve- ments including parking and loading areas; pedestrian and vehicular access; fencing and screening; lighting; adjacent streets and alleys; and water, wastewater, electric, and drainage improvements. 10. The center line of existing water courses, drainage features, the limits of the 25 year and 100 year tloodptains, and finished floor elevations. 11. The number of existing and proposed off-street parking and loading spaces, and a calculation of applicable minimum requirements. 12. A plan showing existing and proposed topography at 2 foot contour intervals and proposed erosion control measures. 13. Location, size and content of existing and proposed landscaped areas. 14. Lot dimensions, square footage, and percent impervious coverage of the lot. 15. Stormwater drainage and detention information sufficient to demon- strate compliance with the watershed provisions in sections 32000-32999 of this ordinance. 16. Proposed utility flow data 17. The location, type and dimensions of proposed signs. 18. Locations of all existing trees having diameters of eight (8) inches or greater. 27050 Procedure A. A detailed development plan may be submitted to the Director at any time prior to the issuance of a building permit, subject to the provisions of these tttt 27050 regulations. B. The Commission and/or Council may reserve detailed develoFment plan review and approval authority, as set forth in section 27020. C. Final detailed development plan review and approval shall be admini- stered by the Director when a final plat has been approved and the land use designation is consistent with the Comprehensive Plan and the City's Official Zoning Map. D. A copy of a detailed development plan submitted for review and approval by the Director pursuant to Part C above shall be returned to the applicant not more than fifteen (15) days from the date of submittal with: 1. An authorized signature indicating approval of the detailed develop- ment plan; or 2. A list of modifications required in order to receive approval; or 3. A list of findings cited as justification for disapproval of the detailed development plan. E. It shall be the right of both the applicant seeking detailed development plan approval and the City, acting either independently or jointly, to request for any reason whatsoever, that a detailed development plan (as described in Pans B and C above) be reviewed and have a final decision rendered by the Commission. F. A detailed development plan may be rejected at any time subsequent to submittal and prior to final written approval for failure to meet the minimum informational requirements of this ordinance. 27060 Approval A. Final detailed development plan approval by the Director or by the Com- mission as authorized herein shall be evidenced by the authorized signature of the Director or the Commission Chairperson, as applicable, on the detailed de- velopment plan. Approval by the Director or by the Commission shall become effective immediately. B. Unless a longer time shall be specifically established as a condition of approval, a detailed development plan approval shall lapse and become void twelve (12) months following the date on which such approval became effec- tive, unless prior to the expiration, a building permit is issued and construction is commenced and diligently pursued toward completion. Detailed development plan approval subject to lapse may be extended if the subdivider submits a written request for extension and continuance of the plan as approved by the City prior to expiration. Approval of any such extension request shall be automatic one time only for a period of twelve (12) months. Subsequent to this extension, the detailed development plan shall be considered F=1 valid so long as the plan remains consistent with all applicable City codes and the Comprehensive Plan. C. Upon violation of any applicable provision of this Section or, if granted subject to conditions, upon failure to comply with conditions, a detailed devel- opment plan approval shall be suspended upon notification to the owner of a use or property subject to the detailed development plan. The Commission shall hold a public hearing within forty (40) days of such notification, unless the action triggering said notification has been addressed to the satisfaction of the City. At said public hearing, the Commission may revoke the detailed development plan approval or recommend to the Council such action as may be necessary to ensure compliance with the regulations, general provision, or condition. The decision of the Commission to revoke a detailed development plan approval shall be effective immediately. D. A detailed development plan approval pursuant to these provisions shall run with the land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the application. E. Following the denial of a detailed development plan or revocation of a detailed development plan by the Commission no application for a detailed development plan Review for the same or substantially the same detailed development plan on the same or substantially the same site shall be filed within one year from the date of denial or revocation. ASSURANCES FOR COMPLETION OF IMPROVEMENTS 28010 Purpose The requirements of sections 28000-28999 of these Subdivision Regulations as set forth below are designed and intended to insure that for all subdivisions of land within the scope of these Subdivision Regulations all improvements as required herein are installed in a timely manner in order that: A. The City can provide for the orderly and economical extension of public facilities and services; and B. All purchasers of property within the subdivision shall have a usable buildable parcel of land; and C. All required improvements are constructed in accordance with City specifi- cations. 28020 General Policy Upon conditional approval of the final plat by the Council and prior to it being signed by the Chairman and Secretary of the Commission and the Mayor of the City of Georgetown, and before said final plat shall be allowed to be record: d in :[Lt. the Plat Records of Williamson County, Texas, the applicant requesting final plat approval shall within the time period for which the final Plat has been conditionally approved by the City: A. construct all improvements as required by these Subdivision Regulations and provide a surety instrument guaranteeing their maintenance as required herein; or B. provide a surety instrument guaranteeing construction of all improve- ments required by these Subdivision Regulations and as provided for herein. In all instances the original copy of the final plat without benefit of required signatures of City Officials shall be held in escrow by the Planning Department and shall not be released for any purpose until such time as the conditions of this section are complied with. Upon the requirements of this section being satisfied, the final plat shall be considered fully approved, except as otherwise provided for in these regulations, the original copy of the final plat shall be signed by the appropriate City Officials and the Director shall file said final plat in the Plat Records of Williamson County, Texas. 28030 Completion of Improvements Prior to the signing of the conditionally approved final plat by the Chairman of the Commission and Mayor of the City of Georgetown, the subdivider shall complete all improvements required by these regulations in accordance with the approved construction plans and subject to the approval of the Director of Public Works and acceptance by the City, except as otherwise provided for in these regulations. Sidewalks shall be constructed as shown on the approved construction plans accord- ing to the City's Standards and Specifications for Improvements Manual. Side- walks must be constructed and approved for each lot prior to issuance of a certifi- cate of occupancy. 28040 Alternative to Completing Improvements A. At its discretion, the Council, acting on a recommendation from the Commission, may waive the requirement that the subdivider complete all improvements required by these regulations prior to the signing of the condi- tionally approved final plat, contingent upon securing from the subdivider a guarantee, as provided for by this section, for completion of all required improvements including the City's cost for collecting the guaranteed funds and administering the completion of improvements in the event the subdivider defaults. Such guarantee shall take one of the following forms: 1. Performance Bond. The subdivider shall post a performance bond with the City of Georgetown, as set forth herein, in an amount equal to one hundred ten percent (110%) of the estimated construction costs for all remaining required improvements, using the form found in Appendix A attached to these regulations. 2. Escrow Account. The subdivider shall deposit cash, or other instru- ment readily convertible into cash at face value, either with the City of tttt 28040 Georgetown, or in escrow with a bank or savings and loan institution. The use of any instrument other than cash shall be subject to the approval of the City. The amount of the deposit shall equal one hundred ten percent (110%) of the estimated construction costs for all remaining required improvements. In the case of any escrow account, the subdivider shall file with the City an agreement between the financial institution and himself guaranteeing the following: a. That the funds of said escrow account shall be held intrust until released by the City and may not be used or pledged by the subdivider as security in any other matter during that period; and b. That in the case of a failure on the part of the subdivider to complete said improvements, the financial institution shall immedi- ately make the funds in said account available to the City for use in the completion of those improvements, and c. Such Escrow Account agreement shall be prepared using the form found in Appendix B attached to these regulations. 3. Letter of Credit. The subdivider shall provide a letter of credit from a bank or other reputable institution or individual. This letter shall be submitted to the City and shall certify the following: a. That the creditor does guarantee funds equal to one hundred ten percent (110%) of the estimated construction costs for all remaining required improvements b. That, in the case of failure on the part of the subdivider to complete the specified improvements within the required time period, the creditor shall pay to the City of Georgetown immediately, and without further action, such funds as are necessary to finance the completion of those improvements, up to the limit of credit stated in the letter, and c. That this letter of credit may not be withdrawn, or reduced in amount, until approved by the City according to provisions of Sec- tion 28080 of these regulations; and d. Such Letter of Credit shall be prepared using the form found in Appendix C attached to these regulations; and B. A Professional Engineer licensed to practice in the State of Texas shall furnish estimates of the costs of all required improvements to the City Engi- neer who shall review the estimates in order to determine the adequacy of the guarantee instrument for insuring the construction of the required facilities; and C. Such surety shall comply with all statutory requirements and shall be satisfactory to the City Attorney as to form, sufficiency, and manner of execu- 20000-32 28040 tion as set forth in these regulations. All such surety instruments shall be both a payment and performance guarantee - D. If the project is located in the E.T.J., and is subject to the bonding requirements of the County for the construction of roadways, theatamoith �e of money shall be reduced from the amount required to be posted City, provided that the instrument is transferable from the County to the City upon annexation. 28050 Time Limit for Completing Improvements The period within which required improvements must be completed shalinec'- fled by the Commission in approving the final plat and shall be incorporated the surety instrument and shall not in any event, without prior approval of the City, exceed one (1) year from date of final plat approval. The Commission may, upon application of the subdivider and upon proof of hardship, recommend to the Council extension of the completion date set forth in such bond or other instrument for a maximum period of one (1) additional year. Such hardship may include delays imposed due to City projects. An application for extension shall be accompanied by an updated estimate of construction costs pre- pared by a Registered Professional Engineer, licensed to practice in the State of Texas. A surety instrument for guaranteeing completion of remaining required improvements must be filed in an amount equal to one hundred ten percent (110%) of the updated estimate of construction costs as approved by the City Engineer, The Council may at any time during the period of such surety instrument acpept a substitution of principal sureties upon recommendation of the Commission. 28060 Failure to Complete Improvements Conditional approval of final plats shall be deemed to have expired in subdivisions for which no assurances for completion have been posted or the improvements have not been completed within the period specified by section 26050 of these regula- tions. In those cases where a surety instrument has been required and improve- ments have not been completed within the terms of said surety instrument, the City may declare the surety to be in default and require that all the improvements be installed. 28070 Inspection and Acceptance of Improvements The Director of Public Works shall inspect all required improvements, including all required fences, to insure compliance with city requirements and approved con- struction plans. When all required improvements have been satisfactorily com- pleted, the Director of Public Works shall either accept, in writing, the improve- ments as having been satisfactorily completed, or shall issue a punch list to the developer denoting items remaining to be completed. The Director or Public Works shall have ten (10) working days to complete his inspection upon notifica- tion by the subdivider. The Director or Public Works shall issue his report within ten (10) working days of the date of inspection. The City shall not accept dedica- 20000-33 28070 tions of required improvements nor release or reduce a performance bond or other assurance, until such time as it determines that: A. All improvements have been satisfactorily completed; and B. The required number of "as built" plans have been submitted to and approved by the City Engineer, and - C. The required maintenance guarantee has been provided; and D. Any and all other requirements identified in the platting process have been satisfied. 28080 Reduction or Release of Improvement Surety Instrument A. A surety instrument may be reduced by action of the Council upon actual construction of required improvements by a ratio that the improvement bears to the total public improvements required for the subdivision, as determined by the Director of Public Works. Before the City shall reduce said surety instru- ment, the subdivider shall provide a new surety instrument in an amount equal to one hundred ten percent (110%) of the estimated cost of the remaining required improvements. Such new surety instrument shall comply with Sec- tion 28030 of these regulations. However, the substitution of a new surety instrument shall in no way change or modify the terms and conditions of the performance surety instrument or the obligation of the subdivider as specified in the performance surety instrument- In no event shall a surety instrument be reduced below twenty-five per cent (25%) of the principal amount prior to completion of all required improvements. B. The City shall not release a surety instrument unless and until all the conditions of section 28070 have been met. 28100 Maintenance Bond Required Before the release of any surety insuument guaranteeing the construction of re- quired subdivision improvements or the signing of the final plat where subdivision improvements were made prior to the filing of the final plat for recordation the subdivider shall fumish the City with a maintenance bond or other surety instru- ment as allowed in Section 28040 of these regulations to assure the quality of materials and workmanship, and maintenance of all required improvements includ- ing the City's costs for collecting the guaranteed funds and administering the correction and/or replacement of covered improvements in the event the subdivider defaults. The maintenance bond or other surety instrument shall be satisfactory to the City Attorney as to form, sufficiency, and manner of execution. Said bond or other instrument shall be in an amount equal to ten percent (10%) of the cost of improvements verified by the City Engineer and shall run for a period of one calendar year measured from the date of release of the performance surety instru- ment, or signing and recording of the final plat whichever is later. In an instance where a maintenance bond or other surety instrument has been posted and a defect or failure of any required improvement occurs within the period of coverage, the 20000-34 29000 ; O t, City may declare said bond or surety instrument to be in default and require that the improvements be repaired or replaced. Whenever a defect or failure of any required improvement occurs within the period of coverage, the City shall require that a new maintenance bond or surety instrument be posted for a period of one (1) full calendar year sufficient to cover the corrected defect or failure. 28110 Vacation of Undeveloped Subdivision When no lots on a plat of subdivision have been sold, the subdivider may request the vacation of the plat prior to the time that the improvements covered by the guarantees are installed, and when such plat is vacated, all fiscal sureties shall be returned to the subdivider, pursuant to Article 974a, Section 5, V.A.C.S. ALTERNATIVE FORM SUBDIVISIONS 29010 Planned Unit Developments 29011 Purpose and Applicability A. Development in the urban areas of the United States has taken place primarily under requirements of uniform regulations that may prevent or dis- courage innovative site design and development responses to new market de- mands. The use of improved techniques for land development is often difficult under traditional land use regulations designed to control single buildings on individual lots. Proper private development of infill areas, as well as advantageous development of large areas of substantially vacant land, require a flexible approach to be available both to the City and to the landowner/ developer. The Planned Unit Development is intended to implement the design related policies of the Comprehensive Plan; encourage integrated, well designed land uses; allow a more flexible response to the market; encourage innovative subdivision design; and avoid "win -lose" solutions to development decisions. B. The PUD is further intended to provide: 1. Conservation of energy and natural resources, 2. A maximum choice in the types of environment and dwelling units I An integration of open space and recreation areas with residential development, 4. A pattern of development which preserves Georgetown's unique envi- ronmental attractiveness, trees and other outstanding natural features, as defined in the Comprehensive Plan, t t'�Tt 29011 5. A creative approach to the use of land and its related physical devel- opment, 6. An efficient use of land requiring smaller networks of utilities and streets, thereby lowering development, maintenance and housing costs. C. The PUD regulations shall apply to development proposals which vary the arrangement of landscaping buildings, lots, open space, access, and/or relation- ships between uses required in these regulations, the zoning ordinance and/or the Comprehensive Plan. The PUD regulations shall not be used to obtain approval of gross densities, gross impervious coverages, or land uses that are inconsistent with the Subdivision Regulations, the Zoning Ordinance, or the Comprehensive Plant. 29012 Procedure The subdivider proposing a PUD shall follow all of the procedures for conven- tional subdivisions as specified in sections 20000 - 28999 except that a detailed de- velopment plan must be submitted for review at the time of preliminary plat submittal. 29013 Approval Final plat approval and detailed development plan approval shall occur concur- rently. Approval of the plat that varies from strict applications of the City's design standards is tied to the coordination of all improvements shown on the detailed development plan. Any significant alteration to the Plan as determined by the Director, must be approved by both the Commission and the Council. 29020 Amended Plats An amended plat that meets all of the informational requirements set forth in sections 26030-26048 of these regulations may be approved by the Commission and Council without notice or approval of other lot owners within the platted subdivi- sion provided that the owner of the amended lot and/or any persons with a vested interest affected by the plat amendment, signs the plat and application; and that the purpose of the amendment is: A. To correct an error in any course or distance shown on the prior plat; B. To add any course or distance that was omitted on the prior plat; C. To correct an error in the description of the real property shown on the prior plat; D. To indicate monuments set after death, disability, or retirement from practice of the engineer or surveyor charged with responsibilities for setting monuments; 29020 E. To show the proper location or character of any monument which has been changed in location or character or which originally was shown at the wrong location or incorrectly as to its character on the prior plat; F. To correct any other type of scrivener or clerical error or omission as previously approved by the Commission and Council; such errors and omis- sions may include, but are not limited to: lot numbers, acreage, street names, and identification of adjacent recorded plats; G. To correct an error in courses and distances of lot lines between two adjacent lots where lot owners join in the application for phut amendment and neither lot is abolished, provided that such amendment does not attempt to remove recorded covenants or restrictions and does not have a material adverse effect on the property rights of the other owners in the plat; H. To relocate a lot line in order to cure an inadvertent encroachment of a building or improvement on a lot line or on an easement; or I. To relocate one or more lot lines between one or more adjacent lots where the owner or owners of all such lots join in the application for the plat amendment, provided that such amendment does not: 1. attempt to remove recorded covenants or restrictions; or 2. increase the number of lots. 1 The procedure for review and approval shall follow the procedure described in section 26040, except that: The amended plat may be submitted without approval of a preliminary plat or constriction plans. The plat, prepared by a surveyor, and engineer if required, and bearing their seals shall be submitted to the Commission and Council with a completed application and all required fees, for approval before recordation of the plat. Legible prints, as indicated on the application form shall be submitted to the Director at least 30 days prior to the regular meeting of the Commission along with the following: A. Completed application forms and the payment of all required fees; B. Certification from all applicable taxing authorities that all taxes due on the property have been paid; and C. Any attendant documents needed to supplement the information provided on the plat. Approval of an amended plat shall expire if said plat is not recorded in the plat records of Williamson County within six (6) months of Council approval. tutu 29030 29030 Short Form Subdivisions 29031 Purpose and Applicability The provision of adequate data concerning land use, utility requirements, traffic impact, streets, easements and dedications is vital to ensure the continued health, safety and welfare of the City's residents. Recognizing that the significance of this data is reduced for the small scale projects that are most heavily impacted by burden of producing this data, the City allows alternate procedures for simple resubdivision and lot splits. Applicants for subdivisions or resubdivision creating no more than 4 new lots may follow the procedure set forth below provided that the subdivision meets all of the following criteria: A. The Director shall certify that the proposed subdivision meets all the requirements of the short form subdivision B. No new public street shall be necessary for each lot to access a public street, C. Each of the lots is contiguous with at least one of the other lots in the subdivision for a distance of at least 50 feet, D. Each lot in the subdivision shall be designated on the plat for single family use with a maximum of 30% impervious coverage, E. No off-site improvements to the City's infrastructure are determined to be necessary by the Public Works Department, and F. No on or off-site drainage improvements are determined to be necessary by the Public Works Department. The Commission and/or the Council may require the standard procedure if they determine that the plat is inconsistent with any element of the Comprehensive Plan, or any established City codes or policies. 29032 Tormat The format of the final plat of a short form subdivision shall correspond with the format for all final plats as required by section 26020 of these regulations. 29033 Content The content of the final plat for a short form subdivision shall correspond with the format for all final plats as required by sections 26030-26035 except that A. Construction plans may not be required; 29033 B. A Registered Professional Engineer shall not be required to certify the 25 and 100 year flood plain: and C. The Director may delete any informational requirements that are deter- mined by the Director to place an excessive burden on the applicant. 29034 Procedure The procedure for review and approval shall follow the procedure described in section 26040, except that: The final plat of a short form subdivision may be submitted without approval of a preliminary plat or construction plans. The plat, prepared by a surveyor, and engineer if required, and bearing their seals shall be submitted to the Commission and Council with a completed application and all required fees, for approval before recordation of the plat. Legible prints, as indicated on the application form shall be submitted to the Director at least 30 days prior to the regular meeting of the Commission along with the following: A. Completed application forms and the payment of all required fees. B. Two copies of the deed restrictions or covenants, if such documents are to be used. These shall be filed for record in conjunction with the filing of the final plat. C. Certification from all applicable taxing authorities that all taxes due on the property have been paid. D. Notification materials as required herein. E. A letter requesting annexation, if applicable. F. Any attendant documents needed to supplement the information provided on the plat. 29035 Notification Notification for the final plat of a short form subdivision shall correspond with the notification provisions for Concept Plan described in section 23050. 29036 Approval The approval procedure shall correspond with the approval and recordation proce- dures provisions for final plats described in section 26050 and 26060. •� t 29040 Dedication Plats 29041 Purpose and Applicability A comprehensive system of land use records is essential to the planning process. Readily available data on the precise location, uses and users of easements and rights of way facilitates both the planning of the City's street, drainage, water and wastewater systems, and the development process. In order to ensure reliability and availability of this information while minimizing the costs, all dedications and abandonments shall be drawn in accordance with these provisions, filed with the Director, and approved by the City, except when such dedication or abandonment is performed through a plat of record. 29042 Format and Content All easements, rights of way or other dedications or abandonments shall be drawn at a scale of one inch equals one hundred feet on 4 mil. mylar, except that the Director may approve another more appropriate scale. The applicant shall submit the following: A. A completed application signed by the owner. B. A copy of the proposed transfer instrument. C. A drawing of the easement, certified by a registered surveyor indicating the following information: 1. The bearings and distances of all boundaries of the easement suf- ficient to confirm closure. Said bearings shall be rotated to the Texas plane coordinate system, and tied to City monuments and control points. 2. Property boundaries of all parcels through which the easement passes or has contact with. 3. The allowable use and users of the property right being conveyed. 4. The owners and deed references of all effected property. D. Signatures of all parties having a vested interest impacted by either the dedication or abandonment of the easements and/or rights-of-way. NkilLlG iu. :. .. All dedications and abandonments of property rights to or by the City must be approved by the Council. The submittal described in section 29042 must be submitted to the Director no later than fifteen (15) days prior to Council action. Notification of abandonment or dedication of public right of way must be posted on-site and in a newspaper of general circulation in the City no fewer than 15 days prior to Council action. 30000 31000 DESIGN STANDARDS GENERAL In addition to the requirements established by these regulations, all subdivi- sions shall be designed so as to comply with the intent and provisions of the Zoning Ordinance, building and housing codes, Comprehensive Plan, regula- tions of the State Department of FTighways and Public Transportation and the Texas Department of Health, and any other applicable law or regulation adopted by a unit of federal, state or local government. The minimum design standards as contained herein shall provide the basic criteria for evaluating proposed subdivisions. The Commission may, however, establish reasonable design requirements in excess of the established minimum standards, or grant variance from those established minimum standards, where by reason of excep- tional topographic, cultural, historic, archaeological, hydrologic, or other physical conditions of the property to be developed or of an adjacent tract, the strict adherence to these standards will result in an inappropriate subdivision design. 31010 Urban Design Principles The quality of design of the Georgetown urban area is dependent on the quality of design of the individual subdivisions that compose it. Good community design requires the coordination of the efforts of each subdivider and developer of land within the urban area. It is intended that the urban area shall be designed as a group of integrated residential neighborhoods and appropriate commercial, industrial and public facilities. Therefore, the design of each subdivision shall be prepared in accordance with the principles established by the Comprehensive Plan for land use, circulation, community facilities and public utility services and in accordance with the following general principles: A. The neighborhood, as a planning unit, is intended as an area princi- pally for residential use, and of a size that can be served by one elementary school. Space for recreational, educational and shopping facilities to serve the residents of the neighborhood should be provided and designed as an integral part of each neighborhood. The size of lou and blocks should be designed to provide adequate light, air, open space, landscaping and off- street parking. The arrangement of lots and blocks and the street system should be designed to make the most advantageous use of topography and natural physical features. Tree masses and large individual trees should be preserved. The system of sidewalks and roadways and the lot layout should be designed to take advantage of the visual qualities of the area B. The components of the street system should in different degrees serve the separate purposes of access to property and safe, efficient movement of traffic. Land use types should be served by roadways whose capacity increases in proportion to the traffic generation of the land use. Design and location of points of access to property should be appropriate to the volume and speed characteristics of traffic utilizing the intersection. 30000-1 31010 M111111 lI1IQ 30000-2 C. An open space system throughout the urban area should provide a range of active and passive recreation opportunities. Park, open space and recreation facilities should be located with sensitivity to user population, natural features, traffic generation, and nearby land use. D. Land Use arrangement and design should minimize the difference in intensity between adjacent uses. Step-down patterns of use surrounding major activity centers, combined with buffering techniques, should ensure that residential densities are compatible with each other, and that residen- tial development is not adversely impacted by higher intensity uses. E. Public utilities and infrastructure should be provided within all subdi- visions in order to ensure the health, safety and well-being of the public. Utility capacity should be sufficient to meet accepted standards of service to reasonably anticipated development. Where excess capacity in utility lines or facilities with a subdivision will further the efficient and desirable extension of utilities to adjacent property, equitable provision of such capacity is essential to the orderly growth of the urban area. WATERSHED PROVISIONS 32010 Purpose The watershed provisions contained herein are deemed necessary for the fol- lowing reasons: A. Many of the watersheds within the City's jurisdiction contribute sig- nificantly to Georgetown's drinking water supply. B. Waterways and their associated watersheds within the City's jurisdic- tion represent significant and irreplaceable recreational and aesthetic re- sources and contribute directly to the City's public health. C. The continued economic growth of the City is dependent on an ade- quate quality and quantity of water, a pleasing natural environment, rec- reational opportunities in close proximity to the City as well as the protec- tion of people and property from the hazards of flooding. D. All watersheds within the City's jurisdiction, and especially those with abrupt topography, sparse vegetation, and thin and easily disturbed soil, are vulnerable to non -point source pollution and sedimentation result- ing from development activities. E. All watersheds within the City's jurisdiction are undergoing develop- ment or are facing development pressure. 32010 F. If watersheds within the City's jurisdiction are not developed in a sensitive and innovative manner, their water resources, natural environ- ment, and recreational characteristics may be irreparably damaged. G. Protection of critical environmental features such as caves, sink- holes, springs, canyon rimrocks, and bluffs, is necessary to protect water quality in those areas most susceptible to pollution. H. The City is the trustee of such water supply and the natural environ- ment of all watersheds within the City's jurisdiction for existing and future generations of citizens of the City, as well as for downstream users of the San Gabriel River. I. The City may adopt additional appropriate development Hiles and regulations for the purpose of protection of the watersheds and aquifers within its jurisdiction as a facet of its overall program for the control and abatement of pollution resulting from generalized discharges of pollution which are not traceable to a specific source, such as urban runoff from rainwater; and for the abatement of the risks related to flooding within the watersheds. 32020 Overview In order to achieve the purposes in section 32010, the following sections provide for storm water management systems. 32030 Compliance All development plans and subdivision plats submitted to the City shall comply with the provisions of these regulations and any other applicable regulations; specifically, the City's Standards and Specifications for Construction of Im- provements Manual and the Texas Water Commission Rules for the Edwards Aquifer in Williamson County (31 TAC Subchapter B 313.21-313.30). Those plats of developed property on which no new structures or additional impervi- ous coverage is planned shall be exempt from the provisions of sections 32000- 32999. 32040 - 32089 Reserved 32090 Industrial Uses A. An applicant proposing any industrial use, as defined in the City's Comprehensive Plan, and which is not completely enclosed within a build- ing or buildings, must provide a pollutant attenuation plan which: 1. Proposes methods to capture all surface water run off from devel- oped areas to contain and filter pollutants generated on site. 2. Controls dust and other particulate matter generated on-site, to meet the Texas Air Control Board Standards for Urban Areas. 30000-3 32090 B. The design of storage facilities for hydrocarbon or hazardous sub- stances, including leak detection systems, spill containment areas, or other control measure, shall meet the following requirements: 1. Underground storage facilities. Facilities for the underground storage of static hydrocarbon or hazardous substances shall be of double walled construction or of an equivalent method approved by the Director of Public Works. Methods for detecting leaks in the wall of the storage facility shall be included in the facility's design and reviewed prior to issuance of appropriate permits for construction. 2. Above ground storage facilities. Facilities for the above ground storage of static hydrocarbon or hazardous substances shall be con- structed within controlled drainage areas that are sized to capture one and one-half times the storage capacity of the facility and that direct any spillage to a point convenient for collection and recovery. The controlled drainage area shall be constructed of a material suitably impervious to the material being stored. Any spillage from such storage facilities shall be removed from the controlled drainage area for disposal within 24 hours. C. All transport facilities for hydrocarbons and hazardous substances shall be approved by the Director of Public Works. 32100 Stormwater Management System Requirements The Commission shall not recommend approval for any plat, plan or subdivi- sion which does not meet the minimum requirements of this ordinance in making adequate provision for control the quantity of stormwater and/or ground water run-off to the benefit of both future owners of property within the subdivision and other lands within the watershed. It shall be the responsibility of the subdivider to design and construct a system for the collection and transport of all stormwater runoff flowing onto and generated within the subdivision in accordance with: A. The requirements of these regulations, B. Article VII Flood Damage Prevention of the City Code, C. Good engineering practices, D. Approved plans, and E. The principles of stormwater law established by the Texas Water Code. 32101 Basic Design Objectives In general the stormwater management system shall be designed and con- structed in a manner which promotes the development of a network of both 30000-4 32101 "statural" and "built" drainage ways throughout the community and so as to: A. Retain natural flood plains in a condition that minimizes interference with flood water conveyance, flood water storage, aquatic and terrestrial ecosystems, and ground and surface water. B. Reduce exposure of people and property to the flood hazard and nuisance associated with inadequate control of run-off. C. Systematically reduce the existing level of flood damages. D. Ensure that corrective works are consistent with the overall goals of the City. E. Minimize erosion and sedimentation problems and enhance water quality. F. Protect environmental quality, social well-being and economic stabil- ity. G. Plan for both the large flooding events and the smaller, more fre- quent flooding by providing both major and minor drainage systems. H. Minimize future operational and maintenance expenses. I. Reduce exposure of public investment in utilities, streets and other public facilities (infrastructure). i J. Minimize the need for rescue and relief efforts associated with flood- ing and generally undertaken at the expense of the public. K. Acquire and maintain a combination of recreational and open space systems utilizing flood plain lands. L. Preserve natural drainage patterns and limit the amount of imperv- ious cover so as to prevent erosion, maintain infiltration and recharge of local seeps and springs, and attenuate the harm of contaminants collected and transported by stormwater. Overland sheet flow shall be maintained whenever possible and the dispersion of run off back to sheet flow shall be a primary objective of drainage design for the subdivision as opposed to concentration of flows in storm sewers and drainage ditches. 32102 General Design Requirements A. The storm drainage system shall be separate and independent of any sanitary sewer system and its use shall not interfere with the operation and maintenance of road networks or utility systems. B. Each lot, site and block within the subdivision shall be adequately drained as prescribed in the City's Standards and Specifications for Con- struction of Improvements Manual. Any use of retaining walls or similar 30000-5 32102 construction shall be indicated on the preliminary plat and the Director of Public Works may require construction plans. C. No subdivision shall be approved which would permit building within a regulatory floodway of any stream or water course. The Commission may, when it deems necessary for the protection of the health, safety or welfare of the present and future population, prohibit the subdivision and/ or development of any property which lies within a designated regulatory floodway of any stream or water course. D. No lot or building site within a subdivision shall derive sole access to a public street across a waterway unless such access shall be constructed to remain open under design storm conditions as prescribed in the City's Standards and Specifications for Construction of Improvements Manual. E. Areas subject to inundation under design storm conditions shall be indicated with the minimum floor elevation of each lot so affected on a certified copy of the preliminary plat submitted for filing. The Commis- sion may, when it deems necessary for the protection of the health, safety or welfare of the present and future populations, place restrictions on the subdivision, regarding the design and use of areas within a drainageway. The Commission shall not approve any subdivision of land within the floodplain of any stream or water course unless the applicant demonstrates that the subdivision and all development anticipated therein will comply with the requirements of this ordinance. F. Design of all drainage facilities, including streets, inlets, storm sew- ers, outfall, culverts and ditches, shall conform with the City's Standards and Specifications for Construction of Improvements Manual. G. All facilities shall be designed to intercept, detain and transport the projected runoff from the 25 year frequency storm. Overflow and/or transport provisions shall be provided for the 100 year storm. H. Projected runoff rates for the design of drainage facilities shall be based on the expected ultimate developed state of the upstream contribut- ing area. Said ultimate developed state shall be based on the maximum intensity allowable tinder existing zoning as applicable, the comprehensive plan, and approved plans within the contributing area. I. All development establishing impervious cover or otherwise modify- ing an existing site shall incorporate facilities to prevent any increase in the peak rate of runoff from a 25 year frequency storm. The Director of Public Works may waive this requirement under one or more of the following circumstances: 1. Approved off-site storage is provided for the required regulation of peak flows and adequate conveyance of storm water flows from the site to the off-site storage facility is demonstrated. 30000-6 32102 2. Development of a one, two or three family residgro ground cal over than any legally platted lot ce on reates no more imperviousarea within the 100 30% of the gross lot surface area exclusive of any year flood plain. 3. Certified engineering data and calculations are presented which demonstrate the absence of adverse impact n all down trtreame ° c antes and property between downstream property receiv- ing major waterway. 4. Certified engineering data and calculations are presented which fully describe, explain and justify recommended alternatives to deten- tion. 5. The increase in runoff does not exceed 10% of the existing condi- tion runoff up to a maximum increase of five cubic feet per second, and said runoff does not affect adjoining property. 6. The property is adjacent to a major waterway and in the judge- ment of the Director of Public Works, waiver of detention require- ments will not result in an increase in the peak flood flow of the major waterway. Waiver of this requirement for any reason shall not relieve the owner of responsibility under civil law to adjacent and downstream property owners. t J. Design of major drainage ways through a subdivision and major struc- tures such as box culverts or bridges across a major drainage channel shall be coordinated with the requirements of the Williamson County Health Department when any portion of the subdivision lies outside the City limits, and when applicable, a letter requesting local flood plain map amendment from the Federal Emergency Management Agency (F.E.M.A.) shall be provided prior to final Construction Plan approval. iC Drainage Channels. 1. The 25 year and 100 year flood plains shall be determined for water courses draining 20 or more acres. Calculations for flood plains shall utilize generally recognized backwater computational methods and actual field channel and overbank configuration. 2. No importation of fill material or channel modifications shallr e undertaken within the area of the 100 year flood ten approval of the Director of Public Works. Such approval shall be based upon certified engineering data and calculations furnished by the applicant. 3. All constructed or modified earthen channels shall be designed utilizing a side slope of thirty-three (33) percent, or flatter, to allow 30000-7 32102 for future maintenance and promote adequate slope stability. As a minimum, all slopes shall be hydromulched, sodded or seeded. L. Streets and Storm Sewer 1. All street sections shall be in accordance with City Standards. The allowable design drainage capacity for stormwater flow at the gutter shall be no deeper than the top of the curb. 2. Depth of flow in streets is to be controlled to allowable levels by modification of crossfall, gradient changes, or the use of curb inlets and/or curb drains, and storm sewers. M. Bridges and Culverts 1. All bridge and culvert structures shall be designed to tarty and/or contain the upstream runoff from a 25 year storm. 2. Runoff from the 100 year storm shall not top the road surface at bridge or culvert crossings for an arterial or collector street crossing and shall not exceed a depth of six inches on a local street crossing. 3. All bridge and culvert structures shall be designed such that the structural integrity of the roadway shall not be diminished by the 25 or 100 year storm event. N. Computations, Plans and Construction. 1. Pians and computations for proposed drainage facilities shall be certified with the seal of the design engineer, and submitted to the Director of Public Works for acceptance prior to approval of con- struction plans. 2. Computations for all drainage related design shall be submitted with the plans for review. Data submitted shall include a drainage area map, a summary of methodology employed and resulting data, land use and runoff coefficient assumptions, and other pertinent hydrologic and hydraulic data. 3. City shall make such inspections as are deemed necessary to assure proper installation. Neither the review nor approval of such plans nor the inspection of the completed work will create any liabil- ity on the part of the City. 4. Following construction, but prior to acceptance of improvements or issuance of a building permit, the design engineer shall furnish one (1) set of reproducible "AS BUILT" plans for each project, bearing certification by a registered professional engineer. 30000-8 32102 O. Building Permits and Utility Connections 1. Plans submitted for building permits and/or utility connections other than single-family residential or duplex construction and for those projects already in compliance with this ordinance shall in- clude the necessary drainage related facilities designed and provided for in compliance with this ordinance and the City's Standards and Specifications for Construction of Improvements Manual. 2. Plans and design calculations for all drainage facilities shall be submitted to the Department of Public Works for acceptance prior to issuance of any permit within the development or subdivision. P. Drainage Easements 1. General Requirements. Where a subdivision is traversed by a watercourse, drainage way, channel, or stream, or where a detention/ filtration facility is required; there shall be provided a storm water easement or drainage right-of-way conforming substantially to the lines of such watercourse, or facility and of such width and construc- tion to contain the design storm and required freeboard. When park- ing lots or other approved use areas serve a dual function, including detention, those areas shall be designated on the plat as detention areas. Wherever possible, it is desirable that the drainage be main- tained by an open channel with landscaped banks having adequate width to contain the volume of flow generated by the design storm under ultimate development conditions. t 2. Design Requirements a. Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights- of-way, perpetual unobstructed easements at least fifteen (15) feet in width for such drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage ease- ments shall be carried from the road to a natural watercourse or to other drainage facilities. b. When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured, documented on the plat, and drawn on the construction plans. C. Low-lying lands along watercourses subject to flooding or overflowing during storm periods, whether or not included in areas for dedication, shall be preserved and retained in their natu- ral state as drainage ways except where modification can be shown to benefit the community and as approved by the Commis- sion. 30000-9 32102 d. All sedimentation, filtration detention and/or retention basins and related appurtenances shall be situated within a drain- age easement. The owners of the tracts upon which are located such easements, appurtenances, and detention facilities shall main- tain same and be responsible for their upkeep. Notice of such duty to maintain shall be shown on the plats. Q. Drainage facilities shall be designed to serve the entire subdivision. Deferral of the design of required drainage facilities shall not be allowed. R. The requirements set forth herein are not intended to be exhaustive and wherever it is necessary to make additional requirements in order to maximize the effectiveness of the drainage plan in question, such require- ments shall be made by the Commission. Variances to these requirements may be allowed pursuant to Section 31000 of these regulations when said variance will not result in drainage related problems sought to be pre- vented by these regulations. 32103 Minimum Criteria for Issuance of Flood Plain Development Permit Pursuant to Chapter six, Article Seven of the City Code, as it may be amended from time to time, and similar provisions enforced by the Williamson County Health Department, a Flood Plain Development Permit shall be required such that: A. Development or alteration of the flood plain shall result in no increase in water surface elevation of the design storm of the waterway. B. Development or alteration of the flood plain shall not create an erosive water velocity on or off the site. The mean velocity of stream flow at the downstream end of the site after development or alteration shall be no greater than the mean velocity of the stream flow under existing conditions as defined in the City's Standards and Specifications for Construction of Improvements Manual. C. Development or alteration of the flood plain shall be permitted by equal conveyance on both sides of the natural channel. D. Relocation or alteration of the natural channel shall not be permitted without an environmental assessment, including a stream rehabilitation proposal. E. The toe of any fill shall parallel the natural channel to prevent an unbalancing of stream flow in the altered flood plain. F. To insure maximum accessibility to the flood plain for maintenance and other purposes, and to lessen the probability of slope erosion during periods of high water, maximum slopes of filled area shall not exceed 3 to 1 for 50 percent of the length of the fill and 6 to 1 for the remaining length of the fill. The slope of any excavated area not in rock shall not 33000 32103 exceed 4 to 1. Vertical walls, terracing and other slope treatments will be considered if no unbalancing of stream flow results. G. Whenever feasible, the integrity of the natural waterway channel will be protected. H. A landscape plan shall be required, and shall include plans for erosion control of cut and fill slopes, restoration of excavated areas and tree protection where possible, both in and below the fill area. Landscaping should incorporate natural materials (earth, stone, or wood) on cut or fill slopes whenever possible. I. The effects of existing or proposed public and private improvements shall be used in determining water surface elevations and velocities. J. Any alteration of the flood plain shall not cause any additional expense in current or projected capital improvements, nor should said alteration cause additional maintenance costs to be incurred by the City. TRANSPORTATION 33010 General The planning for a thoroughfare system is essential for the continued effi- cient movement of people and goods. The City's Comprehensive Plan shall serve as a guide for the location and scale of future collector and arterial streets. The precise alignment of thoroughfares included in the plan may be varied to allow adjustments that increase the compatibility of the right-of-way with natural or man made features such as steep slopes, waterways, wildlife habitats, neighborhoods, historic structures or existing roadways. No subdivi- sion shall be approved until conformance to the Comprehensive Plan is demon- strated. All streets, driveways, and parking facilities shall be designed to the City standards set forth herein. Every lot of a subdivision must have access to public right-of-way accepted by the appropriate governmental agency. All streets within a subdivision shall be drawn and described on the plat of record. Circulation within the urban area shall be provided in accordance with the following design criteria: A. Each subdivision shall provide for the continuation of all arterial streets and highways as shown on the thoroughfare plan. Arterial streets should be located on the perimeter of the residential neighborhood. B. Collector and local streets should be designed to provide access to each parcel of land within the residential neighborhood and within indus- trial areas, and in a manner that will discourage use by through traffic. 33010 They should be planned so that future urban expansion will not require the conversion of minor streets to arterial routes. C. Collector streets should be designed to provide a direct route from other minor streets to the major street and expressway system and to provide access to public facilities within the neighborhood; however, col- lector streets should not be aligned in a manner that will encourage their use by through traffic. D. Ingress and egress to single family residential properties should be provided only on local or collector streets. E. Pedestrian ways should be separated from roadways used by vehicular traffic. Sidewalks, as set forth in table 33030 shall be installed to provide all residential areas with direct access to all neighborhood facilities, in- cluding the elementary school, parks and playgrounds, churches, and shop- ping centers. F. Bicycle lanes and bicycle paths should be separated from vehicular and pedestrian traffic and should be designed to provide access to major focal points within and beyond the neighborhood. G. A site triangle shall be established at all intersections. The sides of triangle shall extend for twenty five feet along the right of way lines from the projected intersection of said right of way lines. Where the right of way curves as the intersection is approached, the tangents at the points of beginning for the comer curve shall be projected to determine the origina- tion of the sides of the site triangle. No construction, planting or grading shall be permitted to impinge on the site triangle between the heights of three (3) and seven (7) feet as measured from the crowns of the adjacent streets, except as approved by the Director. 33020 Reserved 33030 Streets and Alleys All streets shall be designed in conformance with the provisions of this section except where prohibited by conditions of unusual topography and as varied by the Commission. The design standards as set forth in Table 33030 shall be followed in the layout and design of major and minor streets. Pavement width shall be measured from curb face to curb face. A. Conformity to Comprehensive Plan. The width and location of street shall conform to the Comprehensive Plan as the Commission and Council may have adopted, both as to horizontal and vertical alignment and right- of-way widths. B. Relation to Adjoining Street System. The proposed street system shall extend all existing major streets and such existing secondary and local access streets as may be desirable for convenience of circulation. 30000-12 33030 C. Street Jogs. Where off -sets in street alignment are, in the opinion of the Commission, unavoidable, such off -sets may be approved, provided the distance between center lines is not less than one hundred, twenty-five (125) feet. D. Large Lot Subdivision. If the lots in the proposed subdivision are large enough to suggest resubdivision in the future, or if part of the parent tract is not platted, consideration must be given to possible future street openings and access to future lots which could result from such resub- division. E. Through Traffic. Local residential streets shall be designed so as to discourage high-speed or through traffic. F. Topography. The street system shall bear a logical relationship to the natural topography of the ground. G. Street Right of Way Widths. Right-of-way width shall be measured from front lot line to front lot line of opposite lots. 1. Local streets - shall have a minimum right-of-way width of sixty (60) feet. 2. Collector streets - shall have a minimum right-of-way width of sixty (60) feet. 3. Minor Arterial streets -shall have a minimum right-of-waytwidth of eighty (80) feet. 4. Major Arterial streets - the width of major arterial streets shall be determined by the Commission in accordance with the Comprehensive Plan. Major arterial streets with a right-of-way width of less than one hundred (100) feet are to be increased to a width of one hundred (100) feet for a distance of one hundred fifty (150) feet at the ap- proach to a major street intersection, with a transition back to normal right-of-way over a distance of an additional one hundred fifty (150) feet. H. Horizontal Alignment. The maximum deflection in alignment per- mitted without use of curve shall be ten (10) degrees. I. Arterial Street. Curves in arterial streets shall have a center line radius of two thousand (2000) feet or more with exceptions to this stan- dard granted only by the Commission. J. Collector Street Curves. Curves in collector streets shall have a center line radius of six hundred (600) feet or more, with exceptions to this standard granted only by the Commission. K. Local Street Curves. Curves in local streets are to have a center line 33030 radius of two hundred fifty (250) feet or more, except for "loop" or partial bop" streets. L. Reverse Curves. Reverse curves shall be separated by a minimum tangent of one hundred (100) feet. M. Vertical Curves._ Vertical Curves shall be designed in accordance with the City's Standards and Specifications for Construction of Improvements Manual. Table 33030 Design Standards for Streets Res = Residential ctrl =controlled n/a = not allowed Ma/Or JVUt Minor Mreas Freeway Major Major Minor Collector Local Arterial Arterial Arterial Divided -Undivided Recommended 2 1 1 1/2 1/4 variable Spacing (miles) Length continuous continuous continuous l+ 1/2 IAO (miles) Mediaa variable 20-40' none none none none Width Speed 55 40-45 35-45 35-40 30-35 20-30 Right variable 100-140 80-120 80400 60-80 60 of Way Tragi Number 4-6 4-6 4-6 2-4 2 2 Lanes Width 1271ane I1'Aane II'Aane 40.44' 36-40' 30' Access Ru Is n/a n/a nits 125' no limits SeparstioI Other cv1 450' 450' 300' 125' no limits parking n/a n/a n/a n/a arl allowed Maximum 4% 6% 6% 8% 10% 10% Grade Horizontal 2000' 2000' 800' 600' 250' Curve Radii Sidewalks none bah both bath one none sides sides sides aide Res = Residential ctrl =controlled n/a = not allowed 33030 N. Dead End Streets/Cul-de-Sacs 1. Tum arounds are to have a minimum right-of-way radius of fifty (50) feet for a single family and two family use and sixty (60) feet for other uses 2. The maximum length of a dead end street with a permanent tum around shall be five hundred (500) feet except in conditions of un- usual topography. No more than 200 projected average daily trips shall be allowed using ITE standards for any cul-de-sac longer than 200 feet 3. Temporary tum arounds shall be provided at the end of streets more than four hundred (400) feet long that will be extended in the future. The following note should be placed on the plat "Cross- hatched area is temporary easement for tum around until street is extended (give direction) in a recorded plat". O. Street Intersections 1. Angle of intersection - except where existing conditions will not permit, all streets, major and minor, shall intersect at a ninety (90) degree angle. Variations of more than ten (10) degrees on minor streets and more than five (5) degrees on major streets must first be approved by the Commission. 2. Radius at comers - all local and collector street corners shall have fifteen (15) foot radii except acute corners which shall have a radii of twenty five (25) feet Arterial streets shall have minimum corner radii of twenty-five (25) feet No buildings, signs or parking shall be allowed in the area between the comer curves and the chord connect- ing the ends of the curves except as approved by the Commission. 3. Center line tie with existing streets - Each new street intersecting with or extending to meet an existing street shall be tied to the existing street on center line with dimensions and bearings to show re- lationship. P. Reserve Strips. Reserve strips at the end of streets shall not be allowed. Q. Street Names. New streets shall be named so as to provide continuity of name with existing streets and so as to prevent conflict with identical or similar names in other parts of the City. R. Private Streets. Private streets are prohibited except as specifically approved in Planned Unit Developments. All private streets shall be constructed to City Standards for public streets. Common access ease- ments may be required. ttt�t 33030 S. Unpaved Street rights-of-way. The portion of the street right-of-way between a private lot line and the curb or pavement edge shall be designed and constructed to meet the requirements of the City's Standards and Specifications for Construction of Improvements Manual. T. Access to Public Streets from Private Property. Developer or builders will not cut a curb or gutter section nor pave a street right-of-way without first obtaining a permit from the City, and complying with the City of Georgetown Street and Curb Cut Ordinance. Where no curb and gutter street construction is permitted no developer or builder will construct or pave the bar ditch street section without fust obtaining a permit from the City and complying with the City Street and Curb Cut Ordinance. No temporary utility service will be provided to the building lot or site until a curb cut street right-of-way permit has been issued and no permanent utility service will be provided until the work authorized by permit is satisfactorily completed and approved by the City. U. Street Lighting. Street lighting shall be designed for installation in accordance with adopted City standards. V. Half Streets. Dedications of partial or half streets along the perimeter of the subdivision shall not be permitted except as required for proper alignment with an existing right of way. W. The following design standards shall apply to alleys: 1. Alleys shall be provided in commercial and industrial districts, except that the Commission may waive this requirement where other definite and assured provision is made for service access (such as off- street loading, parking, fire protection and solid waste disposal) that is consistent with and adequate for the uses proposed. 2. Alleys shall not be provided in residential subdivisions except where the subdivider produces evidence satisfactory to the Commis- sion of the need for such alleys. However, at the discretion of the Commission, and subject to the approval of the Council, alleys may be required for high density residential developments. 3. Alley rights-of-way serving commercial and industrial areas shall not be less than thirty (30) feet in width. When alleys are provided in residential areas, rights-of-way shall not be less than twenty-two (22) feet in width. 4. Alley intersections and sharp changes in alignment shall be avoided. 5. Dead-end alleys shall be avoided, but if unavoidable, shall be provided with adequate turnaround facilities at the dead-end as deter- mined by the Commission. 33030 X. Pedestrian Circulation. Sidewalks shall be provided along one side of all collectors and along both sides of major and minor arterials. Cross- walks shall be provided to connect parallel streets when blocks exceed 1000 feet or when blocks exceed 500 feet and the path would provide a connection to a school, park or other community service facility. A minimum of ten (10) feet right of way is required for all crosswalks. Sidewalks shall be provided along both sides of all streets within 1000 feel of school or park property. Sidewalks shall be constructed as shown on the approved construction plans. 33040 Access/Driveways 33041 Purpose and Applicability Proper access design and location are essential to the maintenance of safe, efficient traffic flow. In order to prevent the proliferation of poorly spaced driveways that can result in the reduced safety arid carrying capacity of public thoroughfares, the following regulations shall apply to all properties for which a land use or property boundary change is proposed. 33042 Driveway Width No undivided driveway wider than thirty (30) feet from curb face to curb face shall be permitted without a written request justifying the need for a greater width and the consent of the Director. Requirements for divided driveways shall be determined by the Director. In making such determination the Direc- tor shall consider the location and characteristics of the proposed use. 33043 Spacing between Driveways Excluding single family residential uses, the minimum distances between driveways shall correspond with Table 33030. 33044 Spacing Between Driveways and Intersections On local streets, no driveway shall be permitted closer to a comer than 60 feet unless lot dimensions prohibit such spacing. On collector streets, no driveways shall be permitted closer to a comer than 75 feet unless lot dimensions prohibit such spacing. On minor arterial streets, no driveways shall be permitted closer to a comer than 120 feet. On major arterial streets or on minor arterial streets within 500 feet of an intersection with a major street, driveways shall be located no closer than the limiting distance described in Figure 33044-A. When channelized right tum lanes are used, the minimum distance between the right turn lane and the driveway shall be no less than the clearance described in Figure 33044-B. �ttt 33044 Driveway C 1 —aoi C Driveway a I A B I 120 > 150' Major Street e a See Table 33030 Driveway SOURCE: Adapted from Ref. (7), V.G. Stover, "Guidelines for Spacing of Unsignalized Access to Urban Arterial Streets" FIGURE 33044-A CORNER CLEARANCE AND UNSIGNALIZEO ACCESS SPACING Distance ((eet) Dimension Desirable Limiting D 45 mph speed: A 600 450 8 550 400 C 550 400 p 40 mph speed: A 550 400 6 500 350 C 500 350 0 35 mph speed: A 400 300 8 350 250 C 350 250 120 > 150' Major Street e a See Table 33030 Driveway SOURCE: Adapted from Ref. (7), V.G. Stover, "Guidelines for Spacing of Unsignalized Access to Urban Arterial Streets" FIGURE 33044-A CORNER CLEARANCE AND UNSIGNALIZEO ACCESS SPACING Unchannelized Intersection with or without right -turn on RED Driveway Channelized Intersection Clearance R (feet) (feet) 50 200 75 230 100 275 33044 Driveway FIGURE 33044-8 DOWNSTREAM CORNER CLEARANCES 33050 33050 Off Street Parking and Loading Regulations 33051 General Design Standards A. All off-street parking spaces shall be located outside of required landscape areas and behind front building lines. B. Off-street parking facilities shall be provided for any new building constructed and for any new use established. Off-street parking facilities shall be provided for any addition or enlargement of an existing building or use, or any change of occupancy or manner of operation that would result in additional parking spaces being required. Provided however, if insufficient parking exists on a tract or lot, then the number of spaces re- quired to meet the needs of both the existing and new buildings shall be provided. C. Facilities being used for off-street parking on the effective date of these regulations shall not be reduced in capacity to less than the number of spaces prescribed, or altered in design or function to less than the minimum standards prescribed herein. D. For sites with more than one use, or for adjacent sites served by a common parking facility, the parking requirement shall be the total num- ber of spaces required for each site or use, except as adjusted pursuant to section 33055. E. Parking facilities constructed or substantially reconstructed subsequent to the effective date of these regulations, whether or not required, shall conform to the Design Standards set forth in section 33058. F. All required parking facilities shall be maintained for the duration of the use requiring such areas. Such facilities shall be used exclusively for the temporary parking of passenger automobiles, motor vehicles, or light trucks not exceeding one ton in capacity, and shall not be used for the sale, display, or storage of merchandise, or for the storage or repair of vehicles or equipment. G. All required parking facilities shall be located on the same site as the use for which such facilities are required, except as authorized pursuant to section 33054. H. No use shall be required to provide more spaces than prescribed by these regulations or prescribed pursuant to a Conditional Use Permit or a Variance. Where parking spaces in excess of such requirements are pro- vided, the spaces may be considered as meeting the requirements for another use pursuant to section 33054. 1. Head -in parking is prohibited except in one, two or three family dwellings. 33052 33052 Schedule of Off -Street Parking Requirements A. Parking facilities for each use shall be provided in accord with the minimum requirements prescribed in Table 33052: Table 33052 Parking Requirements" USE PARKING RESIDENTIAL 1 space/200 sq.ft. Long Term Housing 2 spaces/unit Quasi Residential I space/L50 sq.ft. CHURCHES AND PUBLIC USES 1 spacet3 seats COMMERCIAL 1 space/employee Restaurant + 1/400 sq.ft. of office space less than 2500 sq. ft. 1 space/100 sq.ft. greater than 2500 sq.ft. I space//5 sq.fL take out restaurants 3 spaces/100 sq.fL of seating area General Retail and Office less than 25000 sq. ft. 1 space/200 sq.ft. 25,000-399,999 sq. fL 1 space/250 sq.ft. 400,000-599,999 sq. fL 1 space/225 sq.ft. more than 600,000 sq. ft. 1 space/200 sq.ft. INDUSTRIAL 1 space/employee + 1/400 sq.ft. of office space WAREHOUSE 1/1000 sq.fL 'The required number of parking spaces for uses not listed in the above table will be determined by the Director. 1. Where the application of Table 33052 results in a fractional re- quirement, a fraction of 0.5 or greater shall be resolved to the higher whole number. 2. For purposes of this section, requirements shall be based on gross floor area, but shall not include enclosed or covered areas used for off-street parking or loading. B. Notwithstanding the provisions of Table 33052, a minimum of five (5) parking spaces shall be provided for any single industrial use located individually on a site and served by a separate parking facility, and a ft't`t 33052 minimum of ten (10) parking spaces shall be provided for any two (2) or more industrial uses located on the same site and served by a common parking facility. C. Up to twenty five (25) percent of reserved employee parking may be designed and reserved for small or compact cars. D. Up to fifteen (15) percent of the total required parking may be de- signed and reserved for compact cars. 33053 Off -Site or Remote Parking A. The Commission or Council may approve locating a portion of the required parking for a use on another site when both the primary use and accessory parking are located in an area zoned, used or platted for Com- mercial use. B. Off-site parking shall be located within 300 feet of the use which it serves within the Town Square Historic District and within 200 feet in all other areas, measured as the shortest practical walking distance from the nearest off-site parking space to the nearest entrance to the building or use which it serves. C. In determining whether to approve off-site parking, the Commission shall consider all relevant factors, including: 1. The locations of the use and the proposed off-site parking 2. Existing and potential parking demand created by other uses in the vicinity. 3. The characteristics of the use, including employee and customer parking demand, hours of operation, and projected convenience and frequency of use of the off-site parking. 4. Adequacy, convenience, and safety of pedestrian access between off-site parking and the use. 5. Traffic patterns on adjacent streets, and proposed access to the off-site parking. 6. The report and recommendation of the Development Review and Parking and Traffic Safety Committees. D. The Commission or Council may require the written agreement of the owner of the off-site parking area and the owner of the use if it deems necessary to assure the continued availability and usability of any off-site parking. E. Handicapped and bike parking spaces shall not be located in an off- site parking facility. 33053 33054 Parking For Mixed Use Developments A. The Planning Commission may authorize an adjustment in the total parking requirement for separate uses located on the same site, or for separate uses located on adjoining sites and served by a common parking facility, pursuant to this section. A request for such adjustment shall require submission of a site plan and transportation engineering report addressing the relevant factors listed in paragraph 'C' below. B. All parking spaces subject to adjustment under this section shall be located in a common, contiguous parking facility intended to meet the needs of all users. When any adjustment is authorized, off-site parking pursuant to Section 33053 shall not be permitted. C. In determining whether to approve an adjustment for mixed use developments, the Commission shall consider all relevant factors, in- cluding: 1. The characteristics of each use and the differences in projected peak parking demand, including days or hours of operation. 2. Potential reduction in vehicle movements afforded by multi- purpose use of the parking facility by employees, customers, or resi- dents of the uses served. 3. Potential improvements in parking facility design, circulation, and access afforded by a joint parking facility. 4. The report and recommendation of the Director. 33055 Handicapped Facilities Exclusive of one, two and three family residences, in each parking facility, a portion of the total parking spaces shall be specifically designed, located, and reserved for vehicles licensed by the State for use by the handicapped, according to the following schedule: Total Spaces Minimum 0 of Handicapped Spaces Reduired 19 or less One 20-50 Two 51-100 Two + 4% of total in excess of 50 101-150 Two + 3% of total in excess of 50 151 or greater Two + 2% of total in excess of 50 33056 Basic Off -Street Loading Regulations A. Off-street loading facilities shall be provided for any new building constructed and for any new use established. Off-street loading facilities shall be provided for any addition or enlargement of an existing use, or 33056 any change of occupancy or manner of operation that would result in addi- tional loading space being required, provided that the additional loading space shall be required only for such addition, enlargement, or change. B. Facilities being used for off-street loading on the date these regula- tions are adopted shall not be reduced in capacity to less than the number of spaces prescribed, or altered in design or function to less than the mini- mum standards prescribed herein. C. Loading facilities constructed or substantially reconstructed subse- quent to the effective date of the regulations shall conform to the Design Standards set forth in section 33057. D. All required loading facilities shall be maintained for the duration of the use or building requiring such facility, and shall be used exclusively for the purpose of loading and unloading goods, materials, and supplies, and shall not be used for the sale, display, or storage or merchandise, or for the storage or repair of vehicles or equipment. E. Such loading and unloading space, unless adequately provided for within a building, shall be an area ten (10) feet by forty (40) feet, with fifteen (15) foot height clearance, and shall be provided according to the following schedule: Gross Floor Area in Sq.Ft. Loading & Unloading Spaces Required in Terms of Sq. Ft of Gross Floor Area 0- 1,999 None 2,000 - 4,999 Up to one (1) space at the discretion of the Commission 5,000 - 19,000 One (1) space 20,000 - 99,000 One (1) space plus one (1) space for each 20,000 sq.ft. or portion thereof in excess of 20,000 sq.ft. 100,000 - 500,000 Five (5) spaces plus one (1) space for each 40,000 sq.ft. or portion thereof in excess of 100,000 sq.ft. F. The location and design of loading and unloading areas shall be reviewed at the time of detailed development plan submission to insure adequate protection is afforded adjacent properties, especially residential properties, from noise and other disruptive elements normally associated with such facilities. 33057 Design Standards A. Design standards are established by this section to set basic minimum dimensions and guidelines for design, construction, and maintenance of parking and loading facilities. 30000-24 33057 B. The following basic dimensions shall be observed for parking spaces and loading spaces: 1. Each standard parking space shall consist of a rectangular or trapezoidal area designed in accordance with Table 33057. Each space shall have a vertical clearance of not less than 7.5 feet. Each space shall be independently accessible. 2. Each parking space designated for use by the handicapped shall consist of a rectangular area not less than 12.5 feet wide by 20 feet long, with a vertical clearance of 7.5 feet, shall be located in an area not exceeding a 2 percent slope, and shall be located near and conven- ient to a level or ramped entrance accessible to handicapped persons. Parking spaces for the handicapped shall be signed and restricted for use by the handicapped only. 3. Each off-street loading space shall consist of a rectangular area not less than 10 feet wide and 40 feet long, with a vertical clearance of not less than 15 feet. 4. Each parking and loading space shall have adequate drives, aisles, and turning and maneuvering areas for access and usability, and shall at all times have access to a public street or alley. C. Parking facility design. Minimum parking facility design standards are illustrated in Table 33057. Additional supplemental guidelines and standards for parking facility design, internal layout, acceptable turning radii and pavement slope, vehicular and pedestrian circulation, and other design features may be adopted by resolution of the Commission, upon recommendation of the Director. TABLE 33057 Parking Facilities Design* Packing Maneuvering Parking Parking Total Width of 2Tiers of Pattern Lane Width Space Space Spaces & Maneuvering Lane One Two Width Length OneTwo Way Way Way Way OA I1' 16' 8.5' 25' (22) 28' 35' Parallel 30. 50 A 12' 20 9-(8.5) 21'(16) 54' (44) 62' (52) 54 - 74 A IT (12) 22' (19) 9'(8.5) 21'(16.5) 55' (45) 64'(52) 75 -go A IS' (14) 24 (22) 9.5 (8.5) 20' (16.5) 55' (47) 64'(55) • Compact car standards are tiered in Parenthesis where applicable. A = degrees 33057 D. Paving and drainage. The following basic standards shall be ob- served: 1. For all uses except single family dwellings, parking and loading facilities shall be surfaced and maintained with asphaltic, concrete, or other permanent hard surfacing material sufficient to prevent mud, dust, loose material, and other nuisances. Pervious materials may be allowed as approved by the Director of Public Works. 2. All parking and loading facilities shall be graded and pro- vided with permanent storm drainage facilities, meeting the City's construction specifications. Curbing, and drainage improvements shall be sufficient to control free flow of water onto adjacent proper- ties or public streets or alleys, and to provide adequate drainage in ac- cordance with City code. E. Safety features. Parking and loading facilities shall meet the follow- ing standards: 1. Safety barriers, protective bumpers or curbing, and directional markers shall be provided in conformance with the City's Standards and Specifications for Constntction of Improvements Manual, to as- sure safety, promote efficient utilization, protect landscaping, and prevent emcroachment onto adjoining public or private property. 2. Visibility of and between pedestrians, bicyclists, and motorists shall be assured when entering individual parking spaces, when circu- lating within a parking facility, and when entering and exiting a parking facility. 3. Internal circulation patterns, and the location and traffic direction of all access drives, shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety. F. Lighting. Lights provided to illuminate any parking facility or paved area shall, to the maximum extent feasible, be designed to reflect away from any residential use. G. Fencing, Screening, and Landscaping. All parking lots shall be land- scaped in accordance with the landscaping requirements in sections 37000- 37999. H. Noise. Areas used for primary circulation, for frequent idling of vehicle engines, or for loading activities shall be designed and located to minimize impacts on adjoining properties, including provisions for screen- ing or sound baffling. I. Maintenance. All parking and loading facilities shall be maintained to assure desirability and usefulness of the facility. Such facilities shall be maintained free of refuse, debris, or other accumulated matter and shall at 91MIN all times be available for the off-street parking or loading use for which they are required or intended. J. Adjustments. For a use or a site subject to site plan review or a conditional use permit, the minimum requirements of this section may be adjusted in their application, provided such change is determined by the Commission to provide improved design, usability, attractiveness, and protection to adjoining uses, in a manner equal to or greater than the specific requirements of this section. 33058 Special Parking Requirement Areas A. Purpose - Special parking requirements shall apply within designated portions of Georgetown in order to recognize and encourage relatively greater mobility and accessibility of future facilities, to promote the con- struction of appropriately located public parking facilities, to discourage inharmonious parking facilities/areas in historic districts or on sites occu- pied by historic structures and to reduce intrusion on pedestrian -oriented street frontages by parking facility access. B. Special Parking Requirements Area - Within a designated Special Parking Requirements area, the following provisions shall apply in lieu of the regulations otherwise established by the off-street parking and loading regulations. 1. There shall be no off-street parking requirement for any use occupying a qualifying historic structure. 2. There shall be no off-street parking requirement within the downtown Historic District for any use occupying a structure of less than 4,000 gross square feet of floor space. 3. There shall be visual screening of open parking garages or lots along street frontages. 4. Enclosed parking garages within the CBD must be separated from the adjacent street by enclosed commercially leasable space fronting the adjacent street at the ground !evel. On any site that is less than one city block on any side, this provision may be waived or adjusted by the Commission or the Council, provided, at least fifty percent (50%) of the garage fronting on the adjacent streets at the ground level shall be enclosed by commercially leasable space. All remaining areas shall be screened. 5. There shall be no curb cut greater than thirty (30) feet for garage access. 6. There shall be a clear 160 degree cone of vision at the intersection of sidewalks and any parking access and/or egress lanes. \ 30000-27 33058 7. There shall be no openings for vehicle access at any level to parking garages or curb cuts in the Historic District, unless the Com- mission approves such access and includes a finding in its approval that the applicant has demonstrated that the proposed project will not unreasonably impair pedestrian and vehicular movement in the affected area and adequate precautions have been made for the safety and convenience of the public. The decision of the Commission may be appealed to the Council. If the Council approves such application, it shall be required to make the same finding as provided above. 33059 Bikeways Where provided, bikeways should be designed and located so as to separate bicyclists from other vehicular and pedestrian traffic. Two (2) way bikeways should be avoided along roadways. A physical barrier separating bicycle and automotive traffic should be provided where a bikeway is adjacent to a road- way. In general, bikeways should be designed in accordance with the standards contained in Table 33059. TABLE 33059. Design Standards for Bikeways Function Bikeway Required Measured of Bikeway Width (ft) Right of Way (ft.) From: Two-way Bikeway used exclusively for bicycles 6.4 8 ---- Sidewalk/ Bikeway one-way only 4.8 7.8 curb Sharing street R.O.W. with moving vehicles edge of street only 4.1 4.1 R.O.W Sharing street R.O.W. with moving vehicles and parked vehicles against Curb to outer curb 5.3 13.3 edge of bikeway 9TUMUOU 34000 1 BLOCKS AND LOTS 34010 Blocks A. The length, width, and shape of blocks shall meet the following standards: 1, provide adequate building sites (lots) suitable W the special needs of the type of use designated on the plat; 2, accommodate lots of the size and dimensions required by Section 34020.D and E of these regulations; 3, provide for convenient access, circulation, control, and safety of street traffic; 4. as possible minimizebyreduce g the number uctions in the rapacity turning movement conflicts; f ar 5, provide an appropriate response to the limitations and opportuni- ties of topography; . 6, increase the ability of building sites (lots) to receive or to be protected from solar gain as the season requires in order to improve utility efficiency and increase the livability of each lot; B. Residential blocks shall not exceed 1300 feet nor be less than 500 feet in length, except as otherwise provided for herein. C. Blocks along arterial streets shall not be less than 1300 feet. lots D. The width of blocks shall be sufficient ection 34020.13 herein.iers of s with minimum depth as required by to this width shall be permitted in blocks adjacent to major streets, rail- roads, waterways, or other topographical features prohibiting a second lot tier. E. The Commission may, at the preliminary plat phase, require the dedi- cation of an easement or right of way not less than 10 feet wide bisecting the center of any block in excess of 800 feet in length to accommodate coo modate utilities, drainage facilities, and/or pedestrian access, upon dation of the plat. F. Blocks shall be identified on each plat by consecutive adjacent numbers within each subdivision and portion thereof. Blocks forming a continuation of a previous subdivision block, shall continue the block number. 30000-29 34020 34020 Lots All land area within the boundaries of the subdivision or re -subdivision except that area specifically dedicated as Public Right -of -Way for any purpose shall be designated as a lot. Each lot shown on a plat shall be clearly designated by a number located within the boundaries of the lot. The boundaries of each lot shall be shown by bearing and distance in relation to the monuments found or established on the ground in conformance with these regulations. A. Use. The proposed use for each lot shall be indicated on the plat as one of the following: R-SFD Residential single family detached R -SFA Residential single family attached R-217 Residential two family R -3F Residential three family R -MF Residential multi family C -O Commercial office C -RS Commercial retail & service C -HI Commercial high impact I Industrial P Public use Other as specified by the Commission B. Lot Shape. All lots shall be rectangular except when the street alignment is curved in order to conform with other provisions of this ordinance or configuration of the parent tract does not permit. No lot shall have a comer intersection of less than 45 degrees . The ratio of average depth to average width shall not exceed two and one-half to one nor be less than one and one-half to one. C. Lot orientation. Standard frontage: All lots shall face and have con- tiguous frontage on a usable, dedicated public road right-of-way except lots within a PUD which may have similar frontage on a private street under common ownership. The extent of this frontage (front line) shall conform to the minimum lot width requirements set forth herein. 1. Lot Facing. Except as otherwise approved through the granting of a variance, all lots shall face a similar lot across the street. Wher- ever feasible, lots arranged such that the rear line of a lot or lots is also the side line of an adjacent lot shall be avoided. When this occurs, ten (10) feet shall be added to the minimum lot width and the side building line adjacent to the rear yard of another lot. 2. Lot lines. The lot line common to the street right-of-way line shall be the front line. Side lot lines shall project away from the front line at approximately a right angle to street lines and radial to curved street lines. The rear line shall be opposite and approximately parallel to the front line. The length and bearing of all lot lines shall be indicated on the plat. 34020 3. Double frontage. a. Residential lots shall not have frontage on two non -intersect- ing local and/or collector streets. b. Residential lots adjacent to an arterial street shall also have frontage on a local street. Vehicular access l lots west to ble ts front from om the local street only. ints to inhibit cut -through traffic, age shall have off -set access Po D. Lot area. 1. The base minimum lot area for all lots served by a publicly ap- proved sewer system shall conform to the following requirements in table 34020 unless varied by the Commission. 2, The base minimum lot area for all lots utilizing on-site wastewa- recharge ter disposal shall be one (1) acre within the Edwards aquifer recharge zone and one half (1/2) acre outside the Edwards ail zone except as provided in Table 34020. E. Lot width & depth, coverage by structures, and coverage by impervi- for the surfaces shall conform to the requirements as established ous set forth in Table 34020. designated land use as TABLE 34020 Design Standards forte tRvtous SETBACKS TO USE AREA WIDTH DEPTff BLDG COVERAGE FRNf REAR SIDEA (71) 00 sq ft -- g5 20 SO 40 30 40 25 20 10 25 20 5110. 00 sq ft 35•• 100 30 40 25 25 5/10^^ 00 sq ft g0 100 35 40 25 25 5110m 000 sq [t go 120 35 50 25 20 l5^^A 000 sq ft 1006•• 120 20 70 25 20 20AAA .5 acres !0therf. 150••• l20 20 70 25 20 20A .5 acres 150••' 120 20 70 25 20 20^^A .0 acres 150••• 120 200 40 so 35 35 35AAA .o acres 200••• • • . • ' • as approved by the Commission. •• 50 foot minimum width is required at the front and rear btilding so W ce ss shall ••• Minimum Greet frontage for individstal (as opposed meommo i vary according to the classification of the fronting street. A for multi-0welling unite, this applies to the exterior side of end units. buildings M a total distance of 15 feet is required between ildings with a 10 toot minimum side setback being required on one side of each lot. M^ add two horizontal feet for each ver6ele foot of building height in excess of these dimensions. F. Comer lots 1. Lots having frontage on two or more intersecung streets shall be classified as comer lots. 34020 2. Corner lots adjacent to streets of equal classification shall have only one access driveway on either of the intersecting streets, except as otherwise approved by the Commission. 3. Corner lots adjacent to streets of unequal classification shall access the lower classification street only and only one drive approach shall be allowed, except as otherwise approved by the Commission. 4. The building setback line for all comer lots shall conform to the minimum requirements for the land use designated but shall never be less than 25 feet from an existing or proposed street right-of-way. 5. Comer residential lots shall be 10 feet wider than the average interior lot on the same block. G. Building Lines. Each property line of each lot shall have a building setback line which runs parallel to the property line. The front and rear building setback lines shall run between the side lot lines. The side building setback lines shall extend from the front building setback line to the rear building setback line. The minimum distance from the lot line to its corresponding building setback line for each designated land use shall conform to Table 34020. All building setback lines shall be indicated on the subdivision plat. The area between the property line and the building line shall be the required yard area. No structure or impervious construction shall be allowed in the front yard area except for the following: 1. Fences and screens in accordance with Sections 37000-37999 of these regulations 2. Driveways and sidewalks as allowed herein 3. Utility distribution lines and appurtenances within dedicated ease- ments and rights-of-way 4. Drainage structures 34021 Access Requirements A. A minimum of one all-weather access area (either individually, or common to more than one lot) or driveway shall be provided for each buildable lot connecting the buildable area of the lot to an existing or proposed dedicated public street. An exception may be made for lots within a PUD which may have similar access to a private street. B. All driveway approaches shall be constructed to conform with the City's Standards and Specifications for Construction of Improvements Manual. 30000-32 34021 C. One, two and three family residential drive approaches shall have a five (5) foot minimum radius on each side, a minimum width of ten (10) feet, a maximum width of twenty-four (24) feet, and shall be constructed as required by the City's Standards and Specifications for Construction of Improvements Manual. D. Driveways shall be spaced as required by Sections 33043-33044. E. No undivided driveway shall exceed thirty (30) feet in width at the property line nor have a street return radius less than (15) feet except as provided for in section 34021.C. No divided driveway shall exceed forty- five (45) feet in width at the property line nor have a street return radius less than fifteen (15) feet except as provided for in section 34021.C. F. All driveways shall approach the street at right angles to the pavement center line. 34022 Lot Numbering All lots are to be numbered consecutively within each block. Lot numbering may be cumulative throughout the subdivision if the numbering continues from block to block in a uniform manner that has been approved on an over-all preliminary plat. Any lot(s) being resubdivided shall be consecutively numbered beginning with the last available number in the existing block or subdivision. 34023 Lot Drainage Lot drainage shall be in conformance with the requirements of section 32000. 34030 Easements All existing and proposed easements, safety lanes, and rights-of-way shall be clearly indicated on the plat. The use of each easement or right-of-way shall be indicated. Each easement or right-of-way shall be described by: A. uniform width if it is contiguous with and parallel to a lot line B. bearing and distance references tied to one or more lot monuments The width and alignment of all easements or rights-of-way to be dedicated shall be approved by the grantee and shall be accompanied by a notarized statement of dedication on the plat Easements shall be established and dedicated for all utility apparatus, drainage facilities including detention areas, common access areas, and other public or quasi -public uses requiring dedication of property rights. 30000-33 34030 35000 UTILITIES 35010 Water System 35011 Water System Required Subdividers shall be responsible for providing an approved public water supply system consistent with the Comprehensive Plan. Where an approved public water supply or distribution main is within reasonable distance of the subdivi- sion as determined by the Commission but in no case less than one-half mile away and connection to the system is both possible and permissible, the subdi- vider shall be required to bear the cost of connecting the subdivision to such existing water supply. The subdivider shall, consistent with all existing ordi- nances, make a pro -rata contribution to funding of needed storage facilities, treatment facilities, and specific distribution lines as determined necessary by the City. Under extraordinary circumstances, these provisions may be varied with the approval of the Council and Commission. 35012 General Water System Design The design and construction of the public water system shall comply with regulations covering extension of public water systems adopted by the Texas Department of Health. Water systems shall be of sufficient size to furnish adequate domestic water supply to furnish fire protection and water services to all lots, and to conform with the Master Water Plan for the City. No main line extensions shall be less then eight (8) inches. All new water systems should be designed and constructed to operate on a gravity feed basis thereby eliminating the need for booster pumps or other similar devices. 35020 Sanitary Sewer System 35021 Sanitary Sewer System Required Subdividers shall be responsible for providing an approved public sanitary sewer system, consistent with the Comprehensive Plan, throughout the entire subdivision such that all lots, parcels, or tracts of land will be capable of connecting to the sanitary sewer system except as otherwise provided herein. Where an approved public sanitary sewer collection main or outfall line is within reasonable distance of the subdivision as determined by the Commis- sion, but in no case less than one-half mile away and connection to the system is both possible and permissible, the subdivider shall be required to bear the cost of connecting his subdivision to such existing sanitary sewer system. The design and construction of a public sanitary sewer adopted by the Texas Department of Health. Under extraordinary circumstances, these provisions may be varied with the approval of the Council and Commission. 35022 General Sanitary Sewer System Design All new public sanitary sewer systems shall be designed and constructed to operate on a gravity flow basis by taking advantage of natural topographic conditions and thereby reducing the need for lift stations and force mains. 30000-34 36000 MOM RURAL SUBDIVISION DESIGN STANDARDS 36010 Purpose The provisions of this section of these subdivision regulations are designed and intended to permit development of undeveloped agricultural land while pre- serving the rural character of the area until such time as development of a more intensive urban nature is appropriate and can be supported by the necessary public facilities and services. These design standards modify, and/or reinforce other requirements found throughout these regulations. By qualifying other particular requirements of these regulations, these Waal subdivision design standards insure minimum yet requisite conditions for establishing a low den- sity rural living environment while at the same time providing the necessary foundation upon which more intensive urban development can occur in the future. 36070 Applicability The requirements contained in this section of these subdivision regulations shall apply to all land within the jurisdictional limits of the regulations and which is outside the utility service area for water and/or wastewater services and for which the provision of these services will be accommodated throughout the use of individual, privately owned systems. 36030 Streets All streets within rural subdivisions shall be designed and constructed in accordance with the requirements for rural streets set forth in the City's Standards and Specifications for Construction of Improvements Manual. 36040 Blocks Blocks in rural subdivisions shall not exceed fifteen hundred (1500) feet in length and shall be designed so as to adequately accommodate two tiers of lots arranged back to back. 36050 Lots All lots in rural subdivisions shall: A. Be a minimum of one (1) acre in area; and B. Have a minimum width at the front property line of one hundred and twenty (120) feet; and C. Be designed so that all access is provided from a local street and in no case shall access be permitted from a major thoroughfare or street; state highway, farm to market road or ranch road; or numbered county road- way. 30000-35 At 37000 30000-36 36060 Easements In addition to all other easements required by these subdivision regulations, all rural subdivisions shall indicate on the final plat a ten (10) foot "Limits of No Access" easement along that portion of all property abutting a major thorough- fare or street; state highway, farm to market road or ranch road; or numbered county roadway. 36070 Utilities A. For all rural subdivisions where public water and/or wastewater utility services are not available, the City reserves the right to require the installa- tion of improvements required for non -rural subdivisions in accordance with the provisions of these subdivision regulations, when the extension of urban services to within one-quarter (1/4) mile of any portion of the subdivision is scheduled in the City's Capital Improvements Program to occur within five (5) years from the date of construction plat approval. B. For all rural subdivisions which are not to be served by a public water supply, the subdivider must show proof of a safe and adequate water supply. 36080 Additional Provisions In addition to any and all other provisions of these subdivision regulations, prior to any re -subdivision of a rural subdivision being approved by the City, the level of improvements and urban services required by these subdivision regulations for non -rural subdivisions shall be available to and satisfied by the re -subdivided property. LANDSCAPING AND BUFFERING 37010 Purpose A. For the purpose of providing for the orderly, safe, attractive and healthful development of land located within the community and pro- moting the health, safety and general welfare of the community, it is deemed necessary to establish requirements for the installation and mainte- nance of landscaping elements and other means of site improvements in developed properties. These provisions are exclusive of detached single family and two family residences, except as described in section 37030 A. The regulations contained herein are necessary to enhance the community's ecological, environmental and aesthetic qualities. 37010 B. Paved surfaces, automobiles, buildings and other improvements pro- duce increases in air temperatures, a problem especially noticeable in this southern region, whereas plants have the opposite effect through transpira- tion and the creation of shade. Likewise, impervious surfaces created by development generate greater water runoff causing problems from con- tamination, erosion and flooding. Preserving and improving the natural environment and maintaining a working ecological balance are of increas- ing concern. The fact that the use of landscape elements can contribute to the processes of air purification, oxygen regeneration, water absorption, water purification, and noise, glare and heat abatement as well as the preservation of the community's aesthetic qualities indicates that the use of landscape elements is of benefit to the health, welfare and general well being of the community and, therefore, it is proper that the use of such elements be required. C. The City of Georgetown experiences frequent droughts, therefore, it is a purpose of this section to encourage the use of drought resistant plants that do not consume large quantities of water. 37015 Applicability The requirements and standards for the installation and maintenance of land- scape elements and site improvements as set forth herein shall apply to all developments within the territorial jurisdiction of the City of Georgetown. except that exclusive of section 37030 A. these provisions shall not apply to one and two family residences. Furthermore, said requirements and standards shall not apply to any structure existing on the effective date of this chapter, except in the event of reconstruction. All other new development subject to these regulations shall be in full compliance with the provisions of this chapter. 37020 General Requirements A. Installation: All landscape materials shall be installed according to American Association of Nurserymen (AAN) standards. B. Maintenance: The subdivider or subsequent owners of the landscaped property, or the manager or agent of the owner, shall be responsible for the maintenance of all landscape areas. Said a eas shall be maintained so as to present a healthy, neat and orderly appearance at all times and shall be kept free of refuse and debris. All planted areas shall be provided with a readily available water supply and watered as necessary to ensure continuous healthy growth and development. Maintenance shall include the replacement of all dead plant material if that material was used to meet the requirements of this chapter. C. Planting criteria: 1. Trees. Trees shall be a minimum of six (6) feet in height when measured immediately after planting. Trees shall have an average mature crown greater than fifteen (15) feet Trees having an average 37020 mature crown less than fifteen (15) feet may be substituted by group- ing the same so as to create at maturity the equivalent of a fifteen -foot (15) crown if the drip line area is maintained. 2. Shrubs, vines and ground cover: Shrubs, vines and ground cover planted pursuant to this section shall be good, healthy nursery stock. Shrubs must be, at a minimum, a one -gallon container size. 3. Lawn grass: Grass areas should be planted in drought resistant species normally grown as permanent lawns, such as Bermuda, Zoysia, or Buffalo. Grass areas may be sodded, plugged, sprigged or seeded except that solid sod shall be used in swales or other areas subject to erosion. 4. Synthetic lawns or plants: Synthetic or artificial lawns or plants shall not be used in lieu of plant requirements in this section. 5. Architectural planters. The use of architectural planters may be permitted in fulfillment of landscape requirements. 6. Other: Any approved decorative aggregate or pervious brick pavers shall qualify for landscaping credit if contained in planting areas, but no credit shall be given for concrete or other impervious surfaces. D. Landscape Plan Requirements. Prior to preliminary plat approval, or detailed development plan approval if deferral of the plan is permitted, the subdivider shall submit and receive approval of a landscape plan demon- strating compliance with the landscape requirements contained herein. Plans shall show all dimensions, types of materials, width of bufferyards, size and spacing of vegetative materials, and plans for providing water to plants. The plans shall demonstrate that landscaping and buffering materi- als will: 1. abate objectionable noise, light, glare, visual clutter, dust, or loss of privacy, and 2. adequately accomplish the purpose for which they were intended. 37030 Required Landscape Installation A. A minimum percentage of the total lot area of property on which development, construction or reconstruction occurs after the effective date of this article shall be devoted to landscape development in accordance with the following schedule. These requirements shall not apply to the development, construction or reconstruction of single-family detached or two family residential structures except when such structures abut an arte- rial street 37030 Required Landscaping Schedule Land Use Landscaping Required 3 family structures 20 Multi -family structures 20 Office and professional uses 15 Commercial 10 Industrial or manufacturing 10 Exceptions to this chapter may be granted to require a lesser amount of landscaping, by the Commission, if the aesthetic, buffering and environ- mental intent of this chapter is met, and the reduction of the landscape area results in the preservation of a natural feature having comparable value to the reduced landscape requirements. B. The landscaping shall be placed upon that portion of a [tact or lot that is being developed. Fifty (50) percent of the required landscaping shall be installed between the front property lines and the building being con- structed. Undeveloped portions of a tract or lot shall not be considered landscaped, except as specifically approved by the Commission. C. Credit for trees. In order to reward the preservation of existing trees, 100% of the crown area of undisturbed existing trees shall be reduced from the landscape area requirements; provided that the area surrounding the tree is left undisturbed and that this area consists of at least 100 square feet but not less than 50% of the crown area , t D. Required plantings. For every 600 square feet of landscape area required by A above, one tree and four shrubs shall be planted E. Bufferyards shall be required between all lots and/or parcels. The extent of the required buffering within bufferyards is dependent upon the width of the bufferyard and the disparity between adjacent uses. The width of the required bufferyard may be reduced as the intensity of buffering increases. 1. Location of Bufferyards: Bufferyards shall be located on the side and rear lot lines of a parcel extending to the lot or parcel boundary line. Bufferyards shall not extend into or be located within any portion of an existing street right-of-way. 2. Determination of Bufferyard Requirements: To determine the type of bufferyard required between two adjacent parcels, the follow- ing procedure shall be followed: a. Identify the Land Use Class of the proposed use by referring to Table 37030. b. Identify the Land Use Class of each adjacent use by referring to Table 37030. tttt 37030 c. Determine the bufferyard requirements for those side and rear lot lines or portion thereof, on the subject parcel, by refer- ring to Table 37030. Existing plant material or fences may be counted as contributing to the total bufferyard requirement. The bufferyards specified are to be provided on each lot or parcel independent of adjoining bufferyards. The bufferyard requirements (Types A-E in Table 37030) are designed to permit and encourage variation in the widths of bufferyards and the number of plant units required per one hundred (100) linear feet of bufferyard. The requirements may be satisfied by any of the options of the appropriate type, indi- cated in Figure 37030, except that a fence shall be provided wherever a multi -family, commercial, or industrial property abuts a single family or two family residential lot. d. When a developed use is proposed adjacent to vacant land, the owners of the affected properties may submit a contractual agreement whereby the bufferyard for the developed use is re- duced or waived, provided that the owner of said vacant property agrees to develop at no greater intensity than the specified land use class; and if additional buffer is needed at a future point, it will be provided on the vacant land. e. Should a developed use increase in intensity from a given land use class to a higher one (e.g. Class III to Class Imo, the Commission shall, during the detailed development plan review process, determine if additional bufferyard is needed and if so to what extern and type in accordance with table 37030." TABLE 37030 Bufferyard Requirements LAND USE CLASS LAND USE I Agricultural Single Family Residences II 2 and 3 Family Residences Planned Unit Developments Non Commercial Recreational III Religious Institutions Educational Institutions Public Buildings Multi -family Residences IV Offices Service Establishments V General Retail Fstablishments Other Commercial Uses Research and Development Uses Wholesale and Warehousing Other Industrial Uses Parking Lots Arterial Streets 30000-40 37030 TABLE 37030 Bufferyard Requirements (Continued) Land Use Class Adjacent Existing Land Use Class 1 11 III IV V I • • . • EA II E A B C D EI E D A B C IV E D C A B V E D C B A *No bufferyard required ABufferyard required as per 37030 A REOVINED KANT AREQUIRM KAN: UNITS PM t00' Mrs FEA IM, A p ( . D.<1C..u. Tr«.� D.darou. &..n. j'.t D..w.. e1nn. 4 I ED PLANT was , WRs PFA 100' I REIXIPED RANT UNITS R'T 100' c� ..p..n. V `,1 I 4 � / 1 WUG.w�. T..« E. ( (\ w --- Q9 �Y� M 1pr.r slw0.\Ih1�f[}yL_. Ir Y R cxeRED RANTIM. W tarts PEA e..w s _ !V- C ((tft�-- �t{I� F.a.. O..I.AT. slave. Eo.p.m. ^ FIGURE 37030 •Mete see section 01030 A - O 1.g lot of .Met u.ulHm+nM. SUFFERYARD REOUIREMENTs 37030 F. Parking Lots. When parking lots are located between public streets and buildings, a type 'D' bufferyard as described in Figure 37030 shall be provided between the street and parking lot. To reduce the thermal impact of unshaded parking lots, trees shall be planted throughout parking lots so that no portion of the lot is more than 64 feet away from the trunk of a tree unless otherwise approved by the Commission. G. Replacement of Trees. Should a tree die or be removed for which credit has been obtained pursuant to the terms of this section, landscape development sufficient to equal the area credited shall be required. A small tree that will have a mature crown similar to the tree removed may be substituted if the planting area or pervious cover provided for the larger tree in section 37030.0 of this section is retained. 37040 Requirements for Fences Fences may be constructed in accordance with the following provisions: A. No fence along a common property boundary shall be greater than six (6) feet in height, excepting: 1. Fences not greater than 8 feet, as required to impede access to hazardous facilities including, but not limited to, electrical substations, swimming pools and chemical or equipment storage yards. 2. Fences not greater than 8 feet, where the slope of a line drawn perpendicular to the fence line averages twenty (20) percent or more on either side of the fence over a distance no less than 15 feet. 3. Fences not greater than 8 feet, where the fence forms a continu- ous perimeter around a subdivision and the design of said perimeter fence is approved by the Commission. B. Fences less than or equal to three (3) feet in height shall be allowed in front yards. C. No fence or other structure shall be located within twenty five (25) feet of the intersection of any rights of way. D. All fences shall be constructed to maintain structural integrity against natural forces such as wind, rain and temperature variations. WOMEN E 1911 40000 1 IMPROVEMENTS 41000 1 GENERAL PROVISIONS 41010 Requirements for Improvements All subdivision improvements shall be designed and installed in accordance with all of the elements of the Comprehensive Plan and shall meet the minimum require- ments established by these regulations and the City's Standards and Specifications for Construction of Improvements Manual. 41020 Type of Improvements Required In the absence of any provision to the contrary, the subdivider shall provide the following improvements, as approved in the construction plans, in conformance with the standards, specifications and requirements of these regulations: A. Streets; including alleys, bridges and street lighting; and B. Water system including water distribution lines, fire hydrants, valves and water towers; and C. Sanitary sewer system, including sanitary sewer lines, manholes, and lift stations; and D. Drainage system including drainage easements, channels, storm sewer lines and inlets, landscaping; and E. Park land; and F. Permanent monument markers. Utilities for electric and telephone service shall be installed in conformance with the terms and regulations of the provider of said utility. Gas and cable television service, when provided, shall be installed in conformance with the terms and regulations of the provider of said utility. 41030 Continuity of Improvements All improvements shall be designed and installed so as to provide for a logical system of utilities, drainage and streets and to create continuity of improvements for the development of adjacent properties. 41040 Improvement Plans Plans for the improvements required by this article shall be prepared and approved in accordance with the provisions contained in these regulations and as specifically herein set forth in sections 25000-25999. 40000-I 41050 40000-2 41050 Acceptance of Improvements During the course of installation and construcuon of the required improvements, Periodic the Director of Public Works or his designated representative shall make periodic inspections of the work to insure that all improvements comply with municipal requirements. Upon completion of installation and construction of all required improvements. the subdivide may seek acceptance of all public improvements by the city by submitting the required number of copies of "as -build plans and a' . Year city maintenancebysubmitting bond e an amount as specified at the time of final plat submittal. In addition, the subdivider shall Provide a statement signed by a Registered Profen" sional Engineer that all improvements have been installed and constructed in aceor- darce with the submitted "as -built" plans. 41060 Maintenance and Supervision Where a subdivision contains sewers, sewage treatment facilities, water supply r other physical facilities necessary systems, parks and grounds held in common, 0 maintained by an existing public agency, provi- or desirable for the welfare obenefit which f the area, or that are of common use or are not or cannot be satisfactorily proper and cion shall be made which is acceptable w ryis onyof such Council hfacilities. A COPY of continuous operation, maintenance, and supe the agreements providing for the proper and continuous operation, maintenan�� supervision of such facilities shall be presented to the Planning Departmentshall be approved as to form by the City Attorney at the time of final platting filed of record with the plat thereof. 41070 Extension of Water and Wastewater Utilities the timing and or The extension of n growth. wastewater City of Georgetown, shall review and approve direcr in tion of urban g of owth and approach mains consistent with the Bo ionsordhail goverrn theCi y in the revtiew, Lility lines and menial protection. 'Ilse following p approval, and installation of extensions of water and wast wal Improvements Pro - associated facilities that are not extended through grams; A. Definition of Approach Main. An Approach Main is the water and/or wastewater line(s), associated facilities and off-site improvements (as defined further below) required to extend service from the existing utility c System � property of an owner requesting utility service. An Apprary to oach the property extension in is an or addition w the basic Citysystem ovded dta� the Water and Waste, for which utility service is sought, p water Department of the City of Georgetown requires a minor line extension to complete the grid pattern of a subdivision when sufficient water capacwater ity is already available immediately adjacent to the subdivision boundary.mai�dl inshtances line extensions may not be considered an approaches or _iated facilities am where existing on-site or immediately adjacent lin the necessary water and/or not to be utilized a are not sufficient to proroach Main shall be required, unless wastewater service to the property. an APP service to the property will be accomplished by a minor line extension to complete the grid pattern as provided above. 41070 B. The following additional definitions are provided: 1. On Site Lines. On site lines are those water and wastewater lines on the site for which utility service is requested. 2. Water and Wastewater Lines. For the purpose of this ordinance, approach mains and on site lines include all necessary appurtenances of a water distribution and wastewater collection system including valves, man- holes, taps, air releases, diversions and all other equipment necessary to make a water distribution and wastewater collection system operable. 3. Associated Facilities and Off-site Improvements. Associated Facili- ties and Off-site improvements are those accompanying apparatus neces- sary to provide service to a tract. These include, but are not limited to, lift stations, force mains, pump stations, and storage tanks, and any additions to existing facilities which serves to increase their service delivery capability. 4. Oversized. a water/wastewater line or approach main facility is over- sized if it has the capacity of serving areas beyond the subdivision or property requesting utility service. 5. Outsized On -Site Lines. Outsized on-site lines are those water and wastewater lines larger than twelve (12) inches in diameter. C. Approach Main and Outsized On -Site Line Requirements. Requests for an approach main and/or outsized on-site lines as defined in this ordinance shall be approved only under the following conditions: 1. The project shall conform with all City requirements, specifications, and standards; and the plans shall be approved by the Director of Public Works. 2. The Director of Public Works shall certify at the time of the review of the subdivision, planned unit development, or other development that the utility system (including treatment plants) supporting such develop- ment has adequate capacity or will have adequate capacity upon the com- pletion of the approach mains and/or outsized on-site lines by the subdi- vider. Alternatively, such certification may be that the funds necessary for installation of such lines have been authorized and are available for the capital improvement projects necessary to provide the additional capacity for such development. Such alternative certification shall show that the additional capacity will be available prior to or at the time of connecting such development to the utility system. 3. The Council will review and approve all proposed approach main projects and all oversized line projects on or before preliminary plat or planned unit development approval D. Capital Improvement Programs and Master Plan Priorities. Capital Im- provement Programs and water and wastewater projects shall be installed only 40000-3 41070 in compliance with these regulations and with the approval of the Council. Such approval will be granted after the review by the Council of the existing schedule for other capital programs. Further, the Council shall evaluate such projects giving due consideration to the priorities established by the Capital Improvement Programs and Master Plans in existence at the time. E. Public Advertisement of Bids. Invitations to bid on those projects in which the City will participate in the cost shall be publicly advertised and awarded in the same manner as City projects. F. Lift Stations, Force Mains and Booster Stations. The use of lift stations, force mains and booster stations in association with water and wastewater approach mains and/or outsized on-site water and wastewater lines shall be limited to those projects which promote the growth management and environ- mental quality goals of the Comprehensive Plan of the City of Georgetown. Each project which employs lift stations, force mains and/or booster stations shall be evaluated for its consistency with such goals. G. Cost Sharing Provisions. Subdivisions requiring utility line extensions as defined in this ordinance shall be eligible for cost participation by the Water and Wastewater Department of the City of Georgetown if the approach main and/or on site lines have excess capacity, according to subdivision service requirements as determined by the Director of Public Works. Repayment for oversizing costs shall be financed as provided for in this section. For the purposes of this ordinance, water and wastewater lines twelve (12) inches in diameter and smaller will in no case be considered over -sized. H. Subsequent User Payments. Subdividers who use utility capacity made available as a result of an oversized water and/or wastewater approach main or on site line paid for under this ordinance shall reimburse the City, at the time the plat is recorded, an amount equal to the subdivider's pro rata share thereof. Such reimbursement will be based upon the number of living unit equivalents to be served or, in the absence of living units, on lineal front footage or other reasonable basis. If water or wastewater service is required for an individual lot or lots to be used for commercial, industrial or multi -family residential purposes, an additional subsequent user payment shall also be required. Such additional payment shall be required if the original pro rata share payment did nok include an actual living unit equivalent demand. However, no such pay- ments shall be required for subdivisions containing two (2) or less living unit equivalents. I. Calculating Oversize Cost Payments. All utility construction bids will be submitted in two ways; pipe size and fittings for oversize tine as specified by the City and 12" line. City will pay difference in low bid for pipe and fittings only. Payments will be paid following completion and acceptance of all water, wastewater, drainage and street installations by the City and recording of the associated subdivision plat. 40000-4 42000 • c ci PARK LAND DEDICATION 42010 Dedication of Public Park Land Required It shall be required that a subdivider of any residential subdivision within the City set aside and dedicate to the public sufficient and suitable lands within the subdivi- sion for the purpose of public park land or make an in -lieu financial contribution for the acquisition of such park land in accordance with the provisions of this section and these regulations generally. Those subdivisions having received pre- liminary plat approval prior to the effective date of this ordinance shall be exempt from the requirements of this section except that the expiration of either the preliminary or final plat shall void this exemption. It shall be at the option of the Council upon recommendation of the Commission whether to accept dedication of public park land or payment of an in -lieu fee as provided by these regulations. However, such alternative shall be available and exercised by the Council at its option only if the total population projected for the proposed subdivision, com- puted in accordance with the formula contained herein, is less than two thousand (2000) persons. 42020 Formula for Calculating Area of Park Land A. The acreage to be contributed prior to the final approval by the Council of any residential subdivision plat shall be determined by the following formula: I acres x each 1,000 persons projected to occupy the fully developed sub- division = Amount of land to be contributed t WHICH IS .001 acres x number of persons per dwelling unit x number dwelling units projected for subdivision = Amount of land to be contributed B. The number of persons per unit shall be based on data compiled by the City and shall be reviewed and adjusted as necessary. The following figures repre- sent the average number of persons per unit by current density categories, and shall be used to calculate park land dedication: Density in Dwelling Units Per Gross Acre of Residential Land Area From 0 to 6 Over 6 to 12 Over 12 Esumated Number of Persons Per Dwelling Unit 2.9 2.2 1.9 C. The maximum allowable density, as indicated on the approved plat shall be used to determine the park land dedication requirement. Failure to develop to that approved density shall not entitle the owners of the property to a reim- bursement of lands or fees. 40000-5 42020 Standards for the number of persons per dwelling unit shall be based upon the most recent Federal Census information available. 42030 Fee Payment In -lieu of Pads Land Dedication A. Where the formula set forth in Section 42020 of these regulations indicates that less than two thousand (2000) persons will eventually occupy the subdivision as reflected in the submitted preliminary plat, the Commission shall review the plans for the proposed development and recommend whether to either accept dedication of land for a public park, or require an in -lieu fee payment This recommendation shall be forwarded to the Council for their consideration and the Council shall make the final determination on the matter. B. When a fee in -lieu of a land contribution is permitted the amount of fee shall be determined at the time of final platting, according to the following formula Fair market value of land per acre x Amount of land required to be dedicated according to subsections (a) and (b) of Section 42020 of these regulations = Fee in -lieu of land dedication. The subdivider shall tender and pay over to the City a cashier's check for said fee immediately prior to recordation of the final plat. The following proce- dures and conditions shall be complied with in determining the amount of the in -lieu payment: 1. The fair market value of the land shall be determined no more than six (6) months before submission of the final plat to the City Council. 2. The representative cash value of the land that would otherwise be required to be dedicated shall be the full and fair market value of the raw land plus a proportionate share of those incidental costs as defined in Section 42070 of these regulations which would be attached to a subdi- vider in those cases where land itself was given. Such value shall be determined by averaging the value of all residential acreage in the prelimi- nary plat 3. The fair market value shall be determined by negotiations between the subdivider and the City. If negotiations have failed to reach agreement by the time the final plat is submitted, then within five (5) days an Appraisal Board, whose appraisal shall be final and binding on both parties, shall be appointed to determine the fair market value. The Appraisal Board shall consist of three qualified real estate appraisers, one selected by the City, one selected by the subdivider, and one selected by the chosen appraisers. The appraisers' fees shall be paid jointly by the City and the subdivider. Within ten (10) days, the Appraisal Board shall tender a report of the fair market value of the land as of the date the Appraisal Board was appointed. 42040 42040 Reservation of Future Park Land At the discretion of the City Council, upon recommendation of the Planning Commission, a subdivider may dedicate more land than would be required by the formulas herein set out and receive a written credit against future mandatory public park land dedications. Where a subdivider dedicates land against future require- ments the development which is thereby relieved of all or part of its mandatory park land dedication requirement must be in the same general area as that served by the dedicated credit land, such general area to be at the City's sole determination. The credit shall attach to the relieved land and remain with the relieved land, regardless of change in ownership thereof. 42050 Subdivision Changes In the event a subdivider deviates from the approved preliminary plat in final platting thereby increasing the density of population over the earlier population density estimates made under this article, or where the use of property is changed from a non-residential use to a residential use, the owner or subdivider shall be obligated to provide additional land or fee to compensate for the increase in population prior to the City issuing a building permit or occupancy permit. 42060 Final Platting of a Portion of an Approved Preliminary Plat Whenever a subdivider applies for approval of a final plat which contains only a portion of the land encompassed in the approved preliminary plat, the subdivider shall be responsible for making a proportional dedication of park land or financial contribution as required, which is proportional to the population expected to reside in the area of the final plat The conditions of such allowances shall be in the form and manner prescribed and approved by the Council. 42070 Design Standards for Park Land Any land to be dedicated to meet the requirements of these regulations shall be reasonably located and adaptable for use as an active neighborhood public park and recreation facility. The Commission shall make recommendations to the Council concerning the suitability of proposed park land. The shape of the parcel or tract of land to be dedicated should be appropriate for public parks and recreation purposes. All such park land shall be designed and located so as to satisfy the following general requirements: A. The dedicated land should form a single parcel or tract of land at least two (2) acres in size unless it is determined that a smaller tract would be in the public interest, or that additional contiguous land will be reasonably available for dedication to or purchase by the City. B. Public access to public park land delineated on a preliminary plat shall be ensured by provision of at least fifty (50) feet of street frontage, in a manner satisfactory to the City. At the time the land abutting the delineated areas is developed, the subdivider of such abutting land shall furnish and pay for 40000-7 42070 paving all abutting street frontage and shall provide water and sewer access to the boundary of one side of the delineated area to meet minimum requirements of these regulations. C. The land to be dedicated to meet the requirements of these regulations should be suitable for public parks and recreation activities. (in that regard fifty percent (50%) of the dedicated land area should not exceed five percent (5%) grade.) The Comprehensive Plan for the city shall be considered when evaluating land proposals for dedication. D. Any disturbed park land shall be restored and the soil stabilized by vegetative cover by the developer. E. Areas within the 100 year flood plain may be dedicated in fulfillment of the dedication requirement subject to the following additional restrictions: 1. areas in the 100 year flood plain may constitute up to fifty (50) percent of the requirement of land dedication provided that adjoining land within the 25 year flood plain is also dedicated, but that such land in the 25 year flood plain shall not be credited towards the requirement of land dedica- tion or payment of fees. However, the Commission may permit the area within the 100 floodplain to constitute up to 100 percent of the park land dedication requirement if, in its opinion the dedication of the land furthers the goals and objectives of the parks and open space portion of the Com- prehensive Plan. The Commission shall specify findings justifying said action. 2. That such area shall meet any additional standards specified in the park land design standards pertaining to the dedication of the 100 year flood plain. F. In the case of areas that are mapped on the Critical Areas Map maintained by the Planning Department, the City may, at its discretion, waive these standards subject to the following limitations: 1. That such areas shall provide recreational or educational opportunities for the surrounding community. 2. That such areas shall be given a 50 percent credit against the require- ment of land dedication or payment of fees. 3. That such areas shall meet any additional standards specified in the park land design standards pertaining to the dedication of Critical Areas. The Parks and Recreation Committee shall make recommendations based upon the park land design standards and the provisions contained herein, to the Planning Department concerning the amount and location of park land, credit for private park land and/or facilities, credit for land in the 100 year flood plain, credit for areas mapped on the Critical Areas map, and fees in lieu of parkland dedication. 40000-8 42080 G. The location of park land may be required at the edge of a subdivision so that additional land may be added at such time as adjacent land is subdivided or acquired for public use. Otherwise a centralized location is preferred. 42080 Private Park Land Credit Where areas and facilities for park and recreational purposes are to be provided in a proposed subdivision and where such areas and facilities are to be privately owned and maintained by the future residents of the subdivision, up to fifty (50) percent credit may, at the discretion of the City, be given against the requirement of land dedication or payment of fees -in -lieu thereof if the following standards are met: A. That yards, court areas, setbacks,and other open areas required by City regulations shall not be included in the computation of such private open space; B. That the private ownership and maintenance of such areas and facilities are adequately provided for by recorded written agreement, conveyance, or re- strictions; C. That the use of such areas and facilities are restricted for park and recreational purposes by a recorded covenant, which runs with the land in favor of the future owners of property and which cannot be defeated or eliminated without the consent of the City or it successor, D. That such areas and facilities are reasonably similar to what would be required to meet public park and recreational needs, taking into consideration such factors as size, shape, topography, geology, access, and location; 't. E. That such areas and facilities for which credit is given shall include improvements for the basic needs of a local park. These improvements shall include one or more of the following: children's play areas, picnic areas, game court areas, turf play fields, swimming pools, recreational buildings, trails (walkways or bike trails), and landscaped sitting areas. 42090 Park Fund Established A. A separate fund to be deposited at the highest interest rate permitted by law to be entitled "Park Fund" shall be and is hereby created and the money paid by owners, subdividers, and applicants at final approval of subdivision plats in lieu of the dedication of land and interest thereon, shall be held in said fund in trust to be used solely and exclusively for the purpose of purchasing public park and recreational land in the general area in which the subdivision is located. B. At such time as the City Council, based upon the recommendations of the Parks Commission, determines that there are sufficient funds derived from a certain area in the Park Fund to purchase usable park land, the Council shall cause negotiations to be undertaken to purchase the site by mutual agreement or by condemnation proceedings. In making such determination for the pur- chase of said site, the conditions of Section 42070 above shall be taken into consideration. The principal and interest deposited and kept in the Park Fund 40000-9 shall be used solely for the purpose of purchasing land for public park and recreation uses, and shall never be used for improving, maintaining or operat- ing public park facilities, or for any other purpose. Any funds paid in lieu of. the park land dedication requirements must be expended by the City within five (5) years from the date received. If not so expended, the owners of the property on the last day of such period shall be entitled to a pro rata refund, computed on a square footage of area basis. The owners of such property must request such refund within one (1) year of the entitlement, in writing, or such right shall be waived. Said refunds shall be paid within 60 days of the filing of the request with the City Secretary. 42100 Method of Dedicating Park Land Land accepted for dedication under the requirements of these regulations shall be conveyed by either of the following methods: A. By dedication within the plat to be filed for record in the office of the County Clerk of Williamson County, Texas; or B. By warranty deed transferring the property in fee simple to the City of Georgetown, Texas In any event, land must be free and clear of any mortgages or liens at the time of such dedication or conveyance. 50000 MUNICIPAL UTILITY DISTRICTS 50010 General Requirements The following requirements for information and a review process for petition for the creation of Municipal Utility Districts (MUD'S) shall be required for all pro- posed MUD's within the City's Jurisdiction. 50011 Pre -application Review The applicant for the creation and development of a MUD may, at his sole discre- tion, arrange for a pre -application review of the proposed MUD. This optional process is encouraged to enhance communications between the applicant and the City and to promote a cooperative environment prior to significant planning and investment on the part of the applicant The following pre -application review process is strongly recommended: A. For a period beginning at least sixty (60) days prior to the submission of a petition for creation of a MUD, the applicant should confer with the City Man- ager, the Directors of Public Works, Planning, and Finance concerning the purpose of the district, the conceptual design of water and wastewater facilities and lines, land use and transportation plans, and tentative construction sched- ules. The purpose of this review period shall be for the City to receive and review the documents required by this ordinance and provide an opportunity for the City and applicant to identify and resolve differences prior to submis- sion of the petition and the statutory 90 day review period. The pre - application review should be initiated by a letter to the City Manager officially requesting a pre -application review meeting. The applicant should submit the materials listed in section 50013. B. Prior to the submission of a petition, the applicant shall confer with the School District(s) having jurisdiction in the area of the Utility District. A let- ter from the School District to the applicant stating the date of such conference and any coordination as required by the School Districts shall be provided the City by the applicant at the time a petition is filed. The City Manager may, subject to confirmation of the Council, waive in writing any of the submittal requirements of section 50013 when it is found that a require- ment would not materially affect the City's ability to evaluate the MUD proposal. 50012 Petition Submitted by Applicant The applicant shall file the petition for creation and one (1) copy of the documents listed below with the City Secretary. Upon receipt of such petition, the City Secretary shall immediately inform the Council and Chairperson of the Commis- sion of such filing. Such notification by the City Secretary to the Chairperson of the Commission shall include the appropriate date for the beginning of such Commission's respective review process. Concurrently, the applicant shall also submit thirty (30) copies of the petition and other documents required by the State in a creation petition to the City Manager. The City Manager, or his designee, 50000-1 50012 shall be responsible for all formal staff contact with the applicant and shall coordi- nate the staff's and Commission's review process. 50013 Petition Submittal Requirements The applicant shall file thirty (30) copies of the following documents with the City Manager concurrent with the letter to the City petitioning the City for creation of the proposed MUD. A. A Market Study prepared in conformance with State standards; B. A preliminary Engineering Report, containing the items required by the rules of the Texas Water Commission, and in particular, a description of the area, land use plan, existing and projected populations, tentative cost estimates of the proposed improvements, projected tax rate and water and sewer rates, investigation and evaluation of the availability of comparable services from other systems and bond issue requirements; C. Environmental maps of the district as a scale of one (1) inch to five hundred (500) feet. These shall include: 1. Contour intervals of 10 feet or less 2. Delineation of all areas sloping 1% or less; 2% to 15%; 16% to 25%; 25% or more 3. All aquifer recharge features to include the following: sinkholes, cracks, fractures, or fissures on the surface rock, water courses or drainage ways which have recharge structures within them 4. 100 year flood plain and floodway S. All trees 50 feet or taller and all trees with a caliper of 30 inches or greater 6. The habitat of endangered or threatened species of fauna or flora 7. Soils with high shrink -swell ratios, soils that are easilv eroded, and soils that are classified as prime agricultural by the Texas Department of Agriculture or the United States Department of Agriculture 8. Wetlands 9. Archeological sites 10. Man-made structures over 75 years old D. Land Use Map(s) at a scale of one (1) inch to 500 feet. These shall include: 1. The location of all existing and proposed major streets 50000-2 50013 2. Land use categories using the same categories as shown on the Com- prehensive Plan's Future Land Use Plan, and 3. School sites, fire stations, recreational buildings 4. Parks and the parks' uses 5. The acreage of each land use 6. The number of units per acre for each residential land use category 7. The number of residential units for each residential land use category E. Environmental Impact Statement. A description of how the proposed land use plan relates to: 1. the environmental constraints in the District; and 2. the Comprehensive Plan's Growth and Fiscal Development Goals, Objectives and Policies F. Transportation Impact Statement 1. A description of the number of average daily trips (ADT) that will be generated and/or attracted to the Utility District and a delineation on a map of the ADT on the existing roadway system within one mile of the Utility District. r 2. A statement and justification (including calculations) as to whether the existing roadway system within Georgetown and its extraterritorial Ju- risdiction has the capacity to carry the Utility Districts' traffic or not. 3. A description of the Utility Districts' transportation plan and its impact in relation to the Comprehensive Plan. G. Proposed utility service maps showing all water and wastewater facilities and lines, excluding laterals. H. Drainage maps showing pre -construction and post construction run-off rates and proposed detention and filtration pond sizings and locations I. Proposed consent ordinance J. Proposed consent agreement K. Proposed Utility Agreement if contract bonds with the City for City serv- ices are sought by the district L. Proposed construction participation agreements for any facilities the dis- trict plans to construct or use in participation with any other district or entity 50000-3 50013 M. Proposed solid waste management plan N. Annexation Impact Statements 1. The applicant shall provide a document comparing the relationship of the indebtedness of the District to construction plans for water and waste- water lines and facilities and to the tax base or value of taxable develop- ment at one (1), three (3), five (5), and ten (10) years from the formation of the Utility District. 2. The application shall describe how fire and police protection will be provided five (5) years and ten (10) years from the creation of the district 3. The applicant shall depict on a 1"=500' map any proposed future dis-trict annexations or future service areas outside of the initial district boundaries O. Justification statement. The applicant shall justify the creation of the Utility District. The Justification Statement shall include the following issues: 1. The probability of the City of Georgetown providing water and wastewater service to the area proposed to be a Utility District within the next three (3) years 2. Job creation and economic base development for the citizens of Georgetown by the district 3. Improving the city's ability to participate in providing adequate and safe utilities to the district and to properties within one half mile of the district 4. The district development's conformance to the Comprehensive plan 5. The economic viability of the district shown in the same manner as required by the state 6. The costs of utilities to users of the district's facilities related to the cost of utilities for users of Georgetown's utilities. The utility rates or taxes used to pay those facilities costs of the City and of the district shall be compared. 50020 Review Process 50021 Staff Review A. The City Manager, or his designee, shall immediately distribute copies of the submitted items to the appropriate departments and the members of the Commission through the Planning Department 50000-4 50021 B. The Planning Commission shall have an initial review of the petition with the staff and the applicant at a meeting scheduled within twenty (20) days of the initial filing. The members of the Planning Commission shall receive their copies of all submitted items from the City Manager, or his designee within ten (10) days of such filing. C. Each reviewing department shall review and comment on the following aspects of the proposed district: 1. City Attorney - compliance with the Texas Water Code and City policies, standards, procedures, formats, contracts, agreements, and resolu- tions. 2. Public Works - engineering aspects; solid waste management service systems and option; environmental impact; drainage; treatment and dis- posal of wastewater as it relates to water quality; urban ntn-off as it relates to water quality; utility construction timing; street and roadway standards and location; drainage; solid waste sites. 3. Finance - fiscal aspects with consultation from Public Works, Police, Fire, Engineering and Planning 4. Planning - Requisite comprehensive plan amendments; transportation planning; environmental impact; Land Use Plan as it relates to: a) City Code, b) The Muter Plan; impact of proposed creation on annexation plans; park and school needs t 5. Fire - fire station sites, if any, and fire protection 6. Police - Police protection and police sub -stations, if any D. The departments shall submit their final reports on the above areas to the City Manager within thirty (30) days from the date of the filing of a peri -tion for creation of a utility district with the City Secretary. During this period of Lime, the City Manager shall assist the applicant in setting up meetings with appropriate staff to discuss the petition and shall seek to resolve differences. The City Manager shall compile and coordinate comments into a single staff report including any changes in the original submittal agreed to by the appli- cant Al the end of the staff review period, the City Manager shall forward complete copies of the compiled staff reports, and any agreements with the applicant to each department, and each member of the Commission. 50022 Commission Review Process. A. Commission shall have a twenty-five (25) day review period for petitions for the creation of utility districts. B. Comprehensive Plan amendments shall be reviewed concurrently with pe- titions. 50000-5 OWN C. The recommendation of the Commission shall be forwarded to the City Manager not less than thirty (30) days before the end of the review period. The City Manager shall then compile all Commission recommendations and all staff recommendations in a single binding, and forward them to the Mayor, each member of the Council, the City Secretary, the Commission, and the applicant. Copies shall be available to the public at all times. 50023 Review and Action A. The City Attorney shall prepare the final consent ordinance, agreements and contracts, and provide them in writing to the Council, the public and the applicant at least ten (10) days prior to the public hearing. Any proposed amendments and/or the public hearing. Any proposed amendments and/or re- visions to such ordinance shall be submitted to the City Attorney who shall prepare such amendments and/or revisions to such ordinance, agreements and contracts, and provide them in writing to the Council, City Secretary, the public, and the applicant at least three (3) days prior to the final Council action. B. The City Manager shall place the proposal on the Council Agenda for posting of the public hearing and action no later than the next to the last regularly scheduled meeting of the Council during this review period. 50030 Out of District Service Requests Petitions for out of district service for a Utility District shall be reviewed by the staff and Commission prior to Council action. The request shall be filed with the City Secretary. Upon receipt of the filed request, the City Secretary shall immedi- ately inform the Council and Chairperson of the Commission, and the City Man- ager. The recommendations of the staff and Commission shall be forwarded to the Council for consideration within thirty (30) days of such filing. 50040 Fees Applicants for review shall pay fees in accordance with a fee schedule as adopted by the City. 50050 :District Creation This policy relating to the political subdivisions created pursuant to Article III, Section 52 of the Texas Constitution or Article XVI, Section 59 of the Texas Constitution, is adopted pursuant to the applicable provisions of the Texas Water Code and the Texas Municipal Annexation Act of the State of Texas, to be equit- ably applied to all petitioners for new Utility Districts within the City's Extra - Territorial Jurisdiction. 50051 Qualifications for Consent Basic Qualifications for Consent to the creation of a Utility District including but not limited to Municipal Utility Districts (MUD), Water Control and Improve- ments Districts (WCID), and Fresh Water Supply districts (FWSD) are as follows: GYIIIIII1ISQ 50051 A. The economic viability of the district must be shown in the same manner as required by the State. B. The consent resolution and agreement must reflect and conform to, all the applicable stipulations of this policy. C. The Council must determine that the district is not likely to be annexed by the City or be served by City water and wastewater within three (3) years. Such determination shall not be binding on the City, however. D. When the Council receives a petition for creation of a Utility District within the City's Extra -Territorial Jurisdiction, it shall be evaluated for confor- mance with the Comprehensive Plan, the impacts of the District and the policy set forth herein. E. Bonding of Improvements shall be reviewed and is subject to approval by the City. 50052 Additional Requirements and Policy Statement The City shall require the following of all Utility Districts, and these requirements shall be stipulated by the appropriate set of consent resolutions and agreements. A. All development activities within the district shall conform to all City of Georgetown ordinance requirements in existence on the date of approval of the creation petition by the Council B. All development construction by the district or the developers must be done in accordance with the City of Georgetown standards for similar facilities and copies of plans and specifications must be approved by the City before construction begins. C. All planning, designs, and construction of drainage facilities and other facilities and/or features pertinent to drainage shall be done in accordance with City Code. Drainage plans must be approved by the Director of Public Works prior to land development. D. The City shall have the right to inspect all facilities of the district at any time during construction. Final approval by the City must be obtained by the applicant before additional construction in the district can begin. F. Before the Utility District issues bid invitations for its bonds, the Council shall have the right of review of all bond issues and sales, including bond prices, interest rates, and redemption premiums, and copies of all documents submitted to State agencies shall be concurrently submitted to the City for conformance with the consent agreement G. The district shall prepare for and submit to the City annual reports on the status of construction and bond sales. 50000-7 50052 H. The district shall not furnish water or wastewater service to any tract of land unless the Commission has approved a subdivision plat covering such tract of land and such plat has been recorded in the deed records of the appropriate. County. The Commission will not be required to approve any subdivision within a Utility District which does not conform to the provisions of the consent agreement. I. The district shall not provide service outside its boundaries unless approval is obtained from the Council. If such permission is granted, no bond funds shall be expended or indebtedness incurred to provide such service without approval of the Council. I- The City shall review and approve the adequacy, type and construction of all roadways in the Utility District K. No land within the Utility District shall be allowed at any time in the future, to incorporate, join in an incorporation, or be annexed into any incor- porated city other than the City of Georgetown without the prior approval of the City of Georgetown. L. No land may be annexed to or acquired by a district without the approval of the Council. M. Right-of-way, public park land, utility and drainage easements and all other appropriate lands and easements shall be properly dedicated to the public, by the district and its ultimate successor. N. Any wastewater treatment plant constructed in whole or in part with bond proceeds under this policy, shall not discharge over the Edwards Aquifer recharge zone, the boundaries of which shall be determined by the Council, based on competent scientific data. Any wastewater treatment plant con- structed in whole or in part with bond proceeds under this policy must be reviewed and approved by the Council prior to the issuance of the State permit or any amendment thereto if it is to discharge instead of irrigate. 50000-8 60000 1 ADMINISTRATION 60010 General Administration For all subdivisions of land within the scope of these subdivision regulations, a plat of the subdivision shall be prepared and submitted to the Commission and Council for their approval or disapproval as provided for in these regulations. 60020 Planning Department Responsibilities The Planning Department, as directed by the Director of the Division of Develop- ment and Planning shall administer the provisions of these regulations and in furtherance of such authority, said department shall: A. Maintain permanent and current records with respect to these regulations, including amendments thereto; and B. Receive and file all sketch plans, preliminary plats, and final plats, together with applications therefore; and C. Forward copies of the preliminary plat to other appropriate governmental agencies and departments and public utilities for their report and recommenda- tions, when such report and recommendations are necessary or desirable; and D. Review all preliminary plats to determine whether such plats comply with these regulations and review all final plats to determine whether they comply with the preliminary plat and these regulations; and E. Forward plans and plats to the Commission as required by these regula- tions, together with its recommendations thereon; and F. Forward plans and plats to the Council, together with its recommenda- tions; and G. Make such other determinations and decisions as may be required of the department by these regulations or by the Commission or by the Council 60030 Interpretation of Provisions In the interpretation and application of the provision of these subdivision regula- tions the following regulations shall govern: A. In their interpretation and application, the provisions of these regulations shall be regarded as minimum requirements for the protection of the public health, safety, comfort, convenience, prosperity and welfare. These regula- tions shall be regarded as remedial and shall be liberally construed to further its underlying purposes. Si1I1I0I11.l B. Whenever both a provision of these subdivision regulations and any other provision of these Subdivision Regulations or any provision in any other law, ordinance, resolution, rule or regulation of any kind contains any restrictions covering any of the same subject matter, whichever restrictions are more restrictive or impose higher standards or requirements shall govem. C. Where there arises a question concerning the meaning or intent of a provision of these regulations, the Director is hereby implored to render a written decision setting forth the exact manner in which said provision shall be interpreted and administered. In the event exception is taken by any interested party to such a decision the matter shall be appealed to the Commission, whose decision shall be final. D. Any written decision issued under letter (C) above shall be attached to and made a part of these subdivision regulations until rescinded by amendment of these subdivision regulations as provided for herein. 60040 Consistency with the Comprehensive Plan All subdivision plats and development plans shall conform to the Comprehensive Plan for the community and be consistent with all of the elements thereof. Where the proposed plat or plan is at variance with one or more of the elements of the Comprehensive Plan the subdivider may petition the City for amendment to the particular element or elements of the Comprehensive Plan either prior to or concur- rent with submitting a request for final plat or development plan approval. Incon- sistency with the provisions of the Comprehensive Plan shall be grounds for disap- proval of the plat or plan by the City. 60050 Consistency with the Zoning Ordinance All development projects within the Corporate Limits of the City shall be in conformance with the City's Zoning Ordinance and Map. Where the proposed subdivision plat or development plan requires a zoning classification or approval other than that currently applying to the property to be developed, the subdivider shall make appropriate application to secure the necessary zoning classification or approval such that the proposed development would comply with the City's Zoning Ordinance and Map. Any subdivision plat or development plan that does not have the proper zoning classification or approvals shall be denied by the City. 60060 Annexation Requirement At the time of preliminary plat submittal the subdivider shall file a request for voluntary annexation to the City of Georgetown, Texas for any subdivision or development which will impact the City and have effect on any of the following: A. City utilities (including water, sewer & electricity) B. City services (including Police, Fire, Sanitation, emergency services) C. City Park and Recreation facilities 60000-2 D. City's storm drainage system E. Georgetown Independent School district F. Other City facilities (including Library, Streets, Hospital, etc.) Such request for voluntary annexation shall not be limited in its time of duration and the Council upon recommendation of the Commission shall determine if and when such property will be annexed to the City. 60070 Variances Whenever a tract to be subdivided is of such unusual size or shape or is surrounded by development of such unusual conditions that the strict application of the require- ment contained in these regulations would result in substantial hardship or inequity, the Commission may vary or modify, except as otherwise indicated, such require- ment of design as provided for herein, but not of procedure or improvements, so that the subdivider may develop his property in a reasonable manner, but so that, at the same time, the public welfare and interests of the City are protected and the general intent and spirit of these regulations are preserved in accordance with the following provisions: A. Where a variance from the design requirements of these subdivision regu- lations is requested: 1. the Commission may approve and the Council may ratify variances to the design standards for a. lot width b. lot depth c. lot orientation d. building setback lines e. block length f. parking g. park design standards and such variance(s), if granted, shall also be considered to be a modifica- tion of the zoning regulations applicable to the specified property within such subdivision; or 2. and would constitute a major departure from the applicable provisions of the Zoning Ordinance for such features as: lot size, height of structures, land use, etc., such variance request shall be considered by the Commis- sion or Board of Adjustment, whichever has jurisdiction, in accordance with their powers and procedures as set forth in the Zoning Ordinance and their decision shall be final; ITMIJ B. Such modification may be granted upon written request of the subdivider stating the reason for each modification and each modification may be ap- proved by four-fifths (4/5) vote of the regular full membership of the Com- mission, subject to the acceptance of the plat and the dedications thereon by the Council. 60080 Conditions for Issuing a Building Permit No building permit shall be issued for any new structure or change, improvement or alteration of any existing structure, on any lot or tract of land and no municipal utility service will be furnished to such lot or tract which does not comply with all of the provisions of these regulations and all applicable elements of the Compre- hensive Plan. G.11 •Z177a��1 To defray the costs of administering these regulations the applicant seeking subdivi- sion plat or development plan approval shall pay to the City at the time of application submittal the prescribed fees as set forth in the current administrative fee schedule approved by the Council and on file in the office of Director of the Division of Finance and Administration. 60100 Amendment The Council may, from time to time, adopt, amend and make public rules and regulations for the administration of these regulations upon recommendation of the Commission to the end that the public is informed and that approval of plats is expedited. These regulations may be enlarged or amended by the Council after public hearing, due notice of which shall be given as required by law. 60110 Violation Except as otherwise provided for in these subdivision regulations it shall be unlaw- ful for any person, firm or corporation to sell to any other person, firm or corporation any lot, parcel, tract or block of land to be used for other than agricul- tural purposes, regardless of the size or shape of said lot, parcel, tract or block, unless such lot, parcel, tract or block of land conforms with these regulations, provided however, that for all deeds filed of record prior to May 11, 1977, it shall be lawful to convey title to the total area described in each of said deeds. 60120 Penalty Any person or persons, fum or corporation, who shall violate any of the provisions of this article, or shall fail to comply therewith, or with any of the requirements thereof, shall be deemed guilty of an offense and shall be liable for a fine not to 60000-4 60120 exceed the sum of two hundred dollars ($200.00) including costs. Each day violation shalt be permitted to exist shall constitute a separate offense. In addition to the other remedies provided herein, the City may institute any proper action or proceedings to enforce the provisions of this article. 60130 Separability of Provisions If any section, clause, paragraph, provision, or portion of these regulations shall be held invalid or unconstitutional by any court of competent jurisdiction, such hold- ing shall not affect any other section, clause, paragraph, provision, or portion of these regulations. 60140 Repeal All ordinances or parts of ordinances in conflict herewith are hereby repealed to the extent that such conflict exists. 60000-5 70000 DEFINITIONS For the purpose of these regulations certain terms and words used herein shall be used, interpreted, and defined as set forth in this section. A. Unless the context clearly indicates to the contrary: 1. words used in the present tense include the future tense 2. words used in the plural number include the singular, and words in the singular include the plural 3. the word shall is always mandatory 4, the word herein means in these regulations 5. the word regulations mean these regulations 6. the word his shall include the word her 7. the word person includes a corporation, a partnership and an incor- porated association of persons such as a club 8. a building includes a structure 9. a building includes any part thereof t 10. the words used or occupied as applied to any land or building shall be construed to include the words intended, arranged, or designed to be used or occupied B. For the purpose of these regulations, certain terms herein are defined as follows: Access A way of approaching or entering a property. Accessway A paved area intended to provide ingress and egress of vehicular traffic from a public right-of-way to an off-street parking area or loading area. Adjacent Abutting and directly connected to or bordering. Alley A minor right-of-way, dedicated to public use, which gives a secondary means of vehicular access to the back or side of properties otherwise abutting a street, and which may be used for public utility purposes. Applicant A person applying for plan approval under these regulations. Appraisal Board Board established by section 42030.B3, to determine land values. 70000-1 As -Built -Plans I A set of certified construction plans specifying how the public improvements re- 70000-2 quired for the subdivision were actually constructed. Aitendant Either materials needed to address the specific requirements of this ordinance which Documents are not shown on plats or plans, or any information which the subdivider feels necessary to explain the submittal. Bicycle Lane That portion of a roadway set aside and appropriately designated for the use of bicycles and classified as Class II or III Bikeways. Bicycle Path A paved surface facility for bicycle travel physically separated from other vehicular traffic and classified as a Class I bikeway. Block A parcel of land, intended to be used for urban purposes, which is entirely sur- rounded by public streets, highways, railroad right-of-way, public walks, parks or greenstrips, rural land, drainage channels, or a combination thereof. Bluff An abrupt vertical change in topography of more than 40 feet with an average slope steeper than 4 feet of verticle change for each foot of horizontal change. 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 Governing Body. Building Line or A line or lines designating the interior limit of the area of a lot between said line Setback Line and the corresponding line within which area structures may not be erected. The building lines generally provide the boundaries of the buildable area of any given IOL Building Permit Permit issued by the City of Georgetown which is required prior to commencing construction or reconstruction of any structure. Buffer A barrier constructed of wood, masonry, vegetation, and/or other landscape mate- rial in such a manner that adjacent uses will be separated to such a degree that objectionable noise, heat, glare, visual clutter, dust, loss of privacy, air circulation, and other negative externalities shall be abated. Bufferyard A land area used to separate one use from another or to shield, reduce or block noise, -lights, or other nuisances. Buffer yards may be required to include fences, walls, berms, as well as shrubs and trees. Buffer Strip A band of land established to protect one type of land use from the adverse effects of another incompatible use. Caliper Diameter at four (4) feet above natural grade. Catchment Area The area, defined by topographic relief, which drains to a point recharge, or critical environmental feature. Cave A natural underground cavity, recess, chamber, or series of chambers generally produced by the solution of limestone by subterranean water. 70000-2 Centerline of The centerline of the waterway refers to existing topographically defined channels. a Waterway If not readily discernible, the centerline shall be determined by (first) the low flow line, or (second) the center of the two year floodplain. City The City of Georgetown, Texas. City Council The Georgetown City Council; refered to as the Council in these regulations. City Engineer The City Engineer for the City of Georgetown, Texas or his designated representa- tive. City Manager The chief administrative officer of the City of Georgetown, Texas or his designated representative. Commercial, Office Non-residential use in which the primary activity is neither the retail sale of goods or services nor the production, distribution or storage of goods (ie, law offices, bookkeeping office, and real estate offices). Commercial, Non-residential use for which the primary activity involves the sale of goods and/or Retail and Service services (ie. hardware or grocery store, beauty salon or bakery). Commercial, Non-residential use generating peak hour traffic in excess of 35 vehicle trips High Impact per hour per 100 feet of frontage, or requiring more than 1500 gpm fire flow, and which is not industrial. (These may include fast food restaurants, banks with drive-in tellers, convenience stores and gas stations as well as storage or distribution of non -hazardous materials.) Commission The Planning and Zoning Commission of the City of Georgetown as established by Section 19 of the City Code, and as may be amended. Community Service Facility providing educational, recreational, social and/or cultural activities which Facility are open to the public. Comprehensive Plan The overall development plan for the community which has been officially adopted to provide long-range development policies including all specified individual ele- ments thereof among which are the plans for. Land use; Land subdivision; Circula- tion; and Community facilities, utilities and services. This is the same as the General Plan, Century Plan and Master Plan, Concept Plan A generalized plan indicating the boundaries of a tract or tracts under common ownership, and identifying proposed land use, land use intensity, and thoroughfare alignment. Construction Plans The maps, drawings, and specifications indicating the proposed location and design of improvements to be installed in a subdivision. Contiguous Adjacent property whose property lines are shared or are separated by only a street, alley, easement or right-of-way. Crest of Bluff A line on the ground parallel to and at the top of a bluff, beyond which the 70000-3 M Critical Areas Critical Areas Map Critical Environmental Features Critical Water Quality Zone Crossfall Crosswalk Dedication Design Storm Developer Developed Area Development Development Plan 70000-4 average slope is no steeper than one (1) foot of rise in two (2) feet of travel, for a horizontal distance of not less than forty (40) feet. Areas containing sensitive environmental features and identified on the Critical Areas Map. A map as adopted by the Council, which designates areas of critical environmental concern. Features which have been determined to be of critical importance to the protection of one or more environmental resources. They include such features as bluffs, springs, canyon rimrocks, caves, sinkholes and wetlands. Also referred to herein as recharge features. Protection zones for waterway corridorsand other critical environmental features. The transverse slope as related to a given longitudinal slope and measured by the rise to run ratio. A strip of land dedicated for public use and which is reserved across a block for the purpose of providing pedestrian access to adjacent areas. The grant of an interest in property for public use. A probable rainfall event the frequency of which is specified in periods of years and which is used to design drainage facilities, determine flood elevations and other stormwater management. The design storm shall be the 100 year storm event unless otherwise specified in this ordinance or the City's Standards and Specifica- tions for Construction of Improvements Manual. The legal owner of land to be subdivided or his authorized representative. That portion of a lot, easement, or parcel upon which a building, structure, pave- ment or other improvements have been placed. A subdivision of land as defined herein or the construction or placement of build- ings, roads and other structures, any construction, excavation, mining, dredging, grading, filling, clearing or removing vegetation, and the deposit of refuse, waster or full. lawn and yard care, including mowing of tall weeds and grass, gardening, tree care and maintenance, removal of trees or other vegetation damaged by natural forces, and ranching and farming shall not constitute development. Utility, drain- age, and street repair, maintenance and installation which does not required land disturbance or result in additional impervious cover shall also not constitute devel- opment. A scaled drawing representing an area of land to be improved/developed and indicating the legal boundary of said property and the nature and extent of all existing and proposed improvements to said project. Director The Director of the Division of Development and Planning for the City of Geor- getown, Texas or his designated representative. Director of This term shall include the Director of the Division of Public Works of the City of Public Works Georgetown or his designee. District The District Conservationist of the Williamson County office of the United States Conservationist Department of Agriculture's Soil Conservation Service. Drainageway See Waterway. Drainfield (Private sewage facility disposal area.) Trench or bed utilized for final wastewater disposal. Drive Approach A paved surface connecting the street to a front lot line. Driveways The surface connecting a drive approach with a parking space, parking lot, loading dock or garage. Dwelling Unit Residential unit designed to accommodate one household. Easement A grant by the property owner to the public, a corporation or persons of the use of a strip of land for specific purposes. Edwards Aquifer All land generally to the west and upstream of the Edwards Aquifer Recharge Zane Contributing Zone that provides drainage into the Edwards Aquifer Recharge Zone. Edwards Aquifer t The boundaries of the recharge zone shall encompass all land over the Edwards Recharge Zone Aquifer, recharging the same, as determined by the Texas Water Commission. Edwards Formation All lands over or draining into lands over Edwards Limestone formations. Watersheds Engineer's Report An attendant document related to Construction Plans. Environment The aggregate of social and physical conditions that influence the life of the individual and/or community. Escrow Funds A deposit of cash or other approved security with the local government or approved bank or other financial institution in lieu of an amount required on a performance or maintenance bond. ETJ Limits The limits of the City's extra -territorial jurisdiction as granted under the 974-a V.A.C.S. Faults and Fractures Significant fissures or cracks in rock which may permit infiltration of surface water to underground cavities and channels. Filing Date All plats and plans shall be considered filed on the date of their first public hearing before the Commission. 70000-5 Filtering Channel Flood Plain, Regulatory Flood, One Hundred Year Floodway Floor Area Ratio (FAR) Freeboard, Required Frontage General Plan Governing Body Grade Grading Gross Density Ground Cover Health Department, Local 70000-6 A parabolic or trapezoidal channel lined with permanent vegetation which conveys water at sufficiently shallow depths (less than 18 inches) and low velocities (less than 5 ft. per second) to promote the deposition of sediment. Channel of a waterway and the adjacent land arra subject to inundation during the design storm. 100 year flood plain as defined by the Federal Emergency Management Act (FEMA). That flood which has a probability of occurring once in a one hundred (100) year period or a one percent chance in any given year. Channel of a waterway and the adjacent land areas that must be reserved in order to discharge the design storm without cumulatively increasing the water surface eleva- tion. The total square footage of leasable floor area divided by the total square footage within a parcel of land. Freeboard as defined in the City's Design Standards and Specifications for Con- struction of Improvements Manual. That side of a lot, parcel or tract of land abutting a street right-of-way and ordinarily regarded as the frontal orientation of the lot The overall development plan for the community which has been officially adopted to provide long-range development policies including all specified individual ele- ments thereof, among which are the plans for: Land Use; Land Subdivision; Circulation; and Community Facilities. This is the same as the Comprehensive Plan and Master plan. The City Council of the City of Georgetown, Texas. The slope of a road,street, other public way or utility line specified in terms of percent ('3'0); the topographic relief of a parcel of land; the average elevation at ground level of the buildable area of a lot or piece of land. Any stripping, cutting, filling or stockpiling of earth or land, including the land in its cut or filled condition. The number of dwelling units divided by the total acreage within a parcel of land. Low growing plants planted in such a manner as to form a continuous cover over the ground, such as liriope, low growing varieties of honeysuckle, confederate jasmine, English ivy or others. The Williamson County Health Department. NO Health Department, The Texas State Department of Health. State Impervious Cover Roads, parking areas, buildings, swimming pools, rooftop landscapes and other construction limiting the absorption of water by covering the natural land surface; this shall include, but not be limited to, all streets and pavement within the development Improvements Any street, alley, roadway, barricade, sidewalk, bikeway, pedestrian way, water Line system, sewer system, storm drainage network, public parkland, landscaping, or other facility or portion thereof for which the local government may ultimately assume responsibility for maintenance and operation or which may affect an im- provement for which local government responsibility is established. Improvements, Any required improvement which lies outside of the area being platted. Off -Site Individual On -Site (Private Sewage Facility) - All systems and methods used for the disposal of Wastewater System sewage, other than organized sewage disposal systems. Private sewage facilities are usually composed of three units: the generating unit (the residence, institution, etc.), treatment unit, and the disposal unit (the drainf3eld that may be an absorption trench or bed, or an evapotranspiration bed). Including a septic tank, seepage tile sewage disposal system or any other on -lot sewage treatment device approved and installed in accordance with all local, state and federal laws and regulations. Industrial Non-residential use of any site involved in manufacturing and/or external storage of goods; any site generating significant negative externalities, such as noise; dust, glare, etc.; and/or any site where hazardous materials are stored and or generated. Landscape Trees, shrubs, ground cover, vines or grass installed in planting areas. Development Legal Lot Either a lot recorded in the Williamson County Plat Records under the applicable subdivision regulations at the time of its creation, or a tract of land having existed in its present configuration prior to May 11, 1977. Legally Platted Lot A lot which is part of a subdivision approved by the City and recorded in the Plat Records of Williamson County, Texas. Letter of Credit A letter from a bank or other reputable creditor that guarantees to the City that upon failure of the subdivider to fulfill any improvement requirements that at the City's request, funds will be provided to the city to complete the specified im- provements. Lot A subdivision of a block or other parcel intended as a unit for transfer of ownership or for development. Lot, Comer A lot located at the intersection of and abutting on two or more streets. 70000-7 00 Lot, Double Frontage Lot, Interior Lot, Reverse Frontage Master Plan Mobile Home Park Multi -Family Development Natural Channel Natural Drainage Natural State Neighborhood Net Site Area Overland Drainage Parent Tract Park Fund Parks and Recreation Committee 70000-8 A lot which runs through a block from street to street and which abuts two (2) or more streets. A lot other than a corner lot and bounded by a street on only one side. A double frontage lot which is to be developed with the rear yard abutting a major street and with the primary means of ingress and egress provided on a minor street. See Comprehensive Plan. A site with required improvements and utilities for long term parking or placement of mobile homes and manufactured houses which are not permanently anchored to a permanent foundation. Any development having four (4) or more attached residential units in a single building. The topography of a waterway prior to construction, installation of improvements or any regrading. A stormwater runoff conveyance system not altered by development. Substantially the same conditions of the land which existed prior to its develop- ment, including but not limited to, the same type, quality, quantity and distribution of soils, ground cover, vegetation and topographic features. Area of the City characterized by residential land uses which is bounded by physi- cal (such as river, major street, back of access) and/or political features (such as voting districts, subdivision boundaries). That area in the Uplands Zone, excluding land designated for wastewater irrigation, and then calculated to include all acreage on 0-15% slopes; added to forty (40) percent of the acreage on 15-25% slopes; added to twenty (20) percent of the acreage on 25-35% slopes. Stormwater runoff which is not confined by any natural or man-made channel such as a creek, drainage ditch, storm sewer, or the like. Tract or lot as described by deed dated prior to May 10, 1977, or plat, which includes one or more lots that are being subdivided. A special fund established by the City to retain monies paid by developers in accordance with the "payment in -lieu of parkland dedication" provisions of these regulations and to be used for the purchase of parkland in the vicinity of the subdivided property for which funds have been collected. Committee appointed by the City to advise the City on matters concerning parks and recreation activities. ME Paved Ground (also referred to herein as paved area or paved ground area) - Any paved ground SurfaceArea surface area (excepting public right -of -wry) used for the purpose of driving, park- ing, storing or displaying ofvehicles, boats, trailers and mobile homes, including new and used carlots and other open lotuses. Permanent Permanentsurvey marker meeting the specifications of the City's Design Standards Monurrent Marker and Specifications for Construction ofhrprovements Manual. Planning and Zoning The City ofGeorgetounPlanning and Zoning Coninission. Commission Planning Dirctor The Director of the Division of Community Development and Planning for the City of Georgetown, Texas or his desig nated representative. Planting Area Any area designed for landscape planting having a minimum often (10) square feet of actual plantable area and a minimum inside dimension on any side of eighteen (18) inches. Plat, Final A map of a land subdivision prepared in a form suitable for filing of record with necessary affidavits, dedications and acceptances, and with conalete bearings and dimensions of all lines defining lots and blocks, streets, alleys, public areas and otherdimensions of land. Plat, Preliminary A map of a proposed land subdivision showing the character and proposed layout of the tract in sufficient detail to indicate the suitability of the proposed subdivision of land. Plat,Sketch Amugh outline of the design concept and anticipated configuration of the proposed subdivision and intended to be a reference point for allowing the Subdivision Review Committee to provide the developerwith information and instruc-tion on the design standards and improvement requirements required of new subdivisors. Public Usesowned by a public agency or a public utility provider. Quasi Residential Uses providing temporary overnight accommodations such as motels, hospitals and dormitories. QuasiPablic Uses owned or operated by non profit, religious or charitable institutions and providing educadonal,culmral, recreational orsirrilar types ofpublic programs. Recharge Feature Geological features, such as springs, bluffs, caves, fractures, crevices, and sink- holes, which tend to have a high degree of connectivity with the Edwards Aqui- fer. A recharge feature shall be considered significant if it lies within an area subject to inundation from the 100 yearstorm event and: a) the upstream drain- age area consists of five or more acres; or b) rapid infiltration to the subsurface may occur. Reconstruction Rehabilitation or replacement of a structure or structures which either have been damaged, altered or removed or which are proposed to be altered or removed to an extent exceeding fifty (50) per cent of the replacement cost of said structure or structures at the time of said damage, alteration or removal. 70000-9 Regulatory Floodway That area designated by F.E.M.A. or subsequent Federal, State, or Local authority administering a flood insurance program as being within the foodway of a 100 year flood storm. Reserve Strip A narrow strip of property usually separating a parcel of land from a roadway or utility line easement, that is characterized by limited depth which will not support development and which is intended to prevent access to the roadway or utility easement from adjacent property and which are prohibited by these regulations unless their control is given to the City. Residence, A free standing structure designed to accommodate one household. One Family Residence, A single structure designed to accommodate two households. Two Family Residence, A single structure designed to accommodate three households. Three Family Residence, A single structure designed to accommodate four or more households. Multi Family Residence, Single A multi -family residence that has property lines platted along common walls. Family Attached Right -of -Way A strip of land occupied or intended to be occupied by street, crosswalk, railroad, road, electric transmission line, or oil or gas pipe line, water main, sanitary or storm sewer main, or for other special use. The usage of the term "right-of-way" for land platting purposes shalt mean that every right-of-way hereinafter established and shown on the final plat is to be separate and distinct from the lots or parcels adjoining such right-of-way and not included within the dimensions or areas of such lots or parcels. Right-of-way intended for streets, crosswalks, water mains, sanitary sewers, storm drains, or any other use involving maintenance by a public agency shall be dedicated to public use by the maker of the plat where such right- of-way is established. Same Ownership Ownership by the same person, corporation, form, entity, partnership. or unincor- porated association; or ownership by different corporations, firms, partnerships, entities, or unincorporated associations in which a stock holder, partner, or associ- ate or a member of his family owns an interest in each corporation, firm, partner- ship, entity, or unincorporated association. Sedimentation and Basins required by this Article to provide water quality benefits through the sedi- Filtration Basins mentation or filtration of runoff. Shrub Any self-supporting woody evergreen and/or deciduous species. Sinkhole A circular or oblong depression formed in soluble rock by the action of subterra- nean or surface water which is a potential point of significant recharge. tee Slope The vertical change in grade divided by the horizontal distance over which that vertical change occurred. The slope is usually given as a percentage. Spring A point or zone of natural groundwater discharge having measurable flow and/or a pool, however small, and characterized by the presence of a plant com- munity adapted to the moist conditions of the site. Street Any public or private right-of-way which affords the primary means of vehicular access to abutting property. Street, Collector A minor street which collects traffic from other minor streets and serves as the most direct route to a major street. Street, Cul -de -Sac A minor street having one end open to vehicular traffic and having one closed end terminated by a turnabout. Street, Frontage A minor street auxiliary to and located on one side of a major street for service to or Service abutting properties and adjacent area and for control of access. Street Line That line limiting the right-of-way of the street and being identical with the pro- perty line of persons owning property fronting on the streets. Street, Local A minor street designed for the sole purpose of providing access. Street, Major Arterial street which is designated on the major street plan or expressway plan. Street, Major Arterial A major street designed to provide connections between municipalities or, major highways. Street, Minor Any street not classified as a major street on the major street plan or expressway plan. Street, Minor Arterial A major street designed to provide a connection between major arterials. Structural Integrity Ability of a structure to maintain stability against normal forces experienced by said structure. Subdivider Any person, firm, partnership,corporation or other entity, acting as a unit subdivid- ing or proposing to subdivide land as herein defined. Subdivision The division or re -division of land into two (2) or more lots, tracts, sites or parcels for the purpose of transfer of ownership or for development, or the dedica- tion or vacation of a public or private right-of-way or easement. Substantial a. means any construction of public improvements amounting to at least SO per -cent Improvement of the total cost of public improvements required under the provisions of this ordinance, including engineering fees; or b. means any repair, reconstruction, or improvement of a structure, the cost of 70000-I1 70000-12 which equals or exceeds 50 percent of the market value of the structure either, (1) before the improvement or repair is started, or (2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement' is considered to occur when the fust alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either (1) any project for improve- ment of a structure to comply with existing slate or local health, sanitary, or safety code specifications which are solely necessary to assure safe living conditions, or (2) any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. Traffic Impact A study of the impacts of a development on the City's transportation system. Analysis MA) Tree Any self-supporting woody plant species which normally grows to an overall minimum height of fifteen (15) feet. Uplands Zone All land and waters that are not included within the critical water quality zone or water quality buffer zone. Urbanization Process of constructing public improvements required to support suburban and urban land use. Variances A grant of relief to a person from the requirements of this ordinance when specific enforcement would result in unnecessary hardship. A variance, therefore, permits construction or development in a manner otherwise prohibited by this ordinance. Vines Any of a group of woody or herbaceous plants which may cling by twining, by means of aerial rootlets or by means of tendrils, or which may simple sprawl over the ground or other plants. Water Quality A buffer zone established parallel to all critical water quality zones and defined in Buffer Zone Section 32050. Watershed Area from which stomtwater drains into a given basin, river or creek. Waterway Any natural or man-made channel conducting storm water from a two year storm event at a depth of 8 inches or more and at a rate of 15 cubic feet per second or more. Street pavement shall in no instance be considered a waterway. Waterway, Major A waterway having a watershed greater than or equal to 960 acres Wetlands Land transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water. Classifica- tion of areas as wetlands shall follow the "Classification of Wetlands and Deep- water habitats of the United States" as published by the U.S. Fish and Wildlife Service (FWS/OBS-79/31) Working Days Monday through Friday exclusive of City recognized holidays. 70000-12 JO Yard An open space that lies between the principal or accessory building or buildings and the nearest lot line. Yard Depth The shortest distance between a lot line and a yard line. Yard, Front A space extending the full width of the lot between any building and the front lot line, and measured perpendicular to the building at the closest point to the front lot line. Yard Line A line drawn parallel to a lot line at a distance therefrom equal to the depth of the required yard. Yard, Rear A space extending across the full width of the lot between the principal building and the rear lot line, and measured perpendicular to the building to the closest point of the rear lot line_ Yard, Required The open space between a lot line and the buildable area within which no structure shall be located except as provided for herein. Yard, Side A space extending from the front yard to the rear yard between the principal building and the side lot line measured perpendicular from the side lot line to the closest point of the principal building. Yard, Street A space extending across the length and/or width of a lot between the street right of way and the closest faces of the buildings on the lot. 70000-13