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Home My WebLink AboutORD 1986 - Undated Subdivision Ordt Y L e a k DRAFT 11/12/86 City of Georgetown SUBDIVISION ORDINANCE DRAFT 11/12/86 TABLE OF CONTENTS SECTION TITLE PAGE 10000 GENERAL PROVISIONS 1 - 1 11000 Title Sketch Plan 12000 Authority 22010 13000 Purpose - 4 14000 Policy I - 2 15000 Jurisdiction 1 - 4 16000 Application I - 5 16010 Subject Developments 1 - 5 16020 Exemptions 1 - 7 17000 Enforcement 1 - S 18000 Definitions 1 - 9 20000 PROCEDURE 21000 General Procedure 2 - 1 22000 Sketch Plan 2 - 4 22010 Purpose and Applicability 2 - 4 22020 Format 2 - 4 22030 Content 2 - 4 22040 Procedure 2 - 5 22050 Development Review Committee 2 - 5 22060 Effect 2 - 5 23000 Concept Plan 2 - 6 23010 Purpose and Applicability 2 - 6 2302220 Format 2 - 6 23030 Content 2 - 6 23040 Procedure 2 - 7 23050 Notification 2 - 8 23060 Approval 2 - 8 24000 Construction Plat 2 -10 24010 Purpose and Applicability 2 -10 24020 Format 2 -10 24030 Content 2 -10 24031 Natural Features 2 -10 240.=2 Improvements 2 -11 24033 Boundaries 2 -11 24034 General Information 2 -12 24035 Support Documents 2 -13 24040 Procedure 2 -14 24050 Notification 2 -15 24060 Approval 2 -16 25000 Construction Plans 2 -17 25010 Purpose and Applicability 2 -17 25020 Format 2 -17 25030 Content 2 -17 25040 Procedure 2 -20 25050 Approval 2 -22 26000 Final Plat 2 -23 26010 Purpose and Applicability 2 -23 26020 Format 2 -23 26030 Content 2 -23 26031 Natural Features 2 -23 26032 Improvements 2 -24 26033 Boundaries 2 -24 26034 General Information 2 -25 26035 Support Documents 2 -27 26040 Procedure 2 -27 26050 Approval 2 -29 27000 Detailed Development Plan 2 -30 27010 Definition 2 -30 27020 Purpose and Applicability 2 -30 27030 Format 2 -30 27040 Content 2 -31 27050 Procedure 2 -33 227060 Approval 2 -34 28000 Assurances for Completion of Improvements 2 -36 28010 Purpose 2 -36 28020 General Policy 2 -36 28030 Completion of Improvements 2 -37 2eO40 Alternatives to Completing Improvements 2 -37 28050 Time Limit for Completing Improvements 2 -39 28060 Failure to Complete Improvements 2 -39 28070 Inspection and Acceptance of Improvements 2 -39 28080 Reduction or Release of Improvement Surety Instrument 2 -40 28100 Maintenance Bond Required 2 -40 28110 Vacation of Undeveloped Subdivisions 2 -41 29000 Alternative Form Subdivisions 2 -42 29010 Planned Unit Developments 2 -42 29011 Purpose and Applicability 2 -42 29012 Procedure 2 -43 29013 Approval 2 -43 29020 Amended Plats 2 -43 29030 Simple Subdivisions 2 -45 29031 Purpose and Applicability 2 -45 29032 Format 2 -45 29033 Content 2 -45 229034 Procedure 2 -46 290.35 Notification 2 -47 29036 Approval 2 -47 29040 Dedication Plats 2 -47 29041 Purpose & Applicability 2 -47 29042 Format and Content 2 -47 29043 Procedure 2 -48 30000 DESIGN STANDARDS 3 - 1 31000 General Standards 3 - 1 31010 Urban Design Principles 3 - 1 32000 Watershed Provisions 3 - 3 32010 Purpose 3 - 3 32020 Overview 3 - 4 32030 Compliance 3 - 4 32040 Critical Water Quality Zones 3 - 4 32050 Water Duality Puffer Zones 3 - 7 32060 Maximum Development Intensities 3 - 7 32061 Development in Edwards Formation Watersheds 3 - 7 32062 Development Outside Edwards Formation Watersheds 3 - 8 32070) Transfers of Development Intensity 3 - 9 32080 Structural Controls 3 -10 32090 Industrial Uses -10 32100 Stormwater Management System Requirements 3 -11 32101 Basic Design Objectives 3 -11 .32102 General Design Requirements 3 -12 32103 Minimum Criteria for Issuance of Flood Plain Development Permit 3 -18 33000 Transportation _ -20 _3010 General _ -20 3.3_1020 Traffic Impact Analysis 3 -21 33021 Title and Purpose 3 -21 3_',022 Threshold Conditions for TIA _ -22 33123 Responsibility for Required TIA 3 -25 33024 Scope of TIA and Study Area 3 -25 33025 Traffic Data Requirements 3 -26 33026 Application of Requirements 3 -27 33027 Actions Based on TIA Results 3 -27 .33030 Streets and Alleys 3 -28 3304? Access/Driveways 3 -32 33041 Purpose and Applicability 3 -32 33042 Driveway Width 3 -32 33043 Spacing Between Driveways 3 -33 33044 Spacing Between Driveways and Intersections 3 -33 33050 Off -Street Parking and Loading 3 -33 33051 General Design Standards 3 -33 33052 Schedule of Off -Street Parking Requirements 3 -35 33053 Off -Site or Remote Parking 3 -36 33054 Parking for Mired Use Developments 3 -37 33055 Handicapped Facilities 3 -37 33056 Basic Off -Street Loading Reg ulatIOns 3 -38 33057 Design Standards 3 -39 33058 Special Parking Requirement Areas 3 -42 34000 Blocks and Lots 3 -44 34010 Blocks 3 -44 34020 Lots 3 -45 34021 Access Requirements 3 -48 34022 Lot Numbering 3 -49 340223 Lot Drainage 3 -49 34030 Easements 3 -49 35000 Utilities 3 -51 35010 Water System 3 -51 35011 Water System Required 3 -51 35012 General Water System Design 3 -51 35020 Sanitary Sewer System 3 -52 35021 Sanitary Sewer System Required 3 -52 35022 General Sanitary Sewer System Design 3 -52 37000 Landscaping and Buffering 3 -53 37010 Purpose and Applicability 3 -53 37020 General Requirements 3 -54 37030 Required Landscape Installation 3 -55 37040 Requirements for Fences 3 -59 40000 IMPROVEMENTS 4 - 1 41000 General Provisions 4 - 1 41010 Requirements for Improvements 4 - 1 41020 Type of Improvements 4 - 1 41030 Continuity of Improvements 4 - 1 41040 Improvement Plans 4 - 1 41050 Acceptance of Improvements 4 - 1 41060 Maintenance and Supervision 4 - 2 41070 Extension of Water and Wastewater Utilities 4 - 2 42000 Park Land Dedication 4 - 6 42010 Dedication of Public Park Land Required 4 - 6 42020 Formula for Calculating Area 4 - 6 42030 Fee Payment In Lieu of Land Dedication 4 - 7 42040 Reservation of Future Park Land 4 - 8 42050 Subdivision Changes 4 - 8 42060 Final Platting of a Portion of An Approved Preliminary Plat 4 - 9 42070 Design Standards for Park Land 4 - 9 42080 Private Park: Land Credit 4 -11 42090 Park Fund Established 4 -11 4210 Method of Dedicating Park Land 4 -12 50000 MUNICIPAL UTILITY DISTRICTS 5 - 1 50010 General Requirements 5 - 1 50011 Pre -Application Review 5 - 1 50012 Pre -Application Submittals 5 - 1 50013 Petition Submittal 5 - 4 50020 Review Process 5 - 5 50021 Staff Review 5 - 5 50022 Commission Review Process 5 - 6 50023 City Council Review and Action 5 - 6 50)30 Out of District Service Requests 5 - 7 50040 Fees 5 - 7 50?50 District Creation 5 - 7 50051 Qualifications for Consent 5 - 7 50052 Ponding Pact.-.age 5 - 8 50057. Additional Requirements 5 -10 60000 ADMINISTRATION 6 - 1 61010 General Administration 6 - 1 60020 Planning Department Responsibilities 6 - 1 60030 Interpretation of Provisions 6 - 2 6004) Consistency with the Comprehensive Plan 6 - 2 60050 Consistency with the Zoning Ordinance 6 - 3 60060 Annexation Requirement 6 - 3 60070 Variances 6 - 3 60080 Conditions for Issuing a Building Permit 6 - 4 60090 Fees 6 - 5 60100 Amendment 6 - 5 60110 Violation 6 - 5 60120 Penalty 6 - 5 60130 Severability of Provisions 6 - 6 60140 Repeal 6 - 6 70000 DEFINITIONS 7 - 1 19000. GENERAL.PROV,ISIQWS 11000 TITLE These regulations shall hereinafter be known, cited and referred to as the Subdivision 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 2.31, Acts of the 40th Legislature, regular session, 1927, as heretofore or hereafter- amended (Article 974a, V.A.C.S.) and the provisions of Section 4 of the Municipal Annexation Act as heretofore or hereafter amended (Article 910a, V.A.C.S.). These subdivision regulati:�i,z;, design standards and required improvements for land development are adopted pursuant to ti,e 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 agricultural 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, amenity, 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, enhancement and protection of its human, and natural resources. Through the application 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 Revised 11/12/86 10000 General Provisions (cont'd) pg. 1-2 granting of certain rights and privileges. By establishing a fair and rational procedure for developing land the following requirements 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: A. Assist orderly, efficient and coordinated development within the territorial jurisdiction; H. 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 primarily benefit the tract of land being developed be borne 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 community; 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; Revised 11 12/86 10000 General Provisions (cont'd) pg..l--o 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 platys for review and approval; N. Protect and provide for the public health, safety and general welfare of the community; 0. 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; R. Guide public and private policy and action in providing adequate and efficient transportation systems, public utilities, and other public amenities and facilities; 14000 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 Comprehensive 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 Revised 11/12/86 10000 General Provisions (cont'd) pg. 1-4 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 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 subdivision 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 regulations supplement and facilitate the enforcement of the provisions and standards contained in the Zoning Ordinance, Building and Housing Code, Comprehensive Plan, and capital budget and program of the municipality. 18000 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 territorial 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 Revised 11/12/86 10000 General Provisions (cont'd) C. Any additional as permitted by law the City Council; 16000 APPLICATION OF REGULATIONS 16010 Subject Developments pg. 1-5 area outside (1) and (2) above and which has been approved by 1. The provisions of these subdivision regulations, including design standards and improvement requirements, shall apply to the following forms of land subdivision and development activity: A. 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 R. All subdivisions of land whether by metes and bounds division or by plat, which were outside the jurisdiction of the City's subdivision regulations in effect at the time said plat or deed was filed in the official records of Williamson County, Texas and which subsequently came within the jurisdiction of the City's subdivision regulations through: 1. Annexation; or 2. Extension of the City's Extra -Territorial Jurisdiction; or 3. Adoption of these subdivision regulations, and for which, as of May 31,1988, the Planning Commission finds that no substantial investment in public improvements has occurred; or• C. 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 platting and having occurred on or after May 10, 19771 or D. All. subdivisions or plats of land where such subdivision was within the jurisdiction of the City on the date said subdivision plat was either recorded in the plat records of Williamson County, Texas or on the effective date of this Ordinance, whichever is most restrictive, and: Revised 11/12/86 10000 General Provisions (cont'd) pg. 1-6 1. 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 2. 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 31,1988, the Planning Commission finds that no substantial investment in public improvements has occurred; or E. 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 F. Any Planned Unit Development for which a; 1. building permit; or 2. plumbing permit; or 3. electrical permit; or 4. flood plain permit; or 5. utility tap; or 6. certificate of acceptance for required public improvements is required by the City; or G. Any Land Development Project which is intended to occupy a single tract, lot, site or parcel where: 1. more than one (1) primary building or structure for the primary use will be located, or 2. any building or structure is located, excluding one: a. Single family detached residence; b. Duplex, triplex or quadraplex residence; or C. Commercial structure having a ground area covered by roof of 5000 square feet or less, and for which a: 1. building permit; or 2. plumbing permit; or 3. electrical permit; or 4. flood plain permit; or 5. utility tap; or Revised 11/12/86 10000 General Provisions (cont'd) 6. certificate of acceptance for required public improvements is required by the City; or H. Any: 1. Planned commercial shopping center; 2. Research and develooment oark:: or• 3. Industrial park development 4. Mobile home park and for which a: 1. building permit; or• 2. plumbing permit; or electrical permit; or 4. flood plain permit; or 5. utility tap; or 6. certificate of acceptance for required public improvements is required by the City; or pg. 1-7 I. The platting of any existing legal deed -divided unpl.atted lot, parcel, site or tract. J. The platting of land into lots, parcels, sites or tracts each of which contains 40 acres or more. K. Any plat having received approval from the Council for which said approval has expired. 2. The provisions of these subdivision regulations as detailed in Section 29040, shall apply to the following forms of land subdivision and development activity: A. The dedication, vacation or reservation of any public or private easement through any tract of land regardless of the area involved, including those for use by public and private utility companies; or The dedication or vacation of any street or alley through any tract of land, regardless of the area involved. 16020 Exemptions The provisions of these subdivision regulations shall not apply to: Revised 11/12/86 10000 General Provisions (cont'd) pg. 1-8 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; or C. Sales 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 Flat has been approved by the City on the effective date of these subdivision regulations and as provided for in Section 16010 B and D.<., 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 determined by estimated traffic generation or utility demands; and 3. Offsite stormwater runoff is neither increased nor concentrated. 17o00 ENFORCEMENT OF REGULATIONS No Subdivision Plat may be recorded, no lot may be sold 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. Furthermore no: A. building permit; or B. certificate of occupancy; or C. plumbing permit; or D. electrical permit; or E. flood plain permit; or F. utility tap; or G. certificate of acceptance for required public improvements shall be issued by the City 1. 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 regulations; and/or Revised 11/12/86 10000 General Provisions (cont'd) 2. until, pg. 1.-9 a. all improvements, as required by these regulations, have been constructed and accepted by the City of Georgetown, or b. assurances for completion of improvements have been provided in accordance with sections 28000-28999, and no excavation or clearing of land or construction of any public or private improvements shall take place or commence, unless in conformity with these regulations. 18000 DEFINITIONS All definitions of words contained herein shall correspond with the most appropriate definitions appearing in the Oxford English Dictionary unless specifically defined in Section 70000. The Director- shall make the determination of the most appropriate definitions. Revised 11/12/86 20000 PROCEDURE 21000 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 City Council for their approval or disapproval, as provided for below. In no instance, notwithstanding 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 a Certificate of Construction Plat Approval, and obtaining acceptance of the Final Plat by the City Council and filing said Final Plat in the Plat Records of Williamson County, Texas. The general procedure for the subdivision of land is outlined in figures 21000 A and P. The regulations governing each step of the procedure are described in Sections 22000 through 29999. Revised 11/12:86 LEGEND PROCESS ELEMENT (Mlleslme) OPROCESS ACTIVITY Q PROCESS DECISION PROCESS ROUTING PY4,V .(Colo Ak4J 37W,0 LL -A q�sxred L�f. d/d . P/ons Coe/.Q<cwvJr Fear /!o /yJbG Buil O/N(1 RCay,T FLOWCHART A- INDICATING GENERALIZED DEVELOPMENT PROCESS r��,STearrinV � e 2e ✓.ie q t{; P[4N5 p q ✓ g/ APP/a Zoe, 11 of o F/N4L T.r, reycmcn�5 djus/,ae. P[dje) peuired /1D4yrJ �6'4Po G,ry 4u�P1.,4 aqT � iyPf°✓Ey<015 cr,vLfT19 Iy/Qor6yeYj5 I I Aee.(nr4NCE I Qy1„C0 oE7.I2c0 0.`YLL �pyENT rJPfQ°YAL �/ _ _44oPco/------ scc FLs/.ilMp� .✓ak / : See F/u,eha-f 3 fe. del,,/j a� fhe gPPrro/ Process. 41.1c 1 ['s')'OJ me 6c recessed ron<uiren/ ro%h /�6u6 d,Y.sion pA e Counc.Y or G/enn.n smm[sfon mo rcqu.' c P.,6L'f hear..,y o rdro% o/ n O°/s//</ c/ men/ ,Yoh 9: Sec ,{loft / on r%o.. L:So./ B /or re9u%red feC 9 r LL /3!019 C6<T/FK4TE LEGEND PROCESS ELEMENT (STAGE) O PROCESS ACTIVITY Q PROCESS DECISION PROCESS ROUTING —:> PROCESS APPEAL FLOW CHART B - SHOWING PROCESS WITHIN EACH REVIEW PHASE FOR CONCEPT PLAN, CONSTRUCTION PLAT, FINAL PLAT, AND DETAILED DEVELOPMENT PLAN PUBLIC HEARING SUBMITTALS LoHH.53/o-y y., bno .4voEgL �Ec.�a./ J CvuvuL /101C / f ec5 14r eocl/ 51,2fc of tee" CAI 05 5e/ �or{h .%/ Ord h4nce A"02.30 vnd Sufic eyuent OmCadm//enl:5 {/ieccof .v111 he/oO.c/ a////c 1,me of ..5 ZZ r 1'114/ /P P/onnin9 DeIOO�fmco/ ereC101 19, cJro.nOyc ono ean5/roc/io.7 p/on rcv�cN TcSc fce5, .v///biz oce /hc ac/a0/ Co51 0� //icx rc .'eF /1em5 b� /he C,� con5u//.'.� Enq:/ car H7/bc /uc v/Pon fhc o�P/:conf's rece.�ot ✓of a✓b.Y1rom 75�e Ci..y/y. ��/ Fcc5 aic n6i elc�O/'�cd /171-rc'SuQrn///a1 o/ uncar/I�e� /v/Pts. gaPt/c4.vT P.¢Ei'.gR65 ,QEV/5/ON /� CEOU/.PEO R p N Og7q 3✓Q'l�TTED nil � L Jr7gF,c p 4EV/6i/ , LoHH.53/o-y y., bno .4voEgL �Ec.�a./ J CvuvuL /101C / f ec5 14r eocl/ 51,2fc of tee" CAI 05 5e/ �or{h .%/ Ord h4nce A"02.30 vnd Sufic eyuent OmCadm//enl:5 {/ieccof .v111 he/oO.c/ a////c 1,me of ..5 ZZ r 1'114/ /P P/onnin9 DeIOO�fmco/ ereC101 19, cJro.nOyc ono ean5/roc/io.7 p/on rcv�cN TcSc fce5, .v///biz oce /hc ac/a0/ Co51 0� //icx rc .'eF /1em5 b� /he C,� con5u//.'.� Enq:/ car H7/bc /uc v/Pon fhc o�P/:conf's rece.�ot ✓of a✓b.Y1rom 75�e Ci..y/y. ��/ Fcc5 aic n6i elc�O/'�cd /171-rc'SuQrn///a1 o/ uncar/I�e� /v/Pts. 22000 SKETCH PLAN 22010 Purpose and Applicability The purpose of the Sketch Plan is to provide an approximately scaled representation of a development plan for use in discussions between the subdivider and the City staff. By providing for early discussion between staff and developers on planning concerns and City requirements, the Sketch Plan should reduce engineering 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 easements if known. E. Existing natural features including, but not limited to, significant vegetation, drainage characteristics, and topographic features. F. Proposed land uses and public and private improvements as defined herein. G. Anticipated off --site improvements Revised 11/12/96 20000 General Procedure 22000 -Sketch Plan--pg.2-5 22040 Procedure Prior to drafting a Sketch Plan, the applicant should review City codes, and the Comprehensive Plan, to ensure the compatibility between the proposed development 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 Subdivision Review Committee so that the Committee will have sufficient time to review 'the submittal for conformance with ordinance requirements, 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 concerning the proposed development. After this meeting is concluded, the subdivider may undertake the preparation of a Construction Plat for the subdivision. 2050 Development Review Committee The Development Review Committee shall be comprised of appropriate staff members 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 riot constitute public approval or indicate the full extent of the City's requirements. Revised 11112/86 23000 23010 CONCEPT PLAN Purpose and Applicability The purpose of the Concept Plan is to demonstrate conformance with the Comprehensive Plan, compatibility of land �tse and coordination of improvements within and among individually platted parcels, sections, or phases of a development prior to the approval of a Construction 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 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. 2:3020 Format A Concept Plan shall be printed scale of 1 inch = 100 feet with accurately to the nearest foot, different scale may be used if Director prior to submittal. 23030 Content on 24 x 36 inch paper at a all dimensions measured provided however, that a approved in writing by the The Concept Plan shall contain or have attached thereto: A. Name and addresses of the developer-, record owner, land planner, and engineer. R. 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, existing development and recorded plats. Revised 11/12/86 E. Topographic contours at 2' intervals (in some cases 5' contour intervals may be acceptable with approval of the Director.) F. Proposed major categories of land use showing compatibility with the Comprehensive Plan. G. Proposed number of dwelling units and gross density, proposed floor area ratio for all non-residential land uses and proposed living unit equivalents (LUE's). H. Proposed and existing arterial and collector streets to serve 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 known or estimated 25 and 100 year flood plains. F. Significant man-made features such as railroads, roads, buildings, utilities and dams. L. Boundaries of proposed phases of development. 23041 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 Construction Plat, provided however that the plat shall not be approved until the Concept Plan has been approved. If the Concept Plan and the Construction 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 phasing plan for the development of future sections. C. Any attendant documents needed to supplement the information provided on the plat. Revised 11/12/86 20000 General Procedure 23000 -Concept Plan-pg.2-8 D. A complete Construction 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 approved by the Director. Prior to the Commission meeting at which the Concept Plan is heard, City staff shall review the plat 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. If the subdivider chooses to withdraw, in writing, by noon of the third clay preceding the meeting, he may appear on the next agenda approved by the Director after- repayment of fees. 23050 Notification Not fewer than 15 nor more than 30 days prior to 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 corner- of the subdivision and at intervals that do not exceed 3O)feet between said corners. Additionally, City approved notification forms, postmarked no fewer than 15 days prior to the appropriate Commission hearing, shall be mailed to the owners of all property, any part of which is located within 200 feet of the perimeter of the property to be subdivided. 2060 Approval The Commission after holding a public hearing in accordance with City codes and the Commissions bylaws, shall approve or disapprove the Concept Plan within 40 days of their first hearing of the Plan. The Council shall, within 60 days of the Commission's action, 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. 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 Revised 11/12/86 20000 General Procedure 23000 -Concept Flan--pg.2-9 utility service proposed. 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, except as varied by the Commission and Council. Concept Plan approval does not ensure approval of a Construction Plat involving a subst ntially 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. Revised 11/12/86 24000 CONSTRUCTION PLAT 24010 Purpose and Applicability The Construction 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 Construction Plat shall be required for any subdivision except as otherwise provided for herein. 22.4020 Format The Construction Plat shall be drawn on IB 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 (nay be used if approved in writing by the Director prior to submittal. The Construction 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 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. 24030 Content The Construction 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 2 --year, 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 accordance with the City's drainage criteria manual and certified by a registered professional engineer. Supporting 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 Williamson County Health Department. Revised 11./12/86 20000 General Procedure 24000 -Construction Plat-pg.2-11 C. Topographic data indicating two (2) foot contour intervals drawn to National 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 50 feet nor more than 200 feet. D. 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 topography, or other special constraints may be generalized until Construction Plan submittal, unless said areas are included in any proposed ROW and/or Utility easement. Groupings of smaller trees and any densely vegetated areas 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 an aerial photo of sufficient resolution to identify significant trees enlarged to i" = 200' and a transparent overlay of streets,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. Slope categories and other data required to demonstrate compliance with the watershed provisions of this ordinance described in sections 32000-'2999. 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 subdivision. 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. 240.3 Boundaries A. The existing boundary lines of the land being subdivided. Boundary lines shall be drawn sufficiently wide to provide easy identification. B. The location, dimensions, names and descriptions of all existing or recorded 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 Revised 11/12/86 20000 General Procedure 24000 -Construction Plat-pg.2-12 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 extraterritorial jurisdiction if either traverses the subdivision or is contiguous to the subdivision boundary. D. The locations, dimensions, names and descriptions of all existing or recorded lots and blocks, parks, public areas and permanent structures within or contiguous to the 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 Construction Plats, streets, easements, pipe lines, water courses, and like information within 200 feet of the subdivision boundaries. All lines outside of the subdivision boundaries shall be dashed. G. The location, dimensions, descriptions and names of all existing and proposed streets, alleys, drainage structures, parks, open spaces, natural features to be preserved, improvements to be installed for beautification and other public areas; reservations, easements or other rights of way; lots, blocks and other sites within the subdivision specifically indicating the connection 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 width and depth of all lots,and 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 lot shall be noted. 240:4 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. Revised 11/12/86 20004 General Procedure 24000 -Construction Plat-pg.2-13 R. Total acreage of the property to be subdivided and 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 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. The number of trips expected to be generated as a result of the proposed subdivision as estimated by using Institute of Transportation Engineers standards. G. Certifications and signature blocks as required by the City and Williamson County. H. 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. I. Any other information needed to demonstrate compliance with City code. 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. R. 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 and calculated by methods approved by the City Engineer. Revised 11/12/86 20000 General Procedure 24000 -Construction Flat-pg.2-14 C. A Traffic Impact Analysis as required in Sections =02(-_b-33029. 72lb-33029. D. A landscape plan as required in Sections 37000-37099. E. A letter of certification 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). F. Letters indicating approval of easements from any utility companies having easements or service area that overlaps the proposed subdivision. G. 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. 2404: Procedure A Construction Flat 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 Commis ,ion and Council for approval before the subdivider proceeds with the final plat. The plat and all attendant documents, fees and notification materials shall be filed with the Director according to the regulations set forth herein. Legible prints, as indicated on the application form, shall be submitted at least 50 days prior to the regular meeting of the Commission at which the subdivision is to be heard, along with the following: A. Completed application forms and the payment of all applicable fees. E. 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 stction 50080. Revised 11/12/86 20000 General Procedure 24000 -Construction Plat-pg.2-15 F. Any attendant documents needed to supplement the information provided on the plat. If in the judgement of the Director, the Construction 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 working days after the submittal deaaline, inform the subdivider that his request has been withdrawn from the agenda. The Construction Plat may be placed on the next agenda approved by the Director. Prior to the Commission meeting at which the Construction 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 thirty days after the submittal deadline, certify that the plat has met the minimum submittal requirements and 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 Director, 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. 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 accordance with these procedures except that resubdivision of recorded residential plats shall also require 1. notification of all lot owners in the most recently platted version of the subdivision for subdivisions containing 100 or fewer lots, or 2. 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 containing 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 .=0 days prior to said public hearing. Additionally, not fewer• than 15 nor more than 30 days prior to Commission meeting at which the Construction Plat is to be heard, the developer shall post City approved signs along contiguous rights of way at each corner of the subdivision Revised 11/12/e6 20000 General Procedure 24000 -Construction Plat-pg.2-16 and at intervals that do not exceed 300 feet between said corners. Notification shall not commence until the plat has been certified by the Director. 24060 Approval The Commission, after holding a public hearing in accordance with City Codes and the Commissions bylaws, shall approve, conditionally approve, disapprove or table the construction plat. The City Council, within 30 days of the Commission's action, shall either confirm the action of the Commission, disapprove the subdivision, or request that the Commission consider the Council's recommendation at their next regular meeting. The Council may not delete or amend conditions established by the Commission, but they may attach additional conditions, provided that such additions do not negate the effect of the Commissions conditions. The Commission and Council shall cite findings of fact supporting their actions. Approval of the Construction Flat 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 Construction Plat nor any subsequent plat or permit has been allowed to expire. The approval of the Construction Plat shall expire 12 months after the approval by the Council, 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 Flans and/or the Final Plat in accordance with the regulations herein, this period may he extended for six months with the approval of the Council. A Construction Flat shall not expire as long as the corresponding Final Flat is active, but if this Final Plat expires the Construction Flat shall also expire. If a Construction 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 project were initially being submitted. If revision of the Construction 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 Construction Plat has been approved as directed by the Commission and 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. Revised 11/12/86 25000 CONSTRUCTION PLANS 25010 PURPOSE AND APPLICABILITY Construction Plans, consisting of detailed specifications and diagrams illustrating the location, design, and composition of all improvements required by this ordinance and other applicable City codes and policies, shall be submitted for any project that necessitates the construction, reconstruction or modification of new or existing improvements. These documents shall include complete plans and specifications describing water, wastewater, electrical, gas, street, traffic, drainage, landscaping, telecommunications and all other improvements required to serve the project. 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. 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 drawn on 24" x 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 Construction Plat and in compliance with all ordinances, codes, standards and policies of the City and other applicable governmental entities. Revised 11/12/86 .C)00G General Procedure 25000 -Construction Plans-pg.2-18 The following shall be the minimum requirements for Construction Plans: A. Title sheet as provided by City H. Approved Construction Plat C. Detailed Development Plan when required under Sections 7000-7999 herein. 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. :1. Detailed right-of-way cross sections showing pertinent design details and elevations at 100 foot intervals or as specified by City Engineer. 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. 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 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. Revised 11/12/86 20000 General Procedure 25000 -Construction Flans-pg.2-19 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. 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 landscaping and restoration of all disturbed areas. 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 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. 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 in accordance with all current City standards, specifications,and criteria for construction of wastewater lines. Revised 11/12/86 20000 General Procedure 25000 -Construction Plans-pg.2-20 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. u. Design details for manholes and special structures. Flow line elevations 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 caf street lights, light intensity levels, lines, poles, transformers, meters and other appurtenances. K. Required and proposed improvements for Parks and other public and common areas. L. Final design criteria, reports, calculations, and all other related computations, if not previously submitted with the Construction Plat. These reports shall include a copy of the Water Pollution Abatement Plan submitted to the Texas Water Commission, if not submitted with the Construction 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 Construction Plat have been granted, the subdivider shall submit to the Director of Public Works an application for Construction Plan approval and copies in Revised 11/12/86 20000 General Procedure 25000 --Construction Plans-pg.2-21 the number specified in the application, of detailed engineering plans and specifications for the construction of all required improvements. At the discretion of the Director of Public Works, all fees required for the review of Construction Plans shall either be submitted with the application, or paid upon receipt of a bill from the City according to the Fate and Fee Schedule for the review of development project 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 construction plans shall be submitted for review to the Board of Adjustment whose action shall be final. B. Where it becomes necessary due to unforseen circumstances, for amendments 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. Revised 11/12/e6 20000 General Procedure 25000 -Construction Flans-pg.2-22 5050 APPROVAL All improvements shown in approved Construction Flans 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. Revised 11/12/L6 26000 Final Plat 26010 Purpose and Applicability The Final Plat provides detailed graphic information and associated text indicating property boundaries, easements, streets, utilities, drainage, and other information 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 Plat. If minor revision of a Construction Plat is required, the review of the revised Construction 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. 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. Prior to recordation, the subdivider shall submit three 18 Y, 24 inch copies of the plat; one copy of linens to be kept on file in the plat records of Williamson County, Texas, one copy on 4 mil. mylar for use in the Planning Department, and one copy on mylar for the owner's records (use of stick -on attachments to the plat shall not be permitted). 26030 Content The Final Plat shall contain or have attached thereto: 26031 Natural Features The location of existing water courses, dry creek beds, ravines, caves, springs, wells, sinkholes and other similar drainage features. Centerlines of water courses, creeks and ravines, existing drainage structures and other pertinent data shall be shown. The one hundred year flood plain, based on fully developed conditions within the watershed area, shall be calculated in accordance with the 100 year design flood as calculated in accordance with the City's Public Works Project Manual, and shall be? shown on the plat and certified by a Registered Professional Engineer. Revised 11/12/66 20600 General Procedure 26000 -Final Plat-pg.2•-24 26032 Improvements The name, dimensions and location of adjacent streets, easements, pipe lines, water courses and like information. All lines outside of the subdivision boundaries 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. X and Y coordinates shall be identified for two adjacent property corners. C. The description and location of all permanent survey monuments, pins and control points. D. Suitable primary control points to which all dimensions, bearings and similar data shall be referred. E. Location of the City limit lines and the outer border of the City's extraterritorial jurisdiction if either- traverses the subdivision or is contiguous with the subdivision boundary. F. The location, bearings, width, purposes and approved names (if applicable) of existing and proposed streets, alleys, easements and rights of way to be dedicated to public use, with the following engineeriny data. 1. For streets. Complete curve data (Delta, Arc length, Radius, Tangent, Point of curve, Point of Reverse Curve, Point of Tangent, Long Chord with Bearing) between all lot corner• pins. 2. For Water Courses acid 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 large water courses 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 Municip<al Airport have as height restriction imposed by the Revised 11/12/86 20000 General Procedure 26000 -Final Plat-pg.2-25 Georgetown -Williamson County Joint Airport Ordinance. These restrictions shall be indicated as "Avigation Easements" in a manner acceptable to the Commission. Final Plats shall also indicate the runway approach 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 boundaries of any critical water quality, buffer, and uplands zones as defined in sections 32000-32999, the locations of any recharge features, and lot specific impervious coverage limitations as approved on the Construction Plat. I. The use, property dimensions, names and boundary lines of all special reservations to be dedicated for: 1. public use including sites for schools, churches, parkas and open spaces. 2. common ownership. 3. subsequent development. 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 Lhe City, provided however that use of the same base n.mes for different sections or phases is required whet, the units are contiguous with their namesakes and individually identified by a section number. S. The date, scale, north point, addresses of the owner of record, suL-iivider, registered public surveyor, and registered professional engineer if required, platting the tract. The engineer- and surv,iyor shall affix their seals to the plat in conjunction with the signing of the certification requirements. Revised 11/12/86 20000 General Procedure 26000 -Final Flat-pg.2-26 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 V = 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 classifications 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 mathematical 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. 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 submission, except that such certification is not required if City of Georgetown water is used. Certification from the Williamson County Health Department that a subdivision is located in an area which cannot reasonable 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. Revised 11/12/86 :0000 General Procedure 26035 Support Documents 26000 --Final Plat-pg.1-27 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 jurisdiction and over the Edwards Aquifer Recharge Zone. H. Computer tapes showing computer tapes on all lots square or rectangular shall plat. a closed perimeter and other than those which are be provided with the final 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 indicating the utilities' intents to serve the property, except that said letters are not required if the easements conform to those approved on the Construction Plat. D. Approved construction plans and specifications of roads, drainage, storm sewers, easements, utilities and other necessary information prepared by a Registered Professional Engineer. E. If the construction of all improvements needed to serve the subdivision is not 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 28000-28110. 26040 Procedure After approval of the Construction 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 professional engineer if required, bearing their seals, together- with a completed application form and a filing fee as determined by the current rate schedule, shall be submitted to the Planning Commission and City Council for approval before recordation of the plat. The 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: Revised 11/12/86 20(')i)C? General Procedure 26000 -Final Plat-pg.2-28 A. Completed application forms and the payment of all applicable fees. R. Any materials or documents required by the Commission and/or- Council as a condition of construction 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. 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 Construction Plat submittal substantially fails to meet the minimal informational requirements or the conditions of Construction 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 approved by the Director. Prior to the Commission meeting at which the Final Plat is heard, City staff shall review the plat for consistency with the Construction 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 certification 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 Revised 11/12/86 20000 Op. aral Procedure heard. If, after certification, from the agenda, the subdivision agenda pursuant to repayment of 26050 Approval 26000 -Final Plat-pg.2-29 the subdivider withdraws may appear on the next fees. 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 .30 days of the certified filing date of the Plat. The Council shall, within '0 days of the Commission's action, 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 they may attach additional conditions, provided that such additions do not negate the effect of the Commissions conditions. Unless the Final Plat is recorded in the County Clerk's office within six 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 recording of the Final Plat. Prior to recordation of the Final Plat, the applicant must submit the following. A. Fees in lieu of park land dedication as required. B. Performance and maintenance guarantees for all required improvements that have riot been accepted by the Director of Public_ Works. C. Written acceptance of all improvements from the Director of Public Works or assurance of completion of said improvements in accordance with sections 28000-28110 of these regulations. If revision of the Final Plat is required by the Commission and/or Council, then the final plat shall not be recorded Article 974-a V.A.C.S. until the revised Final Flat has been submitted and approved by the Director, for compliance with the Cc:mmission's or Council's requirements. Revised 11/12/86 27000 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 improvements in the immediate area and its conformance to the policies and standards of the Comprehensive Plan. The design shall encourage the elimination of unnecessary 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 Construction Plat approval, the public approval of a Detailed Development Plan. 27030 Format The Detailed Development Plan shall be drawn on paper not exceeding 24 inches by 36 inches, at an engineering scale sufficient to thoroughly meet the informational requirements herein. When more than one sheet is necessary to accommodate the entire site, each sheet shall identify match lines for adjacent sheets. Revised 11;12/86 20000 General Procedure 27000 -Detailed Dev. Plan-pg.2-.T_•1 The Detailed Development Plan shall be submitted in the n,mber 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 Content The Detailed Development Plan shall include: A. For single family, 2 -plea, 3 -plea and 4-plex residential buildings where only one building is proposed on a lot: 1. Names and addresses of Record Owner, Architect/Engineer/Surveyor, and Contractor. _. 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 provided, however, that where an existing or potential drainage problem is identified, additional drainage data may be required by the Director. 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 existing and proposed buildings on the site. 11. Lot dimensions, square footage, and percent coverage by proposed structures and pavement. 12. Location, number and dimensions of existing and proposed parking spaces. Revised 11/121l85 20000 General Procedure 27000 -Detailed Dev. Flan-pg.2-32 13. Setback of all existing and proposed structures from property lines and platted building lines. 14. Locations of all existing trees having diameters of eight (8) inches or greater. 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 authorized agent of the owner. 4. The property address, existing land use, and the name and mailing address of the owner of each parcel abutting or opposite the subject property. 5. A description of the proposed use(s). 6. The date, scale, north point, and project name. 7. The location and dimensions of boundary lines, easements, restrictions, required yards and setbacks for all existing and proposed buildings and land improvements. B. 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 improvements including parking and loading areas; pedestrian and vehicular access; fencing and screening; lighting; adjacent streets and alleys; and water, wastewater, electric, and drainage improvements. I0. The center line of existing water courses, drainage features, the limits of the 25 year and 100) year floodplains, and finished floor elevations. 11. The number of existing and proposed off-street parking and loading spaces, and a calculation of applicable minimum requirements. Revised 11/12/86 20000 General Procedure 12. A plan showing at 2 foot contour control measures. 27000 -Detailed Dev. Plan-pg.2-33 existing and proposed topography intervals and proposed erosion 13. The location, size and content of the existing and proposed landscaped areas. 14. Lot dimen=sions, square footage, percent impervious coverage of the lot. 15. Stormwater drainage and detention information sufficient to demonstrate compliance with the provisions of this ordinance. 16. Proposed Utility flow data. 17. The location, type and dimensions of proposed signs. 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 this ordinance. B. The Commission and/or Council may reserve Detailed Development Plan review and approval authority, as set forth in section 27020, for either 1. unplatted land; or 2. land for which a final plat has been approved and recorded but for which BOTH land -use designation and living unit equivalent (LUE) assignment have not been approved and granted C. Land for which a final plat has been approved and for which BOTH land use designation and LUE assignment have been approved and granted, final detailed development plan review and approval shall be administered by the Director. 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 Development Plan; or 2. A list of modifications required in order to receive approval; or 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 Revised 11/12/06 20000 General Procedure 27000 -Detailed Dev. Plan-pg.2-34 whatsoever, that a Detailed Development Plan (as described in Parts B and C above) be reviewed and have a final decision rendered by the Commission. F. The Director and the Commission shall not be required to approve or disapprove a Detailed Development Plan at the time of Construction Plat or Final Plat approval. G. 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 Commission as authorized herein shall be evidenced by the authorized signature of the Director or the Commission Chairperson, as applicable, on the Detailed Development 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 six months following the date on which such approval became effective, unless prior to the expiration of six months, a building permit is issued and construction is commenced and diligently pursued toward completion. A Detailed Development Plan approval subject to lapse may be renewed by the Commission for an additional period of six months provided that prior to the expiration date, a written request for renewal is filed with the Director. Not more than two renewals shall be approved for any Detailed Development 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 Development 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 40 days of such notification, and if not satisfied that the regulation, general provision, or condition is being complied with, 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. Revised 11/12/86 20000 General Procedure 27isis0-Detailed Dev. Plan-pg.2-35 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. 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. Revised 11/12/86 28000 ASSURANCES FOR COMPLETION OF IMPROVEMENTS 28010 PURPOSE The requirements of sections 20000-28999 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 P. 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 specifications. 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 recorded in the Plat Records of Williamson County, Teras, 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 improvements 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 Subdivision Regulations, the original copy of the Final Plat shall be signed by the appropriate City Officials and the Director of the Division of Community Development and Planning shall file said Final Plat in the Plat Records of Williamson County, Revised 11/12/86 20000 General Procedure Texas. However, no the written consent Approval. 28000 Assurances-pg.2--37 plat shall be filed of record without of the applicant requesting Final Plat 28030 COMPLETION OF IMPROVEMENTS Prior to the signing of the conditionally approved Final Plat by the Chairman of the Planning and Zoning 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 City Engineer and acceptance by the City Council, except as otherwise provided for in these regulations. 28040 ALTERNATIVE TO COMPL-ETING 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 conditionally 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 Pond. 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. z. Escrow Account. The subdivider shall deposit cash, or other instrument readily convertible into cash at face value, either with the City of 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 Council. 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 council 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 Council and may not be used or pledged by the subdivider as security in any other matter during that period; and Revised 11/12/86 20000 General Procedure 28000 Assurances-pg.2-38 b. That in the case of a failure on the part of the subdivider to complete said improvements, the financial institution shall immediately 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. v. 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 Council 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 Council according to provisions of Section 808 of these Regulations; and d. Such Letter of Credit shall be prepared using the form found in Appendix; C attached to these Regulations; and R. A Professional Engineer licensed to practice in the State of Texas shall furnish estimates of the costs of all required improvements to the City Engineer 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 execution as set forth in these regulations. All such surety instruments shall be both a payment and performance guarantee. Revised 11/12/86 20000 General Procedure 28000 Assurances-pg.2-34 28050 TIME LIMIT FOR COMPLETING IMPROVEMENTS The period within which required improvements must be completed shall be specified by the Planning and Zoning Commission in approving the Final Plat and shall be incorporated in 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 Planning and Zoning Commission may, upon application of the subdivider and upon proof of hardship, recommend to the City 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 prepared 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 City Council may at any time during the period of such surety instrument accept a substitution of principal sureties upon recommendations of the Planning and Zoning 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 Regulations. In those cases where a surety instrument has been required and improvements have not been completed within the terms of said surety instrument, the City Council may declare the surety to be in default and require that all the improvements be installed. 28070 INSPECTION AND ACCEPTANCE OF IMPROVEMENTS The City Engineer shall inspect all required improvements to insure compliance with city requirements and approved construction plans. Upon all required improvements having been satisfactorily completed, the City Engineer shall so certify such fact and present such finding to the City Council. The City Council shall not accept dedications of required improvements nor release or reduce a performance bond or other assurance, until such time as it determines that: Revised 11/12!86 20000 Cc. eral Procedure 28000 Assurances-pg.2-40 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 provisions of these regulations have been satisfied. 28080 REDUCTION OR RELEASE OF IMPROVEMENT SURETY INSTRUMENT A. A surety instrument may be reduced by action of the City Council upon actual construction of required improvements to a ratio that the improvement bears to the total public improvements required for the subdivision, as determined by the City Engineer. Before the City Council shall reduce said surety instrument, 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 Section 28030 of these Subdivision 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 Council shall not release a surety instrument unless and until all of the following conditions have been satisfied: 1. All required improvements have been satisfactorily completed; and 2. All required improvements have been inspected and approved by the City Engineer; and 3. The City Council has accepted dedication or other arrangement for the operation and maintenance of all required improvements; and 4. A maintenance bond has been provided in accordance with these regulations where dedication of required improvements is accepted by the City Council; and 5. The required number of copies of approved "as built" plans for all improvements as provided for in these regulations, have been submitted to and approved by the City Engineers. 28100 MAINTENANCE BOND REQUIRED Before the release of any surety instrument guaranteeing the construction of required subdivision improvements or the signing of the Final Plat where subdivision Revised 11/12/86 20000 General Procedure 28000 Assurances-pg.2-41 improvements were made prior to the filing of the final plat for recordation the subdivider- shall furnish the City Council with a maintenance bond or other surety instrument as allowed in Section 28030 of these Regulations to assure the quality of materials and worl::manship, and maintenance of all required improvements including 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 instrument, or signing and recording of the final plat whichever is liter. 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 City Council 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 Council 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. Revised 11/12/86 29000 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 discourage innovative site design and development responses to new market demands. 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 available, 3. An integration of open space and recreation areas with residential development, 4. A pattern of development which preserves Georgetown's unique environmental attractiveness, trees and other outstanding natural features, 5. A creative approach to the use of land and its related physical development, 6. An efficient use of land requiring smaller networks of utilities and streets, thereby lowering development and maintenance costs. C. The PUD regulations shall apply to development proposals which vary the arrangement of landscaping buildings, lots, open space, access, and/or relationships 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 Ordinance, the Zoning Ordinance, or the Comprehensive Plan. revised 11/12/86 20000 General Provisions 29012 Procedure Alternate Forms-pg.2-43 The subdivider proposing a PUD shall follow all of the procedures for conventional subdivisions as specified in Section 20000 - 28999 except that a Detailed Development Plan must be submitted for review at the time of Construction Plat Submittal. 29013 Approval Final Flat approval and Detailed Development Plan approval shall occur concurrently. 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 subdivision provided that the owner(s) of the amended lot(s) 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; P. 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; 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 omissions may include, but are not limited to: lot numbers, acreage, street names, and identification of adjacent recorded Plats; revised 11/12/86 20000 General Provisions Alternate Forms-pg.2-44 G. To correct an error in courses and distances of lot lines between two adjacent lots where lot owners join in the application for plat 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. 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 Construction 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. R. Certification from all applicable taxing authorities that all taxes due on the property have been paid. 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 sir. (6) months of Council approval. revised 11/12/86 20000 General Provisions 290.30 290.31 Simple Subdivisions Purpose and Applicability Alternate Farms-pg.2-45 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 resubdivisions and lot splits. Applicants for subdivisions or resubdivisions 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. No new public street shall be necessary for each lot to access a public street, P. 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, C. Each lot in the subdivision shall be designated on the plat for single family use with a maximum of 30% impervious coverage, D. No off-site improvements to the City's infrastructure are determined to be necessary by the Public Works Department, and E. 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 Format 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: revised 11/12/86 20000 General Provisions Alternate Forms-pg.2-46 A. Construction Plans may not be required P. A Registered Professional Engineer shall not be required to certify the 25 and 100 year flood plain C. A drainage report indicating compliance with the drainage requirements of these regulations, prepared and certified by a Registered Professional Engineer, shall only be required for properties containing or adjacent to any water course draining 5 or more acres in which construction is to be permitted. D. The Director delete any informational requirements that are determined by the Director to place an excessive burden an 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 Construction 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. revised 11/12/86 20000 General Provisions Alternate Forms-pg.2-47 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 provisions for Final Plats described in section 26050. 29040 Dedication Flats 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. E. A copy of the proposed transfer instrument. C. A drawing of the easement, certified by a registered survey or indicating the following information: 1. The bearings and distances of all boundaries of the easement sufficient 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. The allowable use and users of the property right being conveyed. 4. The owners and deed references of all effected property. revised 11/12/86 20000 General Provisions Alternate Farms-pg.2-48 29043 Procedure 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. All other dedications or abandonments of easements shall be submitted to the Director, who shall approve or disapprove the request within five (5) working days. revised 11/12/86 30000 Design Standards 30000 DESIGN STANDARDS 31000 GENERAL 31000-General-pg.3-1 In addition to the requirements established by these regulations, all subdivision plats shall be designed so as to comply with the intent and provisions of the Zoning Ordinance, building and housing codes, Comprehensive Plan, regulations of the State Department of Highways 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 exceptional 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 fallowing general principles: A. The neighborhood, as a planning unit, is intended as an area principally 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 lots 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 Revised 11/12/86 00000 Design Standards 31000-General--pg.3-2 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. 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 residential development is not adversely impacted by higher intensity uses. E. Public utilities and infrastructure should be provided within all subdivisions 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. Revised 11/12/86 32000 WATERSHED PROVISIONS 32010 Purpose The watershed provisions contained herein are deemed necessary for the following reasons: A. Many of the watersheds within the City's jurisdiction contribute significantly to Georgetown's drinking water supply. B. Waterways and their associated watersheds within the City's jurisdiction represent significant and irreplaceable recreational and aesthetic resources and contribute directly to the City's public health. C. The continued economic growth of the City is dependent on an adequate quality and quantity of water, a pleasing natural environment, recreational opportunities in close pr-3;;imity to the City as well as the protection 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 resulting from development activities. E. All watersheds within the City's jurisdiction are undergoing development or are facing development pressure F. If watersheds within the City's jurisdiction are not developed in a sensitive and innovative manner, their water resources, natural environment, and recreational characteristics will be irreparably damaged. G. Protection of Critical Environmental Features such as caves, sinkholes, 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 environment 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 Sari Gabriel River. I. The City is desirous of adopting appropriate development rules and regulations for the purpose of protection of the watersheds 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 storm sewer and wastewater discharges and urban runoff from rainwater; and for the abatement of the risks related to flooding within the watersheds. Revised 11/12/86 30000 Design Standards 32000 -Watershed Provisions-pg.3-4 32020 Overview In order to achieve the purposes in section 32010, the following sections provide for setback= from critical water quality zones and recharge, as well as maximum intensities of development over various geological formations, incentives for the preservation of environmentally sensitive lands, and provisions for storm water management systems. 32030 Compliance All development plans and subdivision plats submitted, except those plats of developed property on which no new structures or additional impervious coverage is planned, shall comply with the provisions of this part and any other applicable provisions of this Division. 32040 Critical Water Quality Zones A. Critical water quality zones shall be established along all minor, intermediate and major waterways, and around significant recharge features such as caves, sinkholes, springs and the bases of bluffs. A recharge feature shall be considered significant if lies within an area subject to inundation from the one hundred year storm event and the upstream drainage area consists of five (51 or more acres. The zone line for waterways, as defined in Table 32040, shall be delineated parallel to the centerline of each creek: or tributary according to the size of the drainage basin as determined from the most down stream portion of the subdivision. When the classification of a waterway changes between the up and downstream boundaries of a tract being subdivided, an•i the boundary of the critical water quality zone differs from the boundary of the 100 year flood plain, the boundary of the critical water quality zone may be delineated by connecting the required setbacks at the up and downstream property boundaries with a lime approximately parallel to the centerline of the waterway. The setback shall decrease at, a consistent rate between the property boundaries along the waterway. Revised 11112/86 30000 Design Standards Table 32040. WATERWAY MINIMUM ZONE LINE 32000 -Watershed Provisions-pg.3-5 MAXIMUM ZONE LINE Minor *100 year flood plain but 100'from the center no less than 50' from the line of the creek edge of the 2 year flood plain Intermediate *100 year flood plain 200' from the center but no less than 75' from line of •the creek the edge of the 2 year •flood plain Major *100 year flood plain but 400' from the center no less than 100' from the line of the creek edge of the two year flood plain *In no event shall the Critical Water Quality Zone extend beyond the crest of a bluff, as defined herein. B. The flood plain delineation, as applied in table 32040, shall be based on a channel in its unaltered state,and shall assume fully developed watershed conditions. C. The critical water quality zone shall remain free of all construction activity, development and alterations except that the following may be permitted: 1. Arterial, collector, and residential street crossings only as provided below: a. Major waterways may be crossed by arterial streets that are identified in the City's Comprehensive Plan. b. Intermediate waterways may be crossed by arterial and collector streets, provided, however, that no collector street crossing shall be within two thousand five hundred (2,500) feet of any other collector or arterial street crossing on the same waterway. C. Minorwaterways may be crossed by arterial and collector streets, provided, however, that no collector street crossing shall be within one thousand (1,00(j) feet of any other- crossing of a collector or arterial street on the same waterway. Revised 11/12/S6 30000 Design Standards 7 -2000 -Watershed Provisions-pg.3-6 d. Mirror waterways may be crossed by a local street only when necessary to provide access to property which cannot otherwise be safely accessed. e. The Commission may vary these requirements prior to, or at the time of Construction Plat approval. 2. Fences that do not obstruct flood flows. 3. Public and private parkas and open spaces, with development in the parks and open space limited to trails and other approved recreational facilities including but riot limited to facilities for hiking, jogging, non motorized biking, and nature walks. Stables and corrals for animals shall not be permitted. 4. Boat docks, piers, wharves, or marinas, and necessary access and appurtenances as permitted by the City and other governmental entities having jurisdiction. 5. Utilities, maintenance, and flood plain alterations as permitted by the Director of Public Wor k. s. D. No construction other than for yards and hiking trails shall be undertaken within one hundred fifty (150) feet of a significant recharge feature as defined herein, except under conditions that do riot impact the feature, including: 1. All building sites or construction areas which slope away from the feature at a minimum grade of three (3) percent, and 2. Utility and road construction which is recommended by the Director of Public Works, and approved by the Commission. No clearing, alteration, or development of any kind shall be permitted within fifty (50) feet of a significant recharge feature. Such areas shall be reserved as open space. E. Drainage pattern, shall be designed to protect all recharge features from run off from developed areas, and special filtration and erosion controls shall be utilized where necessary to avoid sedimentation and contamination. Revised 11/12,86 30000 Design Standards 32000 -Watershed Provisions-pg.3-7 32050 Water Quality Buffer Zones Water quality buffer zones shall be established parallel to all critical water quality zones and around all significant recharge features, and shall extend from the outer boundaries of the critical water quality zones for one hundred fifty (150) feet along major waterways; one hundred (100) feet along intermediate waterways and around significant recharge features; and fifty (50) feet along minor waterways. 32060 Maximum Development Intensities 32061 Developments in Edwards Formation Watersheds A. Compliance. All development located in watersheds designated in map attachment 1 as Edwards limestone formations watersheds (Ked) shall comply with the provisions of this section. Final interpretation of the map shall be the responsibility of the director. B. Waterway Definitions. Minor, intermediate, and major waterways shall be designated for any channel, creek:, stream, branch or watercourse according to drainage area as follows: Waterway Minor Intermediate Major C. Critical Water quality zone shall activity, except as Drainage Area 128 acres - 320 acres 321 acres - 640 acres over 640 acres Quality Zones. The critical water remain free of all development provided for herein. D. Water Quality Buffer Zones. The projected impervious cover in any development or portion thereof that lies within the water quality buffer- zone shall not exceed thirty percent of the land area of the zone, exclusive of land within a one hundred year flood plain or land dedicated to the City to satisfy park: land dedication requirements. Detention/sedimentation and sedimentation/filtration basins may be located in the water quality buffer zone. E. Uplands Zone. The uplands zone, which shall include all lands not include within either the Critical Water Quality Zone or the Water Quality Buffer Zone, is subject to the following limits of development intensity: Revised 11/12/86 30000 Des.gn Standards .32062 32000 -Watershed Provisions-pg.3-8 1. The impervious cover for all one, two or three family development of land in the uplands zone shall not exceed 30% of the net site area, or 40% if transfers of development intensity are made in accordance with Section 32070. ^c. The impervious cover for all multi -family residential or industrial development of land in the uplands zone shall riot exceed 40% of the net site area, or 50% if transfers of development intensity are made in accordance with Section 32070. 3. The impervious cover for commercial development of land in the uplands zone shall not exceed 60% of the net site area, or 7!i'/, if transfers of development intensity are made in accordance with Section 32070. Developments Outside Edwards Formation Watersheds A. Compliance. All development located in watersheds not designated in map attachment 1 as Edwards limestone formation watersheds shall comply with the provisions of this section. B. Waterway Definitions. Minor, intermediate, and major waterways shall be designated for any channel, creel::, stream, branch or watercourse according to drainage area as follows: Waterway Minor Intermediate Major C. Critical Water quality zone shall activity, except as Drainage Area 360 acres - 480 acres 481 acres - 960 acres over 960 acres Quality Zones. The critical water remain free of all development provided for herein. D. Water Quality Buffer Zones. The projected impervious cover in any development or portion thereof that lies within the water quality buffer zone shall not exceed thirty percent of the land area of the zone, exclusive of land within a one hundred yaar flood plain and land dedicated to the City to satisfy parkland dedication requirements. Detention/sedimentation and sedimentation/filtration basins may be located in the water quality buffer zone. Revised 11/12/86 30000 Design Standards 32000 -Watershed Provisions-pg.3-9 E. Uplands Zone. The uplands zone, which shall include all lands not include within either the Critical Water Quality Zone or the Water Quality buffer Zone, is subject to the following limits of development intensity: 1. The impervious cover for all one, two or three family residential development of land in the uplands zone shall not exceed 40% of the net site area, or 50% if transfers of development intensity are made in accordance with Section 32070. 2. The impervious cover for all multi -family residential or industrial development of land in the uplands zone shall riot exceed 50% of the net site area, or 60% if transfers of development intensity are made in accordance with Section 32071). ti. The impervious cover for commercial development of land in the uplands zone shall not exceed 70% of the net site area, or 80% if transfers of development intensity are made in accordance with Section 32070. 32070 Transfers of Development Intensity A. For all land in the critical water quality zone which is located outside the 25 year flood plain, and which is dedicated to the City in fee simple title and the gift is accepted by the City, the applicant is entitled to additional impervious cover on lands in the uplands zone at the rate of 12,000 square feet per acre dedicated. Dedication of land under this section may not be credited toward satisfaction of Park Land Dedication requirements for the parcel being subdivided. B. For every one acre of land in the water quality buffer zone which is left undeveloped and undisturbed and is not included in impervious cover calculations elsewhere, the applicant is entitled to an additional 20,())) square feet of impervious cover on lands in the uplands zone. C. Development intensity may only be transferred if both the donor- and receiving land are included in the same Final Plat. D. An applicant transferring development intensity must note the transfer on the plait, providing restrictions on the donor land and designating the receiving lot(s). Revised 11/12/86 30000 Design Standards .32000 --Watershed Provisions-pg.3-10 32080 Structural Controls A. Sedimentation/filtration facilities basins shall be required to serve all development with impervious cover in excess of forty (40) percent of the gross subdivision acreage exclusive of lands within the one hundred year flood plain. Approved filtering channels may be utilized for developments with impervious coverage less than sixty (60) percent. S. Sedimentation/filtration basins shall be required to serve all development with continuous parking lots having a capacity in excess of 20 spaces. 32090 Industrial Uses A. An applicant proposing any industrial use, as defined in the City's Comprehensive Flan, and which is not completely enclosed within a building or buildings, must provide a pollutant attenuation plan which: 1. Proposes methods to capture all surface water run off from developed areas to contain and filter pollutants generated on site. 2. Retains dust and other- particulate matter on-site, to the greatest extent feasible. F. The design of storage facilities for hydrocarbon or hazardous substances, 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. ^_•. Above ground storage facilities. Facilities for the above ground storage of static hydrocarbon or hazardous substances shall be constructed 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 point convenient for the 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 drainaqe area for disposal within 24 hours. Revised 11/12/86 30000 Design Standards 32000 -Watershed Provisions-pg.'-•li C. All transport facilities for hydrocarbons and hazardous substances shall be approved by the Director - of Public Works. 32100 Starmwater Management System Requirements The Commission shall not recommend approval for any plat, plan or subdivision which does not meet the minimum requirements of this ordinance in making adequate provision for the control of both the quantity and quality 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, transport and conservation of water quality of all stormwater run-off 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 storm -water law established by the Texas Water Code. 32101 Basic Design Objectives In general the stormwater management system shall be designed and constructed in a manner which promotes the development of a network, of both "natural" and "built" drainage ways throughout the community and so as to: A. Retain non -urbanized 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. Revised 11/12/86 98/ZT/TT pasTna,y •suel,d uot3.ona}suo3 ajTnbaa Aew syaoM oTlgnd }o ao-4oaaTQ ay; pue }eld uot-on.a_Tsuo3 aq4 yo paZeDtpuT aq Tlege uOtIona}suoo .aay}o ao sllem 6ututejau }o asn Aud •Ienuew s}uawanoadwl ao} suot:}eot}toads puw spaepuegs uot}ona}suo3 s,A,4t3 ay; ut pagt.aosa.ad se pauteap ATagenbape aq TTwLIs uotatnTpgns aqI uT'14Tm :ImOtq puw a-ITs 6401 gow3 •13 •swajsAs A3.tTt4n ao s.--jjOMgau peoa }o a3ueua4utew pue uot}eaado ay -4 43tm a.Aa}aa}ut }ou Tleys pue wa-4sAs .AcaMas A.aej.Tues Aue }o quepuadaput puw aje.aedas aq TTeys wa-4sAs abeute.Ap u1a04s ayl . d s-4uawaaTnbay u6tsa❑ Teaauag ZpTZ�• •sayoItp a6euteap pue saaMas w.a045 ut sMol} }o uo1qwa4uaouoo o1 pasoddo se uotstntpgns ay} ao} u61sap a6euteap }o ant}oargo Aaewtud e aq Ileys MOT} 4aays o4 :yoeq }}o un.A }o uots_aadstp ay3. pue algtssod aanauagM pautequtew aq ITegs MOT} 48ags puelaanp •.aa4emwaojs Aq pa4.aodsuea; pue pajoalloo s4ueutwe4uoo }o waeq aqj ajenual a pue 's6uTads pue sdaas leool }O a6Jeyoa.A pue uoT'4ea3lt}uT utejutew 'uotso_ia 4uanaad 0-4 se OS Aanoo snotnaadwT }o JunOwe aqq gTwil pue suaa};ed abeuteap Iean}eu anaasaad •1 •spueT uteld pool} butztlt}n swalsAs aoeds uado pue Ieuot;eaaoa.a }o not-4eutgwoo e utequtew pue aatnbod )4 •otlgnd aq4 }o asuadxa ay} :}e uale4aapun Alleaaua6 pue 6utpooT} yZtm pa;eToosse s4AO}}a }aTTaa puw anosaa .ao} paau ay} eztwtuTw •r •(aan}ona}sea}ut) saT4Tltow} MTTgnd -iay,4o pue s4aaa-s `sat�tTt�n uz �uaw�sanut otIgnd }o aansodxa aonpay I •sasuadxa a3ueua4utew puw leuot-4e_aado a-mgn} aztwtuTW •H •swa4sAs abeuteap .aoutw puw .ao['ww y40q 6utptno.Ad Aq 6uTpool} quanba.a} aaow 'aalTews ay} pue squana 6utpool} a6.aeT ay -4 yjoq ao} ueT.d •9 •A4TTTge4s otwouoOa pue butaq-Ilam Tetoos 'A3tlenb le}uawuo.atnua }oa4o.ad •d •A;tlenb J8 em aoueyua pue swalgoad uot4e4uawtpas pue uotso.aa aztwtutW •3 •Alt3 aqq }o sle06 Ileaano a44 gjTM 3ua4stsuoo a.ae SsJ.JOM ant;oaaaoo }ey} aansud Q ZI-2•6d-suotstno.A.d paLIS aa�,VM-00OZ2'� sp.aepuels u6tsau 00002 30000 Design Standards 32000 -Watershed Provisions-pg.3-13 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 through a drainageway unless such access shall be constructed to remain open under design storm conditions as prescribed in the City's drainage 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 Construction Plat submitted for filing. The Commission 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 riot approve any subdivision of land within the floodway 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 sewers, outfall, culverts and ditches, shall conform with l -he City's Construction Standards and Specifications for Improvements manual. G. All facilities shall be designed to intercept, detain and transport the projected runoff from 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 contributing area. Said ultimate developed state shall be based on the marrimum intwnwity allowablo r.arndar aximting zoning, tho comprehensive plan, and approved plans within the contributing area. I. All development establishing impervious cover or otherwise modifying 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 mare of the following circumstances: Revised 11/12/86 93/ZT/TT PasTnay •leno.Adde Ueld UOT'oT1_A4suoZ) leuT} o:} JOT -Ad papTno_Ad aq iie4s ('t/'HI'3'd) houa6y }uawabeueW ACouabaawB Ie.AapaA a44 wo.A} 4uawpuawe dew uTeld pool} leool but}sanbaa aa44al a 'algeoTldde ua4m pue 1s4TwTl A4 Tj a4} apTs}no saTJ uotstntpgns aqq }o uoiliod AUe uagm 4uawl.Aedea 44lYaH Aj unoo uosweTiiTM a4-4 }o s}uawa.aTnbaA a4'} 4;Tm p84VUTpa000 Bq lle4s lauue4o abeuTeap aorew e SSO.ADe sabpT.Aq ao s-4aanlno xoq se Bons sa.injona}s Ao.rew pue uoTsTnTpgns a 46noa4q s.4em abeuTeap -iocew }o ubTsaa P •saaumo /.}.aado.id wea.alsumop pue }uaoecpe o- Mel ITnto .Aapun AITI TgTsuodsaa }O .AaUMO a4I anatlaA IOU ITe4s uoseaA Aue _An} -+uawaatubaa si43 }o .AanteM •Aemia_Tem .Aofew a4} }o mol} pool} lead a4; LIT asea.4:3ut ue ut jjnsa.A IOU IITM sjuawaaTnba.A uoiquagap }o AanteM 'sy.AoM otlgnd }o ao-}oa.ata a4} }o }uawabpnc a44 ut pue A(em.Aagem .AoCew e o4 quaDerpe st A(a._AadOad a41 '9 'AC}.Aadaid 6UTUTOCpe joa}}e JOU saop }}ouna pTes pue 'puooas .aad qaa} oTgnD -)AT} }o asea.AouT wnwtxew a o} do }}oun.A UOT;TpuOo buT-4stxa a(4} }o %c)l paaDXa }ou saop }}ouna UT asea.AauT a41 'UOIJUa4ep 04 senTjeu.Aa4le papuawwooaa A+TgsnC pue uTeldxa 'agT.aosap A(lln} 4oT4M pa-uasa.Ad a.Ae sunt-4elnoleo pue elep buTAaautbua paT}TIaao •q 'AemialeM buTnTaoa_A a4l pue autT A:}.aadoad weaa:}sumop uaam}aq 4 Ajado.Ad pue saoue/,BAUOo weaJ45UMop lle uo aoTrdWT. asaanpe }o aouasge a4} a4ea4suowap 4oT4M pa3u8sa.Ad a.Ae suotaelnoleo pue e4ep buTaaauTbua pa1}T4ja3 •uteld pool} aeaA 0()T a4} UT44TM ea.Ae Aue }o antsnloxa ea.ae aoe}.Ans Sol sso_Ab a4:1 }o %(-)2 ue44 .Aanoo puno.Ab snotn_AadwT aaow ou sa-eaap Sol pa44eld Allebal Aue uo a.An;on-J IS letquapTse.A AT Twe} aaJ44 ao om} 'auo a }o }uawdolanaa •pagea;suowap ST AITIToe} abe.Aols a4Ts-}}o a4l o-} alts a4} wO_A} SMol} JlaIem WJ04S }o aouehanuoo alenbape pue smog} lead }o uoT4elnba.A pa.atnbei aqj JO} papTAOad ST abe.Aols alts -}}o panOaddy •I tT-'._'6d-sUOTSTAO_Ad pa4saa4eM-000Z' SP-Aepue-.i, ubTsaa 00002 30000 Design Standards 32000 -Watershed Provisions-pg.3-15 k::. 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 shall be undertaken within the area of the 100 year flood plain without written approval of the Director of Public Works. Such approval shall be based upon certified engineering data and calculations furnished by the applicant. _. All constructed or modified earthen channels shall be designed utilizing a side slope of thirty (30) percent, or flatter, to allow 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 storm sewers. M. Bridges and Culverts 1. All bridge and culvert structures shall be designed to carry 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 acid 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 riot be diminished by the 25 or 100 year storm event. Revised 11/12/86 30000 Design Standards 32000 -Watershed Provisions-pg.3-16 N. Computations and Flans and Construction. 1. Plans 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 construction. 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 liability 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. 0. 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 include the necessary drainage related facilities designed and provided for in compliance with this ordinance and the City's Drainage Criteria Manual. 2. Flans 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 construction to contain the desinn storm and required freeboard. When parking .lots or other approved use areas serve Revised 11/12/86 30000 Design Standards 32000 -Watershed Provisions-pg.3-17 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 maintained by an open channel with landscaped banks having adequate width to contain the vol r_rme2 of flow generated by the design storm under ultimate development conditions. 2. Drainage Easements 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 easements 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 and indicated on the plat. c. Low-lying lands along watercour=ses subject to flooding or overflowing during storm periods, whether or riot included in areas for dedication, shall be preserved and retained in their- natural state as drainage ways. d. All sedimentation, •filtration detention and/or retention basins and related appurtenances shall be situated within a drainage easement. The owners of the tracts upon which are located such easements, appurtenances, and detention facilities shall maintain same and be responsible for their upkeep. Notice of such duty to maintain shall be shown on the plats. D. Drainage facilities shall be designed to serve the entire subdivision. Deferral of the design of required drainage facilities shall not be allowed. F. The standards set forth herein are not intended to be exhaustive and whenever the Director of Public Works deems it necessary to make additional requirements in order to maximize the effectiveness of the drainage plan in question such requirements shall be made. Likewise, the Director of Public Works may allow variances or exceptions to such requirements when so doing will not result in drainage or flooding problems sought to be prevented by Revised 11/12/06 30000 Design Standards 32000 -Watershed Provisions-pg.3-18 this Ordinance. Substantial variances or exceptions must be brought to the attention of the Commission and approved by it at the time of plan approval. The purpose of these provisions is to enable the Director of Public Works to make such additional requirements or exceptions in unique or unusual circumstances. 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. A. Development or alteration of the flood plain shall result in no increase in water surface elevation of the base flood of the watercourse. 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 s.ite after- development or alteration shall be no greater - than the mean velocity of the stream flow under existing conditions. 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 riot 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 wxcavatvd area not in rock shall not exceed 4 to 1. Vertical walls, terracing and other slope treatments will be considered if no unbalancing of stream flow results. 0. Whenever feasible, the integrity of the natural channel will be protected. The elevation of excavated areas in the flood plain shall not be lower than one third of the depth of the natural channel as measured from the adjacent bank or the one (1) year frequency flood, Revised 11/12/86 98/ZI1II pastnay 's4uawanoadwt Iejtdeo paloacoid ao 4uaaano ui asuadxa leuot-tppe hue asneM }ou Ileys uteld pool} ay} }o uot-eaalle A* C •satItoolan pue suo14ene18 aoe+Ans aa3eM bututwaa4ap ut pasn aq lteys Squawano.Jdwt a;entad pue otlgnd pasodo.ed ao butIstxa }o s43a}}a eLll I algtssod aanauaLyM sadols III} ao In: Uo (pooM ao 'auoIs 6y4aea) sle1aa4ew lejngeu a4ejodaooui pinoys butdeospuel eaae IIt} ay; Molaq pue ut g4oq 'algtssod ajagm uotIoaqo_ad aaj4 pue seaJle pajeneoxa }o uotgea04saa 'sadols tit+ pue }no }o loa4uoo uotsaja ao} sueld apn13ut lleys pue 'pa_atnbaA aq lleys ueld sdeospuel tl •H •uteap oq Aaessaoau se jdaoxa lauueyo leinjeu ayj }o .yueq aL44 woa} '4aa} <,r ueyI aasolo aq Ileys uotaeneoxa ON •sa,{el }o not'4eneoxa ay'.} ao} jdaoxa '.AaMol st aanayotyM 61-2'bd-suotslno.A,J paLIS .aa7}eM-()fJ()L1, spaepue4S ubtsaQ 00( -OZ- 33000 33010 TRANSPORTATION General The planning for a thoroughfare system is essential for the continued efficient 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 ROW with natural or man made features such as steep slopes, waterways, wildlife habitats, neighborhoods, historic structures or existing roadways. No subdivision shall be approved until conformance to the Comprehensive Plan is demonstrated. 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 ROW. 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 industrial areas, and in a manner that will discourage use by through traffic. They should be planned so that future urban expansion will riot 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 sysl-em and to provide access to put,lic facilities within the neighborhood; however, collector- 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 should be designed to provide all residential building sites revised 11/12/86 30000 Design Standards 3300O-Transportation-pg.3-21 with direct access to all neighborhood facilities, including the elementary school, parks and playgrounds, churches, and shopping 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. Minimum standards for development are contained in the City's Construction Standards and Specifications and Improvements manual, zoning ordinance, 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 development will occur. This will produce a monotonous urban setting. Subdivision 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. 33020 Traffic Impact Analysis 33021 Title and Purpose Sections 33021-27 shall be known as the Traffic Impact Analysis (TIA) Requirements. The TIA Requirements acknowledge and respond to the relationships between land uses and the vehicular traffic generated by those uses on the public roadways. The purpose of these requirements is to adopt methods to assess the traffic related impacts at the time significant land use decisions are deliberated and made. A TIA is a study that provides information on the projected traffic likely to be generated by a proposed development and to assess its impact on the transportation system. The TIA should identify any potential traffic problems or concerns and recommend appropriate actions to address such problems or concerns. A TIA required by these regulations shall be made in accordance with the provisions herein, and based on detailed development plans submitted by applicants. The TIA shall consider and account for the potential traffic to be generated by other undeveloped sites within the established study boundaries. revised 11/12/B6 30000 Design Standards 33000-Transportation-pg.3-22 3:022 Threshold Conditions For A Traffic Impact Analysis The purpose of this section is to describe the conditions under which a TIA shall be required. It shall be the responsibility of the applicant to submit the data needed to determine whether or riot a TIA is required under the provisions of this section. A. Definitions of Roadway Types 1. Arterial Streets. Arterial streets shall be those roadways designated and classified as either a major arterial, minor arterial, freeway, highway, or expressway in the Comprehensive Flan. 2. Local and Collector Streets. Any roadway riot defined as an arterial street shall be considered a local or collector street. Local and collector streets shall be further differentiated by actual pavement widths and the predominant type of land use served. H. Conditions Requiring a TIA 1. Arterial Streets a. Non-residential Arterials. The following requirements shall apply to projects abutting a major arterial, minor arterial, freeway, expressway or highway, along which less than 75% of the frontage on the arterial is used or zoned as Single -Family or duplex residential or more restrictive within 500 feet of the project's property lines. A TIA shall be required if any of the following conditions exists: i. The existing pavement width of the arterial street is 44 feet or wider and the expected number of trips generated by the project exceeds 2000 vehicle trips per day; or ii. The existing pavement width of the arterial street is 40 to less than 44 feet and the expected number of trips generated by the project exceeds 1000 vehicle trips per day; cr iii. The existing pavement width of the arterial street is less than 40 feet and the expected number of trips generated by the project exceeds 650 vehicle trips per day. b. Residential Arterials. The following requirements apply to prujects abutting a minor arterial street along which 75% or more of the revised 11/12/86 30000 Design Standards 330!0-Transportat ion-pg.3-23 frontage of the arterial is used, zoned or platted as single family, duplex or more restrictive within 500 feet of the project. Residential property that neither fronts nor accesses the arterial shall not be applied towards the 75% total. A TIA shall be required if, regardless of pavement width, the expected number of trips generated by the project exceeds .300 vehicle trips per day. 2. Local and Collector Streets Serving Predominantly Single Family Residential Land Uses. The following applies to projects abutting a local or collector street along which 5(-.)% or more of the frontage is used or zoned for single family residences within 1300 feet of the project (or to the nearest arterial whichever is less). The following does not apply to projects abutting an arterial street and which would use one or more driveways on the arterial street for access and egress. a. For streets with a pavement width of 30 feet or less, the optimum operating level is 600 vehicles per day. Traffic volume in excess of 1200 vehicles per day is considered unacceptable. A TIA is required if either of the following conditions exists: 1. The expected number of vehicle trips generated by the project exceeds 75 vehicle trips per day over the existing use; or 2. With the addition of the traffic generated by the project, the traffic volume on the street would be expected to exceed 900 vehicles per day. b. For streets with a pavement width of more than 30 but less than 40 feet, the optimum operating level is 900 vehicles per day. Traffic volume in excess of 1800 vehicles per day is considered unacceptable. A TIA is required if either of the following conditions exists: 1. the expected number of vehicle trips generated by the project exceeds 110 vehicle trips per day over the existing use; or 2. with the addition of the traffic generated by the project, the traffic volume on the street would be expected to exceed 1400 vehicles per day. revised 11/12/86 30000 Design Standards C. 33000-Transportation-pg.3-24 C. For streets with a pavement width of 40 feet or more, the optimum operating level is 2000 vehicles per day. Traffic volume in excess of 4000 vehicles per• day is considered unacceptable. A TIA is required if either of the following conditions exists: 1. the expected number of vehicle trips generated by the project exceeds 400 vehicle trips per day over the existing uses; or 2. with the addition of the traffic_ generated by the project,the traffic volume on the street would be expected to exceed 3000 vehicles per day. 3. Local and Collector Streets Predominantly Serving Land uses other than single family residential. The following applies to projects abutting a local or collector street along which less than 50% of the frontage is used or zoned for single family structures within 1500 feet of the project (or- to the nearest arterial, whichever is less). The following does not apply to projects abutting an arterial street and which would use one or more driveways on the arterial street for access an egress. a. For streets with a pavement width of less than 40 feet, a TIA is required if the expected number of vehicles trips generated by the project exceeds 650 vehicle trips per day. b. For streets with a pavement width of 40 feet or more, a TIA is required if the expected number- of vehicle trips generated by the project exceeds 1000 vehicle trips per day. Data Requirements for Applicants It shall be the responsibility of the subdivider to submit the required TIA or data indicating that a TIA is not required undwr Section 33022.B at the time of Construction Plat application. The TIA or data justifying exemption from the TIA must- be certified by a Registered Professional Engineer or other qualified individual approved by the Director. Estimates of the average number of vehicle trips per day expected to be generated by the project shall be based on the appropriate trip generation rate data provided in the latest edition of the Trip Generation revised 11/12/86 30000 Design Standards 3:000-Transportation-pg.3-25 Informational Report published by the Institute of Transportation Engineers (ITE). The data submitted by the applicant shall document the specific trip generation rate (or rates) used and the specific land use assumptions used in applying the trip generation rate (or rates) in developing the estimate of average number of vehicle trips per day expected to be generated by the project. If specific information is not available on the proposed land use, the trip generation estimate shall be based on the maximum allowable density for the most intensive use. If Section 33022.B.2 (Local and Collector Streets Serving Predominantly Single Family Residential Land Uses) is applicable to a project, then it is the responsibility of the applicant to submit a 24 hour vehicle traffic count for -the local or collector street (or streets) on which the project abuts. This traffic count shall be collected as determined by the Director of Public Works. The 24 hour traffic count data shall be collected under the supervision of a Registered Engineer or other qualified individual. 33023 Responsibility for Required TIA If a TIA is required for a project (as specified under Section 3:022), the preparation of the required TIA shall be the responsibility of the subdivider. The TIA must be prepared under the supervision of a qualified Professional Registered Engineer or other qualified individual. A TIA report must be prepared documenting the study, the data used, the findings and the recommendations of the study consistent with Sections 33024-25. The TIA Report shall be signed by the Registered Professional Engineer or other qualified individual responsible for the supervision of the study and preparation of the TIA report. The applicant shall be responsible for the submittal of the TIA at the time of Construction Plat submittal. If specific land use is riot known then the TIA shall be based upon the maximum development intensity permitted for the proposed subdivision based on the Comprehensive Plan, City codes and plat restrictions. 33024 Scope of TIA and Study Area The study area shall be based upon the number of trips generated by a project and the type of road used to access a project. In general, the area impacted by a project will increase as either the number of vehicle trips generated or the size of the road accessed by the project increases. The required study area shall include and be bounded by the nearest directly accessible street intersections of the magnitude required in Table 33024 (see example :.3024). If the proposed development is revised 11/12/86 Table 33024. TIA STUDY AREA Magnitudes of Boundary Intersections Road Accessed Trips ; Minor Major Generated Local Collector Arterial Arterial 1-109 L/C NA NA NA 110-299 ; L/C C/Mn NA NA 300-649 ; C/Mn C/Mn Mn/Mj Mj/Mn 650-1999 Mn/Mi Mn/Mj Mn/Mj Mj/Mn 2000 + ; Mj/Mj Mj/Mj Mj/Mj Mj/Mj L - Local Street C - Collector Mn - Minor Arterial • Mj - Major Arterial S NA - Not Applicable * Note - Applicant may substitute a higher magnitude intersection than specified in the above table. Example 33024-1 A site located on a local street generates 600 vehicle trips per day (vpd). The study area would include all streets and intersections between and including the nearest intersections of a collector and a minor arterial (or a collector and a major arterial) in any direction from the project. rn------------- i ---'J SITE i I --- BOUNDARY OF `---- J STUDY AREA Example 33024-2 A site located on a minor arterial generates 2200 vpd. The study area would include the nearest intersections two major arterials. I r'----�-------- I Q SITE ---BOUNDARY OF STUDY AREA L- J 30000 Design Standards 330125 33000-Transportation-pg.3 26 projected to generate 5000 or more vehicle trips per day, the geographical area to be considered in the TIA shall be established in an initial meeting with the Director or his designee. The TIA shall consider and account for the potential traffic to be generated by other undeveloped sites within the established study boundaries. The scope of the Traffic Impact Analysis and the Traffic Impact Analysis Report shall be determined by the Director and may include, but is not to limited to: A. Current average daily traffic counts. B. Morning and evening peak hour traffic counts. C. Estimated peak hour vehicle movements from the proposed project, or from the study area, whichever is applicable. D. Estimated total daily trips generated by the proposed project., or from the study area, whichever is applicable. E. Anticipated traffic impacts on the nearest intersections and an traffic control devices in the study area. F. The impact of on -street parking on the capacity of streets in the study area during the peak hours. G. The location of churches, schools, day care centers, hospitals, nursing homes, parks and similar public or civic uses along routes serving the proposed project or within the study area where increased traffic may endanger - pedestrians. H. A plan view of the streets in the study area from which site distances can be calculated, the location of surrounding driveways examined, and any other data needed to assist in locating and explaining any features that may pose unusual traffic circulation or pedestrian problems. I. Additional conditions as required by the Director. I. Recommended action. Traffic Data Requirements Traffic count data used in the TIA or submitted as part of the application shall be collected using one or more of the following methods: A. Automatic twenty-four hour counters H. Traffic counts conducted manually revised 11/12/86 30000 Design Standards =026 33o27 3Z -'01 -.)0 -Transportation -pg. Z..-27 Vehicle trip generation estimates used in the study shall be based on the appropriate trip generation rate data provided in the latest edition of the Tr__1aGeneration Information Report published by the Institute of Transportation Engineers or using other trip generation rate data acceptable the Urban Transportation Department. The TIA Report shall document the specific trip generation rates used and the specific land use assumptions used in applying the trip generation rates. Application of Requirements A. Except as provided in Section 3:7022 and below, these TIA requirements shall apply to all land located in the City of Georgetown or its ETJ. Such TIA requirements shall become applicable as to each individual lot at such time an application on such lot is made for a subdivision, resubdivision, zoning change, conditional use permit, site plan approval, or building permit. B. These requirements shall not apply to the following: 1. Building permits for single-family or duplex residences where only one such structure is constructed per lot. 2. Building permits for substantial restoration within a period of 12 months of a building which has been damaged by fire, explosion, flood, tornado, riot, act of the public enemy, or accident of any kind. 3. Building permits for restoration of buildings with a historic designation. 4. Building permits for remodeling as long as all exterior walls for the building remain in the same location and the proposed use will not increase the projected number of trips generated. 5. Building permits issued within one year of the effective date of this ordinance except as required by prior Council Action. Actions Based On TIA Results The Commission and/or the Council may disapprove a project subject to these Traffic Impac'L- Analysis Requirements when the results of a TIA demonstrate that such a proposed project (nay overly burden the community's transportation system. The Commission and Council shall disapprove a project that is projected to cause traffic on local or collector residential streets to increase to an unacceptable level as defined in section 33C(22.B.2. revised 11/12/86 30000 Design Standards 33000-Transportation-pg.3-28 It is the.intention, however, that an applicant be allowed to modify a proposed plat or detailed development plan to minimize the traffic -related impacts identified as part of a required TIA. Modifications to plats and/or plans for streets may include a reduction in the projected vehicle trips per day and/or the following, if consistent with the Comprehensive Plan: A. Dedication of additional right-of-way and improvements to adjacent streets. B. Reroutings of traffic and of proposed access and egress points serving the proposed project. C. Participation in the funding of traffic signal and/or intersection improvements. The Planning Department shall review modifications and make recommendations to the Commission and/or Council prior to Construction Plat approval. 33030 Streets and Alleys All streets shall be designed in conformance with the provisions of this section. In General, 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, bath as to horizontal and vertical alignment and right-of-way widths. E. 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. Where possible, the width and the horizontal and vertical alignment of extended streets shall be preserved. C. Street Jogs. Where off -sets in street alignment are, in the opinion of than Commission, unavoidablw, 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 tract is not subdivided, revised 11/12/86 Table 33030. DESIGN STANDARDS FOR STREETS Major Streets Freeway Major Arterial ni vi riart Major Minor Arterial Arterial ttnei i vi Anri Minor Streets Collector Local Spacing (miles) 2 1 1 1/2 1/4 1/18 Length (miles) continuous continuous continuous 1 + 1/2 1/10 Median Width variable 20-40 ft. none none none none Speed 55 40-45 35-45 35-40 30-35 20-30 Right of Way variable 100-140 80-120 80-100 60-80 60 Traffic Number 4-6 4-6 4-6 2-4 2 2 Lanes Width 12 ft./lane 11 ft./lane 11 ft./lane 40-44 ft. 40 ft. 30 ft. Access Residentia Prohibited Prohibited Prohibited prohibited 125 ft. none Separation Other controlled 450 ft. 450 ft. 300 ft. 125 ft. none Parking prohibited prohibited prohibited prohibited controlled allowed Maximum Grade 4% 6% 6% 8% 10% 10% Horizontal Curve Radi 2000 ft. 2000 ft. 800 ft. 600 ft. 250 ft. Vertical Curve Radii Sidewalks none both sides both sides both sides one side none 30000 Design Standards c,nsideration must be openings and access to such resubdivision. 33000-Transportation-pg.3-29 given to possible future street future lots which could result from 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 (R.O.W.) Widths. R.O.W. width shall be measured from front lot line to front lot line of opposite lots. 1. Local streets - shall have a minimum ROW width of sixty (60) feet. 2. Collectors or feeder streets - shall have a minimum ROW width of sixty (60) feet. 3. Minor Arterial streets - shall have a minimum ROW width of eighty (90) feet. 4. Major Arterials - the width of major arterial streets shall be determined by the Commission in accordance with the Comprehensive Flan. 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 approach to a major street intersection, with a transition ba0.-. to normal right-of-way over a distance of an additional one hundred fifty (150) feet. H. Strgek Alignment. The maximum deflection in alignment permitted 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 standard granted only by the Commission. J. Collector Street Curves. Curves in collector or feeder 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 radius of two hundred fifty (250) feet or more, except for "loop" or "partial loop" streets. L. Reverse Curves. Reverse curves shall be separated by a minimum tangent of one hundred (100) feet. revised 11/12/06 •0000 Design Standards ?3000-Transportation-pg.3-30 M. Vertical Curves. Vertical Curves shall be designed in accordance with the City's Construction Standards and Specifications for Improvements manual. N. Dead End Streets/Cul-de-Sacs 1. Turn 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 turn around shall be five hundred (500) feet except in conditions of unusual topography. No more than 200 average daily trips shall be projected using ITE standards. 3. Temporary turn arounds are to 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 turn around until street is extended (give direction) in a recorded plat". 0. 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 or secondary streets must first be approved by the Planning and Zoning Commission. 2. Radius at corners - 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 corner curves and the chord connecting the ends of the curve 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 relationship. P. Reserve Strips. Reserve strips at the end of streets shall not be allowed. revised 11/12/86 30000 Design Standards 33000-Transportation-pg.3-31 O. 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 easements may be required. S. Unpaved Street right-of-ways. 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 Construction Standards and Specifications for 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 first 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 word: 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 shall not be permitted except as required for proper alignment with an existing ROW. 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 riot be provided in residential subdivisions except where the subdivider produces evidence satisfactory the Commission of the need revised 11/1-4/86 30000 Design Standards 330()O-Transportation-pg.3-32 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. Alleys serving commercial and industrial areas shall not be less than thirty (30) feet in width. When alleys are provided in residential areas, they shall not be less than twenty -•two (22) feet in width. 4. Alley intersections and sharp changes in alignment shall be avoided. S. Dead-end alleys shall be avoided, but if unavoidable, shall be provided with adequate turnaround facilities at the dead-end as determined by the Commission. X. Pedestrian Circulation. Sidewalks shall be provided along one side of all collectors and along both sides of major and minor arterials. Crosswalks 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 feet of school or- park property. Sidewalks shall be constructed as shown on the approved construction plans. :3040 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 and carrying capacity 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 Director shall consider the location and characteristics of the proposed use. revised 11/12/86 30000 Design Standards 33043 Spacing between Driveways 3••3000-Transportation-pg.3-33 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 he permitted closer to a corner than 60 feet unless lot dimensions prohibit such spacing. On collector streets, no driveways shall be permitted clo_er- to a corner than 75 feet. On minor arterial streets, no driveways shall be permitted closer to a corner than 120 feet. On major arterial streets or on minor arterial streets within 500 feet of an intersection with a major arterial, driveways shall be located no closer than the limiting distance described in Figure 33044-A. When channelized right turn lanes are used, the minimum d'stance between the right turn lane and the driveway shall be no less than the clearance described in Figure 33044-8. 33050 Off Street Parking and Loading Regulations 33051 General Design Standards A. All required 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. If insufficient parking exists on a tract or lot, then the number of spaces required to meet the needs of both the existing and "-w buildings shall be provided. C. Facilities being used for off-street parking on the effectiv" date of these regulations shall not be reduced in c:a.E.nc ity to less than the number- of spaces prescribed, or altered in design or function to less than the minimum standards prescribed herein. revised 11/12/86 Driveway C 1 -6C Driveway a` T O E T A B Dinension Distance Desirable (feet) Limiting D 45 mph speed: A 600 450 6 550 400 C 550 400 P 40 mph speed: A 550 400 6 500 350 C 500 350 P 35 nph speed: A 400 300 6 350 250 C 350 250 �120' > 150' ---.� Collector B A I \Minimum 125' separation, or place drives directly opposite Driveway SOURCE: Adapted from Ref. (7), V.G. Stover, "Guidelines for Spacing of Unsignalized Access to Urban Arterial Streets" FIGURE 33044-A SUGGESTED CORNER CLEARANCE AND UNSIGNALIZED ACCESS SPACING 0 Unchannelized Intersection with a or without right -turn on RED _j 0 Channelized Intersection Clearance R (feet) (feet) 50 200 75 230 100 275 FIGURE 33044-6 DOWNSTREAM CORNER CIFARANCES 30000 Design Standards 3:30C)O-Transportation-pg.3-34 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 number 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 13058. 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 prescribers pursuant to a Conditional Use Permit or a Variance. Where parking spaces in excess of such requirements are provided, the spaces may be considered as meeting the requirements for another use pursuant to section 31054. I. Head -in parking is prohibited except in one, two or three family dwellings. revised 11/12/86 30000 Design Standards 13000-Transportation-pg.3-35 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 3305=: Table 33053 PARKING REQUIREMENTS* USE RESIDENTIAL SINGLE FAMILY MULTI FAMILY QUASI RESIDENTIAL CHURCHES AND PUBLIC USES PARKING 2 spaces/unit 2 spaces/unit 1 space/250 sq.ft. 1 space/100 sq.ft. of seating area COMMERCIAL RESTAURANT less than 2500 sq. ft. 1 space/100 sq.ft. greater than 2500) sq. -Ft. 1 space/75 sq.ft. take out restaurants 3 spaces/100 sq.ft. GENERAL RETAIL AND OFFICE less than 25000 sq. ft. 1 space/200 sq.ft. 5,000-399,999 sq. ft. 1 space/250 sq.ft. 400,000-5991999 sq. ft. 1 space/225 sq.ft. more than 600,000 sq. ft. 1 space/200 sq.ft. INDUSTRIAL 1 SPACE PER EMPLOYEE + 1 PER 400 SO. FT. OF OFFICE SPACE WAREHOUSE 1 PER 1000 SQ. FT. *The required number of parking spaces for uses not listed in the above table will be determined by the Chief Building Official. 1. Where the application of Table ?053 results in a fractional requirement, 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 33053, a minimum of 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 minimum of 10 revised 11/12/86 30000 Design Standards 3.3000-Transportation-pg.3-36 parking spaces shall be provided for any 2. or more industrial uses located on the same site and served by a common parking facility. C. Up to 25% of reserved employee parking may be designed and reserved for small or compact cars. 33053 Off -Site or Remote Parking A. The Commission or Council may approve locating of a portion of the parking required for a use on another site when both the primary use and accessory parking are located in an area zoned, used or platted for Commercial use. However, this section may not be used to provide parking which exceeds the parking requirements of these regulations pursuant to this section. B. Offsite 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 offsite parking space to the nearest entrance to the building or use which it serves. C. In determining whether to approve offsite parking, the r�mmission shall consider all relevant factors, including: 1. The location of the use and the proposed offsite parking ` Existing and potential parking demand created by other uses in the vicinity. 7. The characteristics of the use, including employee and customer parking demand, hours of operation, and projected convenience and frequency of use of the offsite parking. 4. Adequacy, convenience, and safety of pedestrian access between offsite parking and the use. 5. Traffic patterns on adjacent streets, and proposed access to the offsite parking. b. The report and recommendation of the site plan review and Parking and Traffic Safety Committees. D. The Commission or Council may required the written agreement of the owner of the offsite parking area and the owner of the use if it deems nec.e<_sary to assure the continued availability an usability of any offsite parking. revised 11/12/86 30000 Design Standards 7.3054 33055 33000-Transportation-pg..3-37 E. Handicapped and bike parking spaces shall not be located in an offsite parking facility. 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 an 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 providing reasonably equivalent accessibility and usability to all Lases which the parking is intended to serve. When any adjustment is authorized, offsite parking pursuant to Section 33054 shall riot be permitted. C. In determining whether to approve an adjustment for mixed use developments, the Commission shall consider all relevant factors, including: 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 residents 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. Handicapped Facilities In each parking facility, a portion of the total parking spaces should 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 # of Handicapped Spaces Required 19 or less One 20-50 Two 51-100 4% of total in excess of 50* 101-150 3% of total in excess of 50* 151 or greater 2% of total in excess of 50* *Add two spaces for the first 50 spaces re•.;ised 11/12,166 30000 Design Standards 33000-Transportation-pg.3-36 33056 Basic Off -Street Loading Regulations A. Off-street loading facilities shall be provided for c�y 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 any change of occupancy or manner of operation that would result in additional 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 regulations are adopted shall riot 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. C. Loading facilities constructed or substantially reconstructed subsequent to the effective date of the regulations, whether or not required, shall conform to the Design Standards set forth in section 33058. 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. in excess of 20,000 sq. ft. 100,000 - 500,Ooo Five (5) spaces plus one (1) space for each 40,000 sq. ft. in excess of 100,000 sq. ft. revised 11/12/66 30000 Design Standards 3.3000-Transportation-pg.3-39 F. The location and design of loading and unloading areas shall be reviewed at the time of site 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. B. The following basic dimensions shall be observed for parking spaces and loading spaces: 1. Each standard parking space shall consist of a rectangular area not less than 9 feet- wide by 20 feed long. Each compact parking space shall consist of a rectangular area not less than 8 feet wide by (15.0) feet long. 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 convenient 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. 7. Each off-street loading space shall consist of a rectangular- area riot 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 33058. 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. revised 11/12/86 30000 Design Standards 330C, 0 - Transport a Li ori --pg. 7 -zoo TABLE 3:1.057 Parking Facilities Design Parking Maneuvering Parking Parking Total Width of 2 Pattern Lane Width Space Space Tiers of Spaces plus Maneuvering Lane One Way Two Way Width Length One Way Two Way 0 deg. 11' 18' 8.5' 25' 28' 35' (Parallel Parking) ?0 to 50 deg. 12' 20 9' 21' 54' 62' 54 to 74 deg. 13,9' 21 =-5' 64' 75 to 90 deg. 15' 24' 9.5' 2)' 55' 64' D. Paving and drainage. The following basic standards shall be observed: 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 provided with permanent storm drainage facilities, meeting the City's construction specifications. Curbing, and drainage improvements shall be sufficient to preclude free flow of water onto adjacent properties or public streets or alleys, and to provide adequate drainage in accordance with City code. E. Safety features. Parking and loading facilities shall meet the following standards: 1. Safety barriers, protective bumpers or curbing, and directional markers shall be provided to assure safety, promote efficient utilization, protect landscaping, and prevent encroachment onto adjoining public or private property. revised 11/12/86 30000 Design Standards 33000-Transportation-pg.3-41 2. Visibility of and between pedestrians, bicyclists, and motorists shall be assured when entering individual parking spaces, when circulating within a parking facility, and when entering and existing a parking facility. 3. Internal circulation patterns, and the location and traffic direction of all access drives, shall be designed and maintained in accord 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. 1. A parking facility for any non-residential structure which adjoins or abuts property zuned or used as residential property shall have a wall or fence and landscape screen not less than 6 feet in height along of the common boundary. 2. A parking facility in an•y residential area which has more than 10 spaces and which adjoins or abuts other property in a residential area shall have a wall or fence and landscape screen not less than 6 feet in height along the common boundary. 3. All parking lots shall be landscaped in accordance with the landscaping requirements herein. 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 screening 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 all times be available for the off-street parking or loading uura •For which thwy aro r•wquirvd 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. revised 11/12/86 30000 Design Standards =3000 -Transportation- -42 P9• " 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 by future facilities, to promote the construction of appropriately located public parking facilities, to discourage inharmonious parking facilities/areas in historic districts or no sites occupied by historic structures,and to .reduce intrusion on pedestrian -oriented street frontages by parking facility access. H. 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. T 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 level. 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 clear ten percent (107) cones of visions at the intersection of sidewalks and parking access and/or egress lanes. 7. There shall be no opening's for vehicle access at any level to parking garages or curb cuts in the Historic District, unless the Commission approves such access and includes a finding in its approval that the applicant has demonstrated that the proposed project revised 11/12/86 30000 Design Standards 3.;000 -Transportation -pg. _-q 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. revised 11/12/86 34000 BLOCKS AND LOTS 3401u BLOCk::S A. The length, width, and shape of blocks shall be such as to: 1. provide adequate building sites (lots) suitable to the special needs of the type of use designated on the plat 2. accommodate lots of the size and dimensions required by Section 34020.1) of this code 3. provide for convenient access, circulation, control, and safety of street traffic 4. minimize reductions in the capacity of adjacent streets in so far as possible by reducing the number Of turning movement conflicts 5. provide an appropriate response to the limitations and opportunities 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 blacks shall not exceed 1300 feet nor be less than 500 feet in length. C. Blocks along arterial and collector streets as identified by the criteria of Section 33022 of this code shall not be less than 1300 feet. D. The width of blocks shall be sufficient to accommodate 2 tiers of lots with minimum depth as required by Section 34020.D herein. Exceptions to this width shall be permitted in blocks adjacent to major streets, railroads, waterways, or other topographical features prohibiting a second lot tier. E. The Commission may require the dedication of an easement or right of way not less than 10 feet wide through the center of any block in excess of 800 feet in length to accommodate utilities, drainage facilities, and/or pedestrian access. F. Blocks shall be identified on each plat by consecutive adjacent numerals within each subdivision and portion thereof. Blocks forming a continuation of a previous subdivision block shall continue the block number. revised 11/12/86 30000 Design Standards 34000 -Blocks and Lots-pg.3-45 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 letter or number located within the boundaries of the lot. The boundaries of each lot shall be shown by bearing and distance relation to the monuments found or established on the ground in conformance with this Ordinance. A. Use. The proposed use for each lot shall be indicated on the plat as one of the following: Residential single family detached Residential single family attached Residential two family Residential three family Residential multi family Commercial office Commercial retail & service Commercial high impact Industrial Public use Other as specified by the Commission B. Lot Shape. All lots shall be rectangular except when the street alignment or configuration of the parent tract does not permit. No lot shall have a corner 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. Any lot having a shape not in conformance with shape provisions shall be increased by 50% of the required area. C. Lot orientation. Standard frontage: All lots shall face and have contiguous 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. Wherever 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. revised 11/12/8h 30000 Design Standards 34000 -Blocks and Lots-pg.3-46 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. 3. Double frontage. a. Residential lots shall not have frontage on two non -intersecting local and/or collector streets. b. Residential lots adjacent to a collector or arterial street shall also have frontage on a local street. Vehicular access to these lots shall be from the local street only. Non-residential lots with double frontage shall have off -set access points to prohibit cut through traffic. D. Lot area. The base minimum lot area for all lots served by a publicly approved sewer system shall conform to the following requirements: Residential single family attached (R -SF) 3,000 sq. ft. Residential single family detached (R -SF) 6,000 sq. ft. Residential two family (R -2F) 8,000 sq. ft. Residential three family (R -3F) 10,000 sq. ft. Residential multi family (R -MF) 12,000 sq. ft. Commercial office (C-0) 0.5 acres Commercial Retail 8a Service (C -RS) 0.5 acres Commercial high impact (C -HI) 1.0 acres Industrial (I) 1.0 acres Public Use (P) no minimum Other As determined by Commission The base minimum lot area for all lots utilizing on-site wastewater disposal shall be one (1) acres within the Edwards aquifer recharge zone and one half (1/2) acre outside the Edwards aquifer recharge zone. E. Lot width & depth/Coverage by structures/Coverage by impervious surfaces All lots shall conform to the requirements as established for the designated land use and set forth in Table 34020.E below. revised 11;12,10") 30000 Design Standards 34000 -Blocks and Lots-pg.3-47 TABLE 34020.E *Minimum street frontage for individual (as opposed to common) access shall vary according to the classification of the fronting street. F. Corner lots 1. Lots having frontage on two or more intersecting streets shall be classified as corner lots. 2. Corner lots adjacent to streets of equal classification shall have a width on each street which shall meet the minimum width requirements a set forth above. Only one access driveway is allowed to each of the intersecting streets, except as otherwise justified by TIA. 3. Corner lots adjacent to streets of unequal classification shall have a width on each street which shall meet the minimum width requirements as set forth above. Access driveways shall be restricted to the lower classification street only and only one drive approach shall be allowed, except as otherwise justified by a TIA. 4. The front building setback line for all corner 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. Corner residential lots shall be 10 feet wider than the average interior lot on the same block. G. Building Lines. Each line of each lot shall have a building setback line which runs parallel to the lot line. The front and rear building setback lines shall run between the front and rear setback lines. The minimum distance frdm the lot line to its corresponding building setback line for each designated land use shall conform to the following chart: revised 11/12/86 Dimension in ft. % Max. Coverage Use (see 34020.D) Width Depth Bldg. Impervious R -SF -Attached 35 85 30 40 R -SF -Detached 60 100 30 40 R -2F 80 100 TO 40 R -3F 80 125 35 40 R -MF 100* 120 35 50 C -all 15* 120 20 70 I 200* 200 40 50 P No requirements Other As approved by Commission *Minimum street frontage for individual (as opposed to common) access shall vary according to the classification of the fronting street. F. Corner lots 1. Lots having frontage on two or more intersecting streets shall be classified as corner lots. 2. Corner lots adjacent to streets of equal classification shall have a width on each street which shall meet the minimum width requirements a set forth above. Only one access driveway is allowed to each of the intersecting streets, except as otherwise justified by TIA. 3. Corner lots adjacent to streets of unequal classification shall have a width on each street which shall meet the minimum width requirements as set forth above. Access driveways shall be restricted to the lower classification street only and only one drive approach shall be allowed, except as otherwise justified by a TIA. 4. The front building setback line for all corner 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. Corner residential lots shall be 10 feet wider than the average interior lot on the same block. G. Building Lines. Each line of each lot shall have a building setback line which runs parallel to the lot line. The front and rear building setback lines shall run between the front and rear setback lines. The minimum distance frdm the lot line to its corresponding building setback line for each designated land use shall conform to the following chart: revised 11/12/86 30000 Design Standards 34000 -Blocks and Lots-pg.3-48 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: a. Fences and screens in accordance with Sections 37000-37999 of these regulations b. Drive approaches as allowed herein C. Utility distribution lines and appurtenances within dedicated easements and rights-of-way d. 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 non -open space 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 from the street edge of pavement to the front lot line and shall conform to the requirements of the Standards and Specifications for Construction of Improvements manual. C Residential drive approaches shall have a fifteen (15) 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 Standards and Specifications for Construction of Improvements manual. D. Driveways shall be spaced as required by Sections 3040-33049. revised 11/12/86 Setback Distance Land Use Front Fear Side Residential Single Family 25 35 10 Residential Two Family 25 25 10 Residential Three Family 25 25 10 Residential Multi -Family 25 20 15* Commercial -all 25 20 20* Industrial 35 35 35* Public Use as determined by Commission Other as determined by Commission *Remarks -also add two (2) feet horizontal setback for each vertical foot of building height in excess of these dimensions. 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: a. Fences and screens in accordance with Sections 37000-37999 of these regulations b. Drive approaches as allowed herein C. Utility distribution lines and appurtenances within dedicated easements and rights-of-way d. 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 non -open space 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 from the street edge of pavement to the front lot line and shall conform to the requirements of the Standards and Specifications for Construction of Improvements manual. C Residential drive approaches shall have a fifteen (15) 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 Standards and Specifications for Construction of Improvements manual. D. Driveways shall be spaced as required by Sections 3040-33049. revised 11/12/86 30000 Design Standards 34000 -Blocks and Lots-pg.3-49 E. No undivided driveway shall exceed 30 feet in width at the property line nor have a street return radius less than 15 feet. No divided driveway shall exceed 45 feet in width at the property line nor have a street return radius less than 15 feet. F. All driveways shall approach the street at right angles to the pavement center line. 3402222 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 Construction Flat. Any lot(s) being resubdivided shall be consecutively numbered beginning with the last available number in the existing block or subdivision. All lots under common ownership and/or maintenance shall be designated by letters as opposed to numbers. 34U23 Lot Drainage Lots shall be laid out so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot to adjacent lots. 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 ROW shall be indicated. Each easement or ROW 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 ROW to be dedicated shall be determined by the grantee and shall be accompanied by a notarized statement of dedication on the plat. No easement etc. shall be accepted by the City of Georgetown except as duly shown on an approved plat duly filed according to the provisions of this regulation. revised 11/12/96 30000 Design Standards 34000 -Blocks and Lots-pg.3-50 No fences shall be constructed across any easement except as provided in Section 37040 of this regulation. Easements shall be established and appropriately 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. revised 11/12/86 35000 UTILITIES 35010 Water System 35011 Water System Required Subdividers shall be responsible for providing an approved public water supply system. Where an approved public water supply or distribution main is within reasonable distance of the subdivision 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 subdivider shall be required to bear the cost of connecting the subdivision to such existing water supply. The subdivider shall make pro -rata contribution to funding of needed storage facilities, treatment facilities, and specific distribution lines as determined necessary by the Director of Public Works. 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 as specified. All new water systems shall be designed and constructed in accordance with the following general provisions: A. Water distribution systems should be designed to operate on a gravity feed basis thereby eliminating the need for booster pumps or other similar devices. P. Water systems should be looped so as to insure even levels of flow and pressure in the line. Dead-end lines are to be avoided unless such lines are to be temporary and have been approved by the Director of Public Works. C. Fire hydrants shall be placed on block corners or near the center of the block: in such a manner as to place all of every lot within a radius of 5(10 feet of a fire hydrant in residential areas and within a radius of 300 feet in commercial or industrial areas. All fire hydrants will be provided and installed by the developer. D. Valves shall be located where water mains intersect; fire hydrants are attached to the main line; and where necessary to minimize the inconvenience to the public in the event it becomes necessary to shut-off water in the subdivision for servicing, repair, or replacement of the water system. revised 11/12/86 30000 Design Standards 35020 35021 •35022 Sanitary Sewer System Sanitary Sewer System Required 35000-Utilities-pg..3-52 Subdividers shall be responsible for providing an approved public sanitary sewer system 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 Commission, 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 system shall comply with all the requirements and provisions set forth herein and with the regulations covering extensions of public sanitary sewer, systems adopted by the Texas Department of Health. General Sanitary Sewer System Design All new public sanitary sewer systems shall be designed and constructed in accordance with the following general provisions: A. Sanitary sewer systems should be designed 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. P. Manholes shall be located at all changes in grade, size, or alignment, and at intersections of sanitary sewer lines at distances no greater than three hundred (300) feet for lines fifteen (15) inches or less in diameter, nor five hundred (500) feet for lines greater than fifteen (15) inches in diameter. A manhole will be located at the end of all lateral lines. Drop -type manholes shall be constructed whenever a line entering a manhole is more than two feet above the flow line of the manhole. When the sanitary sewer line is located in a utility easement a manhole shall be constructed at each intersection with a street or alley right-of-way. /1n 2. S1' 22— revised 11/12/66 37000 LANDSCAPING AND BUFFERING 37010 Purpose and Applicability A. For the purpose of providing for the orderly, safe, attractive and healthful development of land located within the community and promoting the health, safety and general welfare of the community, it is deemed necessary to establisli requirements for the installation and maintenance of landscaping elements and other means of site improvements in off-street parking areas and other developed properties. The regulations contained herein are necessary to enhance the community's ecological, environmental and aesthetic qualities. B. Paved surfaces, automobiles, buildings and other improvements produce increases in air temperatures, a problem especially noticeable in this southern region, whereas plants have the opposite effect through transpiration and the creation of shade. Likewise, impervious surfaces created by development generate nreater water runoff causing problems from contamination, erosion and flooding. Preserving and improving the natural environment and maintaining a working ecological balance are of increasing 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 the purpose of this section to encourage the use of drought resistant plants that do not consume large quantities of water. D. The requirements and standards for the installation and maintenance of landscape elements and site improvements as set forth herein shall apply to all developed area within the corporate limits of the City of Georgetown and its ETJ; provided that 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, construction of new structures, subject to these regulations shall be in full compliance with the provisions of this chapter. Revised 11/12/86 30000 Design Standards 37020 General Requirements 37000-Landscaping-pg.3-54 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 areas 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 in Central Texas. Trees having an average mature crown less than fifteen (15) feet may be substituted by grouping 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 riot 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. Revised 11/122/86 31000 Design Standards 3703 37000-Landscaping-pg.3-55 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 Construction 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 demonstrating 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 materials will: 1. withstand the pressures of time and nature, and 2. adequately accomplish the purpose for which they were intended. 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; provided, however, that this requirement shall not apply to the development, construction or reconstruction of single-family detached residential structures. Required Landscaping Schedule Landscaping Required Land Use % of lot area 2 and 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 environmental 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. Revised 11/12/86 30000 Design Standards 37000-Landscaping-pg.3-56 B. The landscaping shall be placed upon that portion of a tract 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 constructed. 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. D. Required plantings. For every 600 square feet of required landscape area, 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 Buffervard Requirements: To determine the type of bufferyard required between two adjacent parcels, the following procedure shall be followed: Revised 11/12/06 30000 Design Standards 37000-Landscaping-pg.3-57 a. Identify the Land Use Class of the proposed use by referring to the following table. 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 Establishments Other Commercial Uses Research and Development Uses Wholesale and Warehousing Other Industrial Uses Parking Lots b. Identify the Land Use Class of each adjacent use by referring to the Table above. C. Determine= the bufferyard requirements for those side and rear lot lines or portion thereof, on the subject• parcel, by referring to Table 37030.E.c. 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.E.c) 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, indicated in Figure 37030. Revised 11/12/86 30000 Design Standards 37000-Landscaping-pg.3-58 TABLE 37030.E.c. BUFFERYARD REQUIREMENTS Land Use Class Adjacent Existing Land Use Class I II III IV V I E E E E I I E A B C D III E D A B C IV E D C A B V E D C B A *No bufferyard required 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 reduced or - waived, provided that the owner of said developed use 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 IV), the Commission shall, during the site plan review process, determine if additional bufferyard is needed and if so to what extent and type in accordance with table 37030.E.c. 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. 0. 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 paragraph (d) (3) of this section is retained. Revised 11/12/86 REQUIRED PLANT REQUIRED PLANT UNITS PER 100' UNITS PER 100' A D Deciduous Trees ( y{�.I Deciduous Trees Deciduous Shrubs �jtDeciduous Shrubs �f,��•y4,,�( Evergreens ^ Evergreens N Berm B � h 8 Fence REQUIRED PLANT UNITS PER 100' o — REQUIRED PLANT UNITS PER 100' Deciduous Trees - Deciduous Shrubs Deciduous Trees M Evergreens � r Decitluoue Shrubs r i Evergreens �y REQUIRED PLANT UNITS PER 100' Berm C Fence Deciduous Trees H� Deciduous Shrubs Evergreens h Ij ♦Vi. Arl. al U. Ems"#r!� r� w•,/��11'�1h►�)♦ FIGURE 37030 BUFFERYQRD REQUIREMENTS 30000 Design Standards 37000-Landscapingin P 9-P9.3-54 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, except as approved by the Commission. B. Fences shall be allowed in the front yard if: I. the fence is less than four (4) feet in height and less than thirty (30) percent solid; or 2. the fence is from four (4) to six (6) feet and less than ten (10) percent solid. C. No fence or other- structure shall be located within twenty five (25) feet of the intersection of any rights of way. D. Non -masonry fences may be constructed within easements provided that the permitted user of said easement shall not be liable for damages or replacement costs for structures (including fences) within and easement resulting from any permitted word: within said easement. E. All fences shall be constructed to maintain structural integrity against natural forces such as wind, rain and temperature variations. Revised 11/12/86 40000 IMPROVEMENTS 41000 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 requirements established by these regulations, the City's Construction Standards and Specifications for Improvements Manual and all other codes and ordinances relating thereto. 41020 Type of Improvements Required In the absence of any provision to the contrary, the subdivider shall provide the following specified improvements in conformance with the standards, specifications, and requirements as approved by the Director of Public Works. a. Streets; including alleys, bridges, sidewalks, and street lighting; and b. Water system including water distribution lines, fire hydrants, valves, water towers, and water meters; 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. Parkland; and f. Utilities for gas, electric, telephone, and cable television service; and g. Permanent monument markers. 41030 Continuity of Improvements All improvements shall be designed and installed so as to provide for 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. 41050 Acceptance of Impro_vements During the course of installation and construction of the required improvements, 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 Revised 11/12/96 40001) Improvements 41000 General. Provisions-pg.4-2 construction of all required improvements, the subdivider may seek acceptance of all public improvements by the city by submitting.the required number of copies of "as -built" plans and a one-year maintenance bond in the required amount. In addition, the subdivider shall provide a statement signed by a Registered Professional Engineer that all improvements have been installed and constructed in accordance with the submitted "as -built" plans. 41060 Maintenance and Supervision Where a subdivision contains sewers, sewage treatment facilities, water supply systems, parks and grounds held in common, or other physical facilities necessary or desirable for the welfare of the area, or that are of common use or benefit which are not or cannot be satisfactorily maintained by an existing public agency, provision shall be made which is acceptable to the City Council for the proper and continuous operation, maintenance, and supervision of such facilities. A copy of the agreements providing for the proper and continuous operation, maintenance and supervision of such facilities shall be presented to the Planning Department and approved as to form by the City Attorney at the time of final platting and shall be filed of record with the plat thereof. 41070 Extension of Water and Wastewater Utilities The extension of water and wastewater utilities is a major factor in the timing and direction of urban growth. The City of Georgetown shall review and approver approach mains consistent with the goal of orderly, planned growth and environmental protection. The following provisions shall govern the City in the review, approval, and installation of extensions of water and wastewater utility lines and associated facilities that are not extended through the Capital Improvements Programs; 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 system to the property of an owner requesting utility service. An Approach Main is an extension or addition to the basic City system necessary to serve the property for which utility service is sought, provided that where the Water and Wastewater Department of the City of Georgetown requires a minor line extension to complete the grid pattern of a subdivision when sufficient water capacity is already available immediately adjacent to the subdivision boundary, such water line extensions may not be considered an approach main. In all instances, where existing on-site or immediately adjacent lines or associated facilities are not to be utilized or are riot sufficient to Revised 11/12/e6 40000 Improvements 41000 General Provisions-pg.4-3 provide the necessary water and/or wastewater service to the property, an Approach Main shall be required, unless service to the property will be accomplished by a minor line extension to complete the grid pattern as provided above. B. The following additional definitions are provided: 1. On Site Lines. On site lines are those water and wastewater lines on the site of the subdivision requesting utility service. 2. Water and Wastewater Lines. For the purpose of this r ordinance, approach mains and on site lines include all necessary appurtenances of a water distribution and wastewater collection system including valves, manholes, 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 Facilities and Off-site improvements are those accompanying apparatus necessary 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 oversized 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 12" 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 and the City Manager shall certify at the time of the review of the subdivision, planned unit development, or other development that the utility system (including treatment plats) supporting such development has adequate capacity or will have adequate capacity upon the completion of the approach mains and/or outsized on-site lines by the subdivider. 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 alternAti.ve certification shall Revised 11/12/86 40000 Improvements 41000 General Provisions-pg.4-4 show that the additional capacity will be available prior to or at the time of connecting such development- to evelopmentto the utility system. 3. The City Council will review and approve all proposed approach main projects and all oversized line projects on or before preliminary subdivision or planned unit development approval D. Capital Improvement Programs and Master Plan Priorities. Capital Improvement Programs and water and wastewater projects shall be installed only in compliance with this ordinance and with the approval of the City Council. Such approval will be granted after the review by the City Council of the existing schedule for other capital programs. Further, the City 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 environmental quality goals of the Master Plan of the City of Georgetown. Each project which employ lift stations, force mains; and 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 12" in diameter and smaller will in no castes d _ovar-s;_Lzely_ 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 Revised 11/12/86 40000 Improvements 41000 General Provisions-pg.4-5 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 not include an actual living unit equivalent demand. However, no such payments 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 line 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. Revised 11/12/86 42000 Dedication of Public Part: Land 42010 Dedication of Public Part: 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 subdivision for the purpose of public part: land or make an in -lieu financial contribution for the acquisition of such part; land in accordance with the provisions of this section and these regulations generally. Those subdivisions having received preliminary 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 t`ie City Council upon recommendation of the Planning Commission whether to require 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 City Council at its option only if the total -population projected for the proposed subdivision computed in accordance with the formula contained herein is less than one thousand (1000) persons. 42020 FORMULA FOR CALCULATING AREA OF PARK LAND A. The acreage to be contributed prior to the final approval by the City Council of any residential subdivision plat shall be determined by the following formula: 2 acres x each 1,000 persons projected to occupy the fully developed subdivision = Amount of land to be contributed WHICH IS .002 Acres x No. of persons per dwelling unit x No. 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 represent the average number of persons per unit by current density categories, and shall be used to calculate part: land dedication: Revised 11/12/86 40000 Improvements 42000 -Park Land Dedication-pg.4-7 Density in Dwelling Units Per Gross Acre of Residential Land Area From 0 to 6 Over 6 to 12 Over 12 Estimated 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 reimbursement of lands or fees. 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 PARK LAND DEDICATION A. Where the formula set forth in Section 42020 of these regulations indicates that less than one thousand (1000) persons will eventually occupy 'the subdivision as reflected in the submitted preliminary plat, the Planning Commission shall review the plans for the proposed development and recommend whether to require dedication of land for a public park or accept an in -lieu fee payment. This recommendation shall be forwarded to the City Council for their consideration and the City 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 approval of the final plat. The following procedures 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 Revised 11/12/86 40000 Improvements 42000 -Park Land Dedication-pg.4-8 defined in Section 42080 of these regulations which would be attached to a subdivider in those cases where land itself was given. Such value shall be determined by averaging the value of all residentially zoned acreage in the Construction 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 RESERVATION OF FUTURE PARE; 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 requirements 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 Construction Plat in final platting or rezones land within the Construction Plat which has the effect of 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. Revised 11/12/86 40000 Improvements 42000 -Park Land Dedication-pg.4-9 42060 FINAL PLATTING OF A PORTION OF AN APPROVED CONSTRUCTION PLAT Whenever a subdivider applies for approval a final plat which contains only a portion of the land encompassed in the approved Construction 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 City 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 Planning Commission shall make recommendations to the City Council concerning the suitability of proposed park land. 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. The shape of the parcel or tract of land to be dedicated should be appropriate for public parks and recreation purposes. C. 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 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. D. 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. E. Any disturbed park: land shall be restored and the soil stabilized by vegetative c ar by the developer. Revised 11/12/86 40004 Improvements 42000 -Park: Land Dedication-pg.4-10 F. 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 140 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 dedication or payment of fees. 2. That such area shall meet any additional standards specified in the Park: land Dedication Guidelines pertaining to the dedication of the 100 year flood plain. G. 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 requirement- of land dedication or payment of fees. 3. That such areas shall meeting any additional standards specified in the Park: land Dedication Guidelines pertaining to the dedication of Critical Areas. The Parks and Recreation Committee shall make recommendations based upon the Park: Land Dedication Guidelines 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 park: land dedication. H. The location of park: land may be required at the edc:le of a subdivision so that additional land (nay be added at such time as adjacent land is subdivided or acquired for Public use. Other•w.ise a cenL•r"al,lzed location is pref err ed. Revised 11./12/86 40000 Improvements 42080 PRIVATE PARI; LAND CREDIT 42000 -park. Land Dedication-pg.4-11 Where areas and facilities for part; 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 riot 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 restrictions; 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 area sand 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; 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 playfields, 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 thst there are sufficient funds derived from a certain area in the Revised 11/12/86 40000 Improvements 42000 -Park: Land Dedication-pg.4-12 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 purchase of said site, the conditions of Section 4200 above shall be taken into consideration. The principal and interest deposited and kept in the Park Fund shall be used solely for the purpose of purchasing land for public park and recreation uses, ,..nd shall never be used for improving, maintaining or operating public park fAuilities, or for any other purpose. Any fund- 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. Revised 11/12/86 50000 MUNICIPAL UTILITY DISTRICTS 50010 50011 50012 General Requirements The following requirements for information and a review process for petition for the creation of Utility Districts shall be required for all proposed MUD's within the City's Jurisdiction. Fre-application Review A. For a period beginning at least sixty (60) days prior to the submission of a petition for creation of a Utility District, the applicant shall confer with the City Manager, the Directors of Public Works, Planning, and Finance concerning the purpose of the Utility District, the conceptual design of water and wastewater facilities and lines, land use and transportation plans,and tentative construction schedules. 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 submission of the petition and the statutory 120 day review period. The sixty (60) day minimum Pre -application Review shall be initiated by a letter the City Manager officially requesting a Pre -application Review Meeting. The sixty (60) day review period shall commence on the day of receipt of the letter by the City Manager or on the day of receipt of the items required by Section 7,6012 below, whichever is later. P. 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 letter 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 least forty-five (45) days before a petition is filed. Pre -application Submittals by Applicant The applicant shall file thirty (30) copies of the following documents with the City Manager concurrent with the letter to the City Manager initiating the Pre -application Review process: A. A Market Study prepared in conformance with State standards S. 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 Revised 11/12/86 50000 Municipal Utility Districts pg. 5-2 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 four hundred (400) feet. These shall includes 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 structures 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 5. 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 easily eroded, and soils that are classified as prime agricultural by the Teras Department of Agriculture or the United States Department of Agriculture S. Wetlands 9. Archeological sites 10. Man-made structures over 75 years old D. A Land Use Map(s) at a scale of one (1) inch to 400 feet. These shall include: 1. The location of all existing and proposed roads with a right of way of 150 feet or more 2. Land use categories using the same categories as shown on the Master Plan's Future Land Use Flan, and 3. School sites, fire stations, recreational buildings 4. Parks and the parks' uses 5. The number of residential units for each residential land use category Revised 11/12/86 50000 Municipal Utility Districts pg. 5-3 6. The number of units per acre for each residential land use category 7. The acreage of each land use 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 Master Plan's Natural and Cultural Resources Land Use 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 that ADT on the existing roadway system within one mile of the Utility District. 2. A statement and justification (including calculations) as 'to whether the existing roadway system within Georgetown and its extra -territorial Jurisdiction has the capacity to carry the Utility Districts' ADT or not. Z. A description of the Utility Districts' transportation plan and its ADT Transportation impact as they relate to the Master Plan's Transportation Goals, Objectives and Policies 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 services are sought by the district L. Proposed construction participation agreements for any facilities the district plans to construct or use in participation with any other district or entity M. Proposed solid waste management plan N. Annexation Impact: Statements Revised 11/12/86 50(?00 Municipal Utility Districts pg. 5-4 1. The applicant shall provide a document comparing the relationship of the indebtedness of the District to construction plans for water and wastewater lines and facilities and to the tax base or value of taxable development 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"=400' map any proposed future district 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, buy may not be limited to addressing 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 elsewhere 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. 50013 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 Commission 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. Revised 11/12/86 50000 Municipal Utility Districts pg. 5-5 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, shall be responsible for all formal staff contact with the applicant and shall coordinate the staff and commissions review process. 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. 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 Teras Water Code and City policies, standards, procedures, formats, contracts, agreements, and resolutions. 2. Public Works - engineering aspects; solid waste management service systems and option; environmental impact; drainage; treatment and disposal of wastewater as it relates to water quality; urban run-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 Master Plan; impact of proposed creation on annexation plans; park and school needs 5. Fire - fire station sites, if any, and fire protection 6. Police - Police protection and police sub -stations, if any Revised 11/12/86 50000 Municipal Utility Districts pg. 5-6 D. The departments shall submit their final reports on the above areas to the City Manager within thirty-five (35) days from the date of the filing of a petition for creation of a utility district with the City Secretary. During this period of time, 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 applicant. At 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 sixty (60) day review period for petitions for the creation of utility districts. E. Master Plan amendments shall be reviewed concurrently with petitions. C. The recommendation of the Commission shall be forwarded to the City Manager not less than sixty (60) 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 City Council, the City Secretary, the Commission, and the applicant. Copies shall be available to the public at all times. 50023 City Council Review and Action A. The City Attorney shall prepare the final consent ordinance, agreements and contracts, and provide them in writing to the City Council, the public and the applicant at least ten (Sig) days prior to the public hearing. Any proposed amendments and/or the public hearing. Any proposed amendments and/or revisions 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 City Council, City Secretary, the public, and the applicant at least three (3) days prior to the final Council action. P. The City Manager shall place the proposal on the City Council Agenda for posting of the public hearing and action no later than the next to the last regularly scheduled meeting of the City Council during this review period. Revised 11/12/86 50000 Municipal Utility Districts P9•5-7 50030 Out of District Service Requests That the following review process for Out of District Service Request for Utility Districts be and is hereby, established. Petitions for out of district service for a Utility District shall be reviewed by the staff and Planning Commission prior to City Council action. The request shall be filed with the City Secretary. Upon receipt of the filed request, the City Secretary shall immediately inform the City Council and Chairperson of the Planning Commission, and the City Manager. The recommendations of the staff and Commission shall be forwarded to the City Council for consideration within thirty (30) days of such filing. 50040 Fees That a fee for the review of creation agreements, impact statements, and plans of any proposed or newly formed Political subdivision authorized to be created by the Texas Water Code by, and the same is hereby established as follows: Up to 500 acres within a District - $109000 For every additional 100 acres or part thereof - $ 2,000 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 Teras Constitution, is adopted pursuant to the applicable provisions of the Teras Water Code and the Te..as Municipal Annexation Act of the State of Texas, to be equitably 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 Improvements Districts (WCIS), and Fresh Water Supply districts (FWSD). A. The Utility District shall contain acreage necessary to assure the economic viability of the District B. The economic viability of the district must be shown in the same manner as required by the State. C. The consent resolution and agreement must reflect,and conform to, all the applicable stipulations of this policy. Revised 11/12/86 50000 Municipal Utility Districts pg. 5-B D. The City 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. E. When the City Council receives a petition for creation of a Utility District within the City's Extra -Territorial Jurisdiction, it shall be evaluated in accordance with the Master Plan, the impacts of the District, and the policy set forth herein. 50052 BONDING PACKAGE A. Water Wastewater and Drainage A utility district shall be permitted the bonding permitted under the State law and the rules of the Teras Water Development Board for 1) construction and for 2) land and easement costs for water, sewer, and drainage improvements. Further, the "30% rule" instituted by the Texas Water Commission shall apply in determining the bonding allowed for Water, Wastewater and Drainage. Additionally, that oversize portion of a water or wastewater approach main which the City of Georgetown has required to be constructed to serve areas outside of the boundaries of the Utility District may be financed with bonds. In such cases, the City shall repay the Utility District annually for the City's pro rata share of the debt retirement cost of such facility. The city shall retain the right to allocate its pro rata share of the facility and collect subsequent users fees as defined in the Subdivision Ordinance of the City of Georgetown. Provided, however, that the following items shall not be allowed to be financed by the issuance of bonds, and therefore, shall not be included in the bonding package: 1. Land or easements within the Utility District, or any property owned by the developers of the Utility District, dedicated for any water or wastewater line or facility, including treatment plants for any function related to drainage. Provided, however, that bonds may be authorized for the purchase of land for irrigation purposes connected with a package treatment plant (in accordance with the chart in Exhibit "A"). Provided further that irrigation land purchased from the developers of the Utility District must be purchased at the Central Appraisal District valuation. 2. Curbs, gutters, inlets, culverts, and bridges. 3. Drainage improvement, except storm sewers and regional facilities B. Intangibles Revised 11/12/86 50000 Municipal Utility Districts pg. 5-9 1. A contingency factor of 10% shall be allowed on all water, wastewater and drainage costs. 2. Construction costs shall include 10% for engineering, and shall include all fees. 3. Interest during construction and capitalized interest shall be allowed to the full extent of the State law for all costs that qualify for bond financing. 4. Other non -construction costs allowed for bond financing are: fiscal agent fees, legal fees and administration organizational expense and printing the bonds, as allowed by State law. C. Bonded Amenities. Additional bonding authority may be used as the City Council specifies for any of the following items. The City Council must approve the need for each item, the site location and design. The aggregate of the City requirements shall be limited by the economic viability of the district. Bonded authority for any land under this section shall be based on raw land cost and carrying expenses. 1. Solid waste disposal sites 2. Fire station sites 3. Park lands, nature preserves, creek preservation easements, hike and bike trails, lakes and greenbelts in addition to those required by the City. 4. Water quality monitoring stations, holding ponds and storm water treatment facilities. 5. Other items which might be mutually agreed upon by the City Council and the petitioners, and are permitted by the State. D. Non -Bonded Amenities The following amenities are required and shall not be financed by the issuance of bonds or by the incurrence of debt by the district. 1. Traffic control signs and devices constructed within the Utility District 2. Street signs Street lights Revised 11/12/e6 50000 Municipal Utility Districts pg.5-10 4. Sidewalks installed in accordance with the Subdivision Ordinance 50053 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 City Council B. Underground utilities may be required by the City Council C. 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 D. 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. E. 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. In addition, the City shall have the right to charge inspection fees for review of facilities the cost of which is not covered by other appropriate charges. F. Bonds shall be issued only for those purposes Specifically authorized by the consent agreement, and bonds authorized for one purpose shall not be used for another. G. Before the Utility District issues bid invitations for its bonds, the City Council shall have the right of approval 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. H. All records, files, books, information, etc., of the district shall be a matter of public record, and available for City inspection at all times. Revised 11/12/B6 50000 Municipal Utility Districts pg.5-11 I. The district shall prepare for and submit to the City annual reports on the status of construction and bond sales. J. All bonds issued by the district shall have a call provision which allows the option to redeem the bonds at par. K. The district shall not furnish water or wastewater service to any tract of land unless the Planning 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 Planning Commission will not be required to approve any subdivision within a Utility District which does not conform to the provisions of the consent agreement. L. The district shall not provide service outside its boundaries unless approval is obtained from the City Council. If such permission is granted, no bond funds shall be expended or indebtedness incurred to provide such service without approval of the City Council. M. The City shall review and approve the adequacy, type and construction of all roadways in the Utility District. N. The City may require the construction of facilities or improvements for the purpose of mitigating the impacts of storm water runoff. 0. 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 incorporated city other than the City of Georgetown. P. No land may be annexed to or acquired by a district without the approval of the City Council. G. Fight -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. R. The net effective interest rate will not exceed 2% above the highest average interest rate reported by the Daily Bond Buyer in its weekly "20 Bond Index" during the one-month period preceding the date notice of sale is give. S. 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 City Council, based on competent scientific data. Any Revised 11/12/e6 50000 Municipal Utility Districts pg. 5-12 wastewater treatment plant constructed in whole or in part with bond proceeds under this policy must be reviewed and approved by the City Council prior to the issuance of the State permit or any amendment thereto if it is to discharge instead of irrigate. T. Water service in a WCID, FWSD or any other type of Water District with the exception of a Municipal Utility District will only be provided to lots one (1) acre minimum in size to insure the capability to install and operate an on-site wastewater disposal system over the life of the property. Revised 11/12/86 60000 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 Planning and Zoning Commission and City 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 Community Development 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, construction plats, and final plats, together with applications therefore; and C. Forward copies of the construction plat to other appropriate governmental agencies and departments and public utilities for their report and recommendations, when such report and recommendations are necessary or desirable; and D. Review all construction plats to determine whether such plats comply with these regulations and review all final plats to determine whether they comply with the construction plat and these r^gulations; and E. Forward construction and final plats to the Planning and Zoning Commission as required by these regulations, together with its recommendations thereon; and F. Forward final plats to the Planning and Zoning Commission, together with its recommendations; and G. Make such other determinations and decisions as may be required of the department by these regulations or by the Planning and Zoning Commission or by the City Council Revised 11/12/86 61000 Administration pg.6_2 60030 INTERPRETATION OF PROVISIONS In the interpretation and application of the provision of these subdivision regulations the following regulations shall govern: 1. 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, morals, convenience,prosperity and welfare. These regulations shall be regarded as remedial and shall be liberally construed to further its underlying purposes; 2. Whenever both a provision of these subdivision regulations and any other provision o, 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 govern. 3. Where there arises a question concerning the meaning or intent of a provision of these regulations, the Director of the Division of Community Development and Planning 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 Planning and Zoning Commission, whose decision shall be final. 4. Any written decision issued under number three (3) 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 concurrent with submitting a request for subdivision plat or development plan approval. Inconsistency with the provisions of the Comprehensive Plan shall be grounds for disapproval of the plat or plan by the City. Revised 11/12/86 60000 Administration pg.6_3 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 construction 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: 1. City utilities (including water, sewer & electricity) 2. City services (including Police, Fire, Sanitation, emergency services) 3. city Park and Recreation facilities 4. City's storm drainage system 5. Georgetown Independent School district 6. Other City facilities (including Library, Streets, Hospital, etc.) such request for voluntary annexation shall not be limited in its time of duration and the City Council upon recommendation of the Planning and Zoning 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 requirement contained in these regulations would result in substantial hardship or inequity, the Planning and Zoning Commission may vary or modify, except as otherwise indicated, such requirement 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 Revised 11/12/86 60000 Administration pg.6-4 are protected and the general intent and spirit of these regulations preserved in accordance with the following provisions: i. Where a variance from the design requirement of these subdivision regulations is requested: a. the Planning and Zoning Commission may recommend and the City Council may approve variances to the design standards for: i. lot width ii. lot depth iii. lot orientation iv. building setback lines V. block length vi. parking and such variance(s) if granted shall be considered to be a modification of the zoning regulations applicable to the property within such subdivision; or b. 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 Planning and Zoning Commission or Zoning 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; and 2. Such modification may be granted upon written request of the subdivider stating the reason for each modification and may be waived by four-fifths (4/5) vote of the regular full membership of the Planning and Zoning Commission, subjert to the acceptance of the plat and the dedications thereon by the City 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 Comprehensive Plan. Revised 11/12/86 60000 Administration pg.6_5 60090 FEES To defray the costs of administering these regulations the applicant seeking subdivision 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 City Council and on file in the office of Director of the Division of Finance and Administration. 60100 AMENDMENT The City Council may, from time to time, adopt, amend and make public rules and regulations for the administration of these regulations upon recommendation of the Planning and Zoning 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 City 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 unlawful 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 agricultural purposes, regardless of the size or shape of said lot, parcel, tract or block, unless such lot, parcel, tract or black of land abuts on a public street or road for the distance required by the zoning regulations pertaining to the zoning district in which such lot, parcel, tract or block of land is situated, 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, firm 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 exceed the sum of two hundred dollars ($200.00) including costs. Each day violation shall 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. Revised 11/12/86 60000 Administration pg.6-6 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 holding 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. Revised 11/12/66 70000 Definitions 70000 Definitions pg. 7-1 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 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 incorporated association of persons such as a club B. a "building" includes a "structure" 9. a "building" includes any part thereof 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 this Ordinance As -Built -Plans - a set of detailed documents specifying how the public improvements required for the subdivision were actually constructed 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 surrounded by public streets, highways, railroad right-of-way, public walks, parks or greenstrips, rural land or drainage channels, or a combination thereof Bluff - An abrupt vertical change in topography of more than forty (40) feet with an average slope steeper than four (4) feet of rise for one (1) foot of horizontal travel 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 Revised 11/122/86 70000 Definitions pg.7-2 Building Line or Setback Line - a line or lines designating the area outside of which buildings may not be erected Buffer - A barrier constructed of wood, masonry, vegetation, and/or other landscape material 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 Puffer yard - 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 Centerline of a Waterway - The centerline of the waterway refers to existing topographically defined channels. 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 City Engineer - the City Engineer for the City of Georgetown, Texas or his designated representative City Manager - the chief administrative officer of the City of Georgetown, Texas or his designated representative Comprehensive Flan - the overall development plan for the community which has been officially adopted to provide long-range development policies including all specified individual elements thereof among which are the plans fore Land use, Land subdivision; Circulation; and Community facilities. This is the same as the General Flan and Master Plan Concept Flan - 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 Flans - 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 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 Revised 11/12/86 70000 Definitions pg.7-3 Critical Environmental Features - 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 Critical Water Quality Zone - Protection zones for waterway corridors as defined in Section 32440 of this Article Crosstall - The transverse slope as related to a given longitudinal slope and measured by the rise to run ratio Crosswalk - 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 Dedication - the grant of an interest in property for public use Design Storm - 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 Developer - the legal owner of land to be subdivided or his authorized representative Developed area - That portion of a lot, easement, or parcel upon which a building, structure, pavement or other improvements have been placed Development - a subdivision of land as defined herein or the construction or placement of buildings, 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, drainage, and street repair, maintenance and installation which does not required land disturbance or result in additional impervious cover shall also not constitute development Development Plan - 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 Community Development and Planning for the City of Georgetown, Texas or his designated representative District Conservationist - the District Conservationist of the Williamson County office of the United States Department of Agriculture's Soil Conservation Service Drainfield - (Private sewage facility disposal area) - Trench or bed utilized for final wastewater disposal 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 Revised 11/12/86 70000 Definitions pg.7-4 Edwards Aquifer - The water -bearing substrata also ):mown as the Edwards and Associated Limestones Aquifer. It includes the stratigraphic rock units known as the Edwards Formation and Georgetown Formation Edwards Aquifer Recharge Zone - The boundaries of the recharge zone shall encompass all land over the Edwards Aquifer recharging the same, as determined by the surface exposure of the geologic units comprising the Edwards Aquifer, including such areas overlain with quaternary terrace deposits Edwards Aquifer Contributing Zone - all land generally to the west and upstream of the Edwards Aquifer Recharge Zone that provides drainage into the Edwards Aquifer Recharge Zone Edwards Formation Watersheds - All lands over or draining into lands over Edwards Limestone formations 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 Faults and Fractures - Significant fissures or cracks in rock which may permit infiltration of surface water to underground cavities and channels Flood, One Hundred year - 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 Floor Area Ratio (FAR) - The total square footage of leasable floor area divided by the total square footage within a parcel of land Frontage - 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 General Plan - the overall development plan for the community which has been officially adopted to provide long-range development policies including all specified individual elements 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 Governing Body - the City Council of the City of Georgetown, Texas Grade - the slope of a road,street, other public way or utility line specified in terms of percent (%); 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 Gross Density - The number of dwelling units divided by the total acreage within a parcel of land Ground cover - 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 Health Department, Local - the Williamson County Health Department Health Department, State - the Texas State Department of Health Revised 11/12/86 70000 Definitions pg.7-5 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, 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 improvement for which local government responsibility is established Individual On -Site Wastewater System - (Private Sewage Facility) - All systems and methods used for the disposal of 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 (septic tank, etc), and the disposal unit (the drainfield that may be an absorption trench or bed, or an evapotranspiration bed) Individual Sewer Disposal System - 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 Intermediate Waterway - A channel, creel:, stream, branch, or watercourse as defined in Sections 32061 and 320a2 Landscape development - Trees, shrubs, ground cover, vines or grass installed in planting areas Legal Lot - A tract of land that 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 improvements Lot - a subdivision of a block or other parcel intended as a unit for transfer of ownership or for development Lot, Corner - a lot located at the intersection of and abutting on two or more streets Lot, Double Frontage - a lot which runs through a block from street to street and which abuts two (2) or more streets Lot, Interior - a lot other than a corner lot and bounded by a street an only one side Lot, Reverse Frontage - 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 Major Waterway - A channel, creel:, stream,branch or watercourse as defined in Sections 32061 & 32062 Master Plan - see Comprehensive Plan Revised 11/12/86 70000 Definitions pg.7-6 Park Fund - 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 Minor Waterway - A channel, creek, stream, branch or watercourse as defined in Sections 32061 &< 32062 Multi Family Development - Any development having four (4) or more attached residential units in a single building Natural Drainage - A stormwater runoff conveyance system not altered by development Natural State - Substantially the same conditions of the land which existed prior to its development, including but not limited to, the same type, quality, quantity and distribution of soils, ground cover, vegetation and topographic features Net Site Area - 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 Overland Drainage - Stormwater runoff which is not confined by any natural or man-made channel such as a creek, drainage ditch, storm sewer, or the like Paved ground surface area (also referred to herein as paved area or paved ground area) - Any paved ground surface area (excepting public right-of-way) used for the purpose of driving, parking, storing or displaying of vehicles, boats, trailers and mobile homes, including new and used car lots and other open lot uses Planning and Zoning Commission - the City of Georgetown Planning and Zoning Commission Planning Director - the Director of the Division of Community Development and Planning for the City of Georgetown, Texas or his designated representative Planting area - Any area designed for landscape planting having a minimum of ten (10) square feet of actual plantable area and a minimum inside dimension on any side of eighteen (18) inches Flat, Construction - 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 Flat, Final - a map of a land subdivision prepared in a form suitable for filing of record with necessary affidavits, dedications and acceptances, and with complete bearings and dimensions of all lines defining lots and blocks, streets, alleys, public areas and other dimensions of land Plat, Sketch - a rough 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 developer with information and instruction on the design standards and improvement requirements required of new subdivisions Revised 11/12/86 70000 Definitions pg.7_7 Recharge Features - Geological features such as springs, bluffs, caves, fractures, crevasses, or sinkholes which tend to have a high degree of connectivity with the Edwards Aquifer 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 Regulatory floodway - Any area designated by F.E.M.A. or subsequent Federal, State, or Local authority administering a flood insurance program as being within the 100 year flood plain 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, One Family - A free standing structure designed to accommodate one household Residence, Two Family - A single structure designed to accommodate two households Residence, Three Family - A single structure designed to accommodate three households Residence, Multi Family - A single structure designed to accommodate four or more households Residence, Single Family Attached - A multi -family residence that has property lines platted along common walls Fight -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 shall 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 unincorporated association; or ownership by different corporations, firms, partnerships, entities, or unincorporated associations in which a stock holder, partner, or associate or a member of his family owns an interest in each corporation, firm, partnership, entity, or unincorporated association Sedimentation and Filtration Basins - Basins required by this Article to provide water quality benefits through the sedimentation or filtration of runoff Revised 11/12/86 70000 Definitions pg. 7-9 Water Quality Puffer Zone - A buffer zone established parallel to all critical water quality zones and defined in Section 32050 Waterway - Any natural or man-made channel conducting storm water from a two year storm event at a depth of 8 inches or more, excluding street pavement 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. Classification of areas as wetlands shall follow the "Classification of Wetlands and Deepwater habitats of the United States" as published by the U.S. Fish and Wildlife Service (FWS/OPS-79/31)