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Home My WebLink AboutORD 1987 - SubdivisionCity of Ge...rgetown Subdivision Ordinance DRAFT 3/12/87 TABLE OF CONTENTS SECTION TITLE PAGE 10000 GENERAL PROVISIONS 10000-1 11000 Title 1 12000 Authority 1 13000 Purpose 1 14000 Policy 3 15000 Jurisdiction 4 16000 Application 4 16010 Subject Developments 4 16020 Exemptions 6 17000 Enforcement 7 18000 Definitions 8 20000 PROCEDURE 20000-1 21000 General Procedure 1 22000 Sketch Plan 1 22010 Purpose and Applicability 1 22020 Format 1 22030 Content 1 22040 Procedure 4 22050 Development Review Committee 4 22060 Effect 4 23000 Concept Plan 4 23010 Purpose and Applicability 4 23020 Format 5 23030 Content 5 23040 Procedure 6 23050 Notification 7 23060 Approval 7 24000 Preliminary Plat 8 24010 Purpose and Applicability 8 24020 Format "o 24030 Content 8 24031 Natural Features 8 24032 improvements 9 24033 Boundaries 9 24034 General Information 11 24035 Support Documents i. 24040 Procedure 24050 Notification is 24060 Approval 1: 25000 Construction Plans 1 25010 Purpose and Applicability 1 25020 Format 1: 25030 Content 1! 25040 Procedure 25050 Approval 26000 Final Plat 26010 Purpose and Applicability 26020 Format 26030 Content 26031 Natural Features 26032 Improvements 26033 Boundaries 26034 General Information 26035 Support Documents 26040 Procedure 26050 Approval 26060 Recordation 27000 Detailed Development Plan 27010 Definition 27020 Purpose and Applicability 27030 Format 27040 Content 27050 Procedure 27060 Approval 28000 Assurances for Completion of Improvements 28010 Purpose 28020 General Policy 28030 Completion of Improvements 28040 Alternatives to Completing Improvements 28050 Time Limit for Completing Improvements 28060 Failure to Complete Improvements 28070 Inspection and Acceptance of Improvements 28080 Reduction or Release of Improvement Surety Instrument 28100 Maintenance Bond Required 28110 Vacation of Undeveloped Subdivisions 29000 Alternative Form Subdivisions 29010 Planned Unit Developments 29011 Purpose and Applicability 29012 Procedure 29013 Approval 29020 Amended Plats 29030 Short Farm Subdivisions 29031 Purpose and Applicability 29032 Format 29033 Content 29034 Procedure 29035 Notification 29036 Approval 29040 Dedication Plats 29041 Purpose & Applicability 29042 Format and Content 29043 Procedure 17 18 18 18 19 19 19 19 19 20 21 22 23 24 26 26 26 26 27 28 29 30 30 30 31 31 33 33 33 34 34 35 35 35 35 36 36 36 37 37 38 38 38 Ji 39 39 39 40 40 30000 DESIGN STANDARDS 30000-1 31000 General Standards 1 31010 Urban Design Principles i 32000 Watershed Provisions 2 32010 Purpose 2 32020 Overview 3 32030 Compliance 3 32040 Critical Water Quality Zones 3 32050 Water Quality Buffer Zones 5 32060 Maximum Development Intensities 6 32061 Development in Edwards Formation Watersheds 6 32062 Development Outside Edwards Formation Watersheds 7 32070 Transfers of Development Intensity 8 32080 Structural Controls 8 32090 Industrial Uses 8 32100 Stormwater Management System Requirements 9 32101 Basic Design Objectives 10 32102 General Design Requirements 11 32103 Minimum Criteria for Issuance of Flood Plain Development Permit 15 33000 Transportation 16 33010 General 16 33020 Traffic Impact Analysis 17 33021 Title and Purpose 17 33022 Threshold Conditions for TIA 18 33023 Responsibility forRequired TIA 21 33024 Scope of TIA and Study Area 21 33025 Traffic Data Requirements 23 33026 Application of Requirements 26 33027 Actions Based on TIA Results 24 33030 Streets and Alleys 24 33040 Access/Driveways 29 33041 Purpose and Applicability 29 33042 Driveway Width 29 33043 Spacing Between Driveways 29 ,33044 Spacing Between Driveways and Intersections 29 33050 Off -Street Parking and Loading 32 33051 General Design Standards 32 33052 Schedule of Off -Street Parking Requirements 33 33053 Off -Site or Remote Parking 34 33054 Parking for Mixed Use Developments 35 33055 Handicapped Facilities 35 33056 Basic Off -Street Loading Regulations 36 33057 Design Standards 37 33058 Special Parking Requirement Areas 39 33059 Bikeways 40 34000 Blocks and Lots 41 34010 Blocks 41 34020 Lots 42 34021 Access Requirements 44 34022 Lot Numbering 45 34023 Lot Drainage 45 34030 Easements 45 35000 Utilities 46 35010 Water System 46 35011 Water System Required 46 35012 General Water System Design 46 35020 Sanitary Sewer System 46 35021 Sanitary Sewer System Required 46 35022 General Sanitary Sewer System Design 47 36000 Rural Subdivisions 47 36010 Purpose 47 36020 Applicability 47 36030 Streets 47 36040 Blocks 47 36050 Lots 47 36060 Easements 48 36070 Utilities 48 36080 Additional Provisions 48 37000 Landscaping and Buffering 48 37010 Purpose 48 37015 Applicability 49 37020 General Requirements 49 37030 Required Landscape Installation 50 37040 Requirements for Fences 54 ,.Ilii ev1•,9 Aut k 40000-1 41000 General Provisions 1 41010 Requirements for Improvements 1 41020 Type of Improvements 1 41030 Continuity of Improvements 1 41040 Improvement Plans 1 41050 Acceptance of Improvements 2 41060 Maintenance and Supervision 2 41070 Extension of Water and Wastewater Utilities 2 42000 Park Land Dedication 5 42010 Dedication of Public Park Land Required 5 42020 Formula for Calculating Area 5 42030 Fee Payment In Lieu of Land Dedication 6 42040 Reservation of Future Park Land 6 42050 Subdivision Changes 7 42060 Final Platting of a Portion of An Approved Preliminary Plat 7 42070 Design Standards for Park Land 7 42080 Private Park Land Credit 9 42090 Park Fund Established 9 42100 Method of Dedicating Park Land 10 50000 MUNICIPAL UTILITY DISTRICTS 50000-1 50010 General Requirements 1 50011 Pre -Application Review 1 50012 Pre -Application Submittals 1 50013 Petition Submittal 4 50020 Review Process 4 50021 Staff Review 4 50022 Commission Review Process 5 50023 City Council Review and Action 5 50030 Out of District Service Requests 6 50040 Fees 6 50050 District Creation 6 50051 Qualifications for Consent 6 50052 Bonding Package 6 50053 Additional Requirements 8 60000 ADMINISTRATION 60000-1 60010 General Administration 1 60020 Planning Department Responsibilities 1 60030 Interpretation of Provisions 1 60040 Consistency with the Comprehensive Plan 2 60050 Consistency with the Zoning Ordinance i 60060 Annexation Requirement 2 60070 Variances 3 60080 Conditions for Issuing a Building Permit 4 60090 Fees 4 60100 Amendment 4 60110 Violation 4 60120 Penalty 4 60130 Severability of Provisions 5 60140 Repeal 5 70000 DEFINITIONS 7DOOD-1 ?0000 10000 GENERAL PROVISIONS 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 apart of the Code of Ordinances of the City of Georgetown, Texas. 12000 AUTHORITY T':Pse Subdivision Regulations, design standards and improvement require ments for land development are adopted under the authority of the Constitution and laws of the State of Texas, including particularly Chapter 231, Acts of the 40th Legis-lature, regular session, 1927, as heretofore or hereafter amended (Article 974a, V.A.C.S.) andthe provisions of Section4 of the Municipal Annexation Act as heretofore or hereafter amended (Article 970a, V.AC.S.). These subdivision regulations, design standards and required improvements for land development are adopted pursuant to the provisions of Article 1, Section 1.02 of the Home Rule Charter for the City of Georgetown, Texas. 13000 PURPOSE Subdivision of land is the first step in the process of urban development The distribution and relationship of residential, commercial, industrial and agricult- ural uses throughout the community along with the system of improvements for thoroughfares, utilities, public facilities and community amenities determine in large measure the quality of life enjoyed by the residents of the community. Health, safety, economy, amenities, environmental sensitivity and convenience are all factors which influence and determine a community's quality of life character. A community s quality of life is of public interest Consequently, the subdivision of land, as itaffects a community's quality of life, is anactivity whose regulation is avalid function of municipal government The regulations contained herein are designed and intended to encourage the development of a quality urban envuon- mentbyestablishing standards forthe provision ofadequate 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 thatprovides for the conservation, enhancementand 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 granting of certainrights and privileges. By establishing a fair and rational procedure for developing land the following requirements further the possibilitythatlandwillbe developedfor its most beneficial use in accordance with existing social, economic and environmental conditions. These regulations are designed and intended to achieve the following purposes and shall be administered so as to: 10000-1 1 000 A. Assist orderly, efficient and coordinated developmentwithin the territor- ial jurisdiction; B. Provide neighborhood conservation and preventthe development of slums and blight; C. Harmoniously relate the development of the various tracts of land to the e)dsting 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 b e bome by the owners or developers of the tract, and that cost of improvements to minimum standards which primarily benefitthe whole community be bome by the whole commu- nity, E. Provide the best possible design for each tract being subdivided; F Provide the most attractive relationship between the uses of land and buildings and the circulation of traffic throughout the municipality, having particular regard to the avoidance of congestion in the streets and highways, and the pedestrian traffic movements appropriate to the various uses of land and buildings, and to provide for the proper location and width of streets and building lines; G. Prevent pollution of the air, streams, and ponds; to assure the adequacy of drainage facilities; to safeguard both surface and groundwater supplies; and to encourage the wise use and management of natural resources throughout the municipality in order to preserve the integrity, stability, and beauty of the community and the value of the land; H. Preserve the natural beauty and topography of the municipality and to insure appropriate development with regard to these natural features; I. Reconcile any differences of interest among the subdivider, other property owners and the City, J. Establish adequate and accurate records of land subdivision; K Implement the Development Plan and other Comprehensive Plan ele- ments as adopted by ordinance; L. En5 ure tat public or private fadlite s are available and will have a sufficient rapacity to serve proposed sub divisions and developments withinthe territo- rial jurisdiction; M. Standardize the procedure and requirements for sub dividing propertyand submitting plats for review and approval; N. Protectandprevideforthepublichealth,safety andgeneralwelfare ofthe community, 10ii00-2 14000 13000 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 allparts 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; S. Encourage the development of a stable, prospering economic environ- ment. T. Minimum standards for development are contained in the City's Construc- tion Standards and Specifications and Improvements manual, zoning ordi- nance, the building code and in this ordinance. However, the Comprehen- sive Plan expresses policies designed to achieve an optimum quality of de- velopment in the urban area. If only the minimum standards are followed, as expressed by the various ordinances regulating land development, a stan- dardizationofdevelopment will occur. This will produce amonotonous urban setting. Subdivision design should be of a quality to carry outthe purpose and spirit of the policies expressed in the general plan and in this ordinance, rather than be limited to the minimum standards required herein. POLICY In order to carry out the purposes hereinabove stated, itis hereby declared to be the policy of the City to consider the subdivision of land and its subsequent development as subject to the control of the municipality, pursuant to the Com- prehensive Plan, forthe orderly, planned, efficient and economical development of the City and its territorial jurisdiction. This Ordinance shall be administered such that A Land to be subdivided and/or developed shall be of such nature, shape and location that with proper and careful design and development it can be safely used for building purposes without danger to health or risk of fire, flood, erosion, landslide or other menace to the general welfare. B. A final plat shall not be recorded until the necessary public utilities and facilities and other required improvements exist or arrangements are made for their provision C. Buildings, lots, blocks and streets shall be arranged so as to afford 10000-3 140110 15000 16000 10000-4 adequate light, view and air, and to facilitate fire protection, providing ample access to buildings for emergency equipment D. Land shall be subdividedand 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 regula- tions supplement and facilitate the enforcement of the provisions and stan- dards contained in the Zoning Ordinance, Building and Housing Code, Com- prehensive Plan, and capital budget and program of the municipality. JURISDICTION These Subdivision Regulations shall apply to all subdivisions of land and all land development activities, as theyare 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 oras maybe 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-TerrftorialJurn diction of the City of Georgetown, Texas; and C. Any additional area outside (1) and (2) above as permitted by law and which has been approved by the Council; APPLICATION OF REGULATIONS 16010 Subject Developments 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. ctivity 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 fad 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 16000 B. 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 William- son 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 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 10,1977; or D. All subdivisions or plats of land where such subdivision was within the jurisdiction of the City either on the date said subdivisionplatwas recorded in the plat records of Williamson County, Texas or on the effective date of this ordinance, whichever is most restrictive, and 1. For which a final plat was approved by the City and filed in the plat records of WilliamsonCounty, Texas on or before November 9,1982, and for which, on the effective date of this ordinance, the Planning Commis- sion 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 Williamsan 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 abutlding per nit, or plumbing permit, or electrical permit, orflood plain pernnt, crutilitytap, or certificate of acceptance for required public improvements is required by the City; or G. Any Land Development Project whichis intended to occupya single tram lot, site or parcel where: 1. more than one (1) primary building or structure for the primary use will be located, or 10000-5 160Li0 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 byroof of 5000 square feet or less, and for which a building permit, or plumbing permit, or electrical permit, or flood plain permit or utility tap, or certificate of acceptance for required public improvements is required by the City, or H. Any. 1_ Planned commercial shopping center, 2. Research and development nark; 3. Industrial park development; or 4. Mobile home park for which building permit, orplumbing permit, or electrical permit, or flood plain permit, or utility tap, or certificate of acceptance for required pub-lic improvements is required by the City, or 1. The platting of any existing legal deed -divided unplatted lot, parcel, site or tract; or J. The platting of land into lots, parcels, sites or tracts each of which con- tains 40 acres or more; or K Any plat having received approval from the Council for which said appro- val 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 orprivate easement through any tract of land regardless of the area involved, including those for use by public and private utility companies; or B. 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: 10000-6 17000 16000 k 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 recordinthe Deed Records of Williamson County, Texas on orbefore May10, 1977, except as provided by section 16010 F, G and H; or C. Sales of landby 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 lurisdiction; or F. Any subdivision of land forwhich aPreliminaryPlat has been approved by the City on the effective date of these subdivision regulations and as provided for in Section 16010 B and D.2., excluding any plat for which approval has expired. G. The combination of two lots for the creation of a more developable site when: 1. No change in the platted land use category is anticipated; 2. No increase in the density or intensity of use is anticipated as deter- mined by estimated traffic generation or utility demands, and 3. Offsite storrnwater runoff is neither increased nor concentrated ENFORCEMENT OF REGULATIONS No Subdivision Plat may be recorded until a final plat, accurately describing the propertytobe conveyed has been approved in accordancewiththese subdivision regulations andfiled in the Official Records of Williamson County, Texas. Further- more no building permit, or certificate of occupancy, or plumbing perut, or electrical permit, or flood plain permit, orutilitytap or certificate of acceotance for required public improvements shall be issued by the City A for any parcel or plat of land which was created by subdivision after the effective date of, and not in conformity with, the provisions of these regula- tions; and/or 1. all improvements, as required by these regulations, have been con- structed and accepted by the City of Georgetown, or 2. assurancesforcompletionofimprovementshavebeenprovidedinac- cordance with sections 28000-28999, 10000-7 17000 18000 10[;00-B and no excavation or clearing of land, or construction of any public or private improvements shall take place or commence,within six (6) months preceding the date of application for any item outlined above, unless in conforrrdty with these regulations and/'or as required in the platting process. DEFINITIONS All definitions of words contained herein shall correspondwith the most appropri- ate definitions appearing in the Oxford English Dictionary unless specifically definedin Sec,=70000. When multiple definitions create confusion, the Director shall make the determination of the most appropriate definition and the attach written evidence of any such determination to the ordinance. 21000 22000 20000 PROCEDURE GENERAL PROCEDURE For ail 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 Coundf or their approval or disapproval, as provided for below. In no instance, not withstanding anyprovisionto the contrary, shalla 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 fust obtaining preliminary plat approval The general procedure for the subdivision of land is outlined in figures 21000 A and B. The regulations governing each step of the procedure are described in Sections 22000 through 29999. SKETCH PLAN 22010 Purpose and Applicability The purpose of the sketch plan is to provide an approximately scaled representa- tion of a development proposal for use in discussions between the subdivider and the City staff. By providing for early discussion between staff and developers regarding planning concerns and City requirements, the sketch plan should reduce engineering costsatthe planning stage of development, enhance commu- nications 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; 20000-1 EGEND QPROCESS ELEMENT (Mllsalma) Q PROCESS ACTIVITY Q PROCESS DECISION PROCESS ROUTING SLfrGN ACI.V CAWS..r CII .lGKD AX4r 17.Nf �flf./era.ay one By'.r�ra.,f Fcal /ova, fuieuv�. sr<.r.T /Slug cf<ricit�rf of euuswc/ FIGURE 21000A - INDICATING GENERALIZED DEVELOPMENT PROCESS f«crnweay c,.,.seecnw .e[aN3 /3f F/NIL AwOo i*fr ,-Vr Xrr As7w/c D LWf[gayFNl 6n.er.ill/e .cwrwo fade .vola / : Sre F/a..uf,rf g fa- 44'Al a)/ fAs APP..ro/ P.wesls. ye.4 2: a) Oe/e./td (krs/��en/ qn .ne'/ 6s rseralae roneerren/ .v.'�i l�aeb /'✓.sisn p/oI. a) kens./ of O/sonny Cn+snr�.ev� nr, rep.: eP..b/•f fiesr.�� e�prdre% s/ ryY Oen //rI a/o msnl �//n. Sar (W. SrC, ZJOZO Nofr 3: See N /[ / en F/ou Ghon B {er /egeireC�CCA LEGEN O PROCESS ELEMENT (STAGE) O PROCESS ACTIVITY Q PROCESS DECISION .S� PROCESS ROUTING —7 PROCESS APPEAL ti 21000 FIGURE 210008 - SHOWING PROCESS WITHIN EACH (Flow Chart 8) REVIEW PHASE FOR CONCEPT PLAN, PRELIMINARY PLAT, FINAL PLAT, AND DETAILED DEVELOPMENT PLAN PUBLIC HEARING SUBMITTALS 4A'%4vr '040 05 "r4 S✓lyi»ep 70 PctvyAy4 LiPI. 574. `avioA/ Louvc/L h'a�aiNl� Loyyi 9l/O,/y ae Ne%/ : f'ec3 tach -./o�/ icr%cN o, --,cre Ordhgnce Woe-376,rnd 5uhx9uen/ omendmcn/5 {herco� w,// ha /»,c/ a/ Am /'-mc of Su6m,'+Yq/ fo P/ar+n.iy DePocfinea/ erce/of fo. 4ro%na9c ons Gong/rue/ie,7 p/on rev,:e". 7hcle feey� A.//ic/i 4�e ///c ac/uo/ cas/ or /hcx revieH //cm3 b/ fhe C.;4/ Lonou//,>T En roes/.r[, N/%/ he due v n fhc oPP/; /co il's Fc4.1 arc VJA ee &ieaa for lne*-Xi H/ OITI:IIX LL j 23000 20000-4 E. Existing natural features including, but not limited to, significant vegeta- tion, drainage characteristics, and topographic features; F. Proposed lard uses and public and private improvements as defined herein; and G. Anticipated off-site improvements. 22040 Procedure Prior to drafting a sketch plan, the applicant should review City codes, and the Comprehensive Plan, to ensure the compatibilityb etween the proposed develop- ment and City requirements. The developer shall submit legible prints of the sketch plan as indicated on the application at least five working days prior to the regular meeting of the Development Review Committee so that the Committee will have sufficient time to review the submittal for conformance with ordinance 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 5ub- divider concerning the proposed development After this meeting is con- cluded, the subdivider may undertake the preparation of a Construction Plat for the subdivision. 22050 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 subrrdttedfor the meeting. Said written response shallbe made available to the applicant on the day of the meeting and shallreflect the degree to which the contents suggestedin section 22030 have beenaddres sed 22060 Effect Sketch plans provide guidance prior to the applicant's investment in carefully engineered drawings. Review of the sketch plan shall not constitute public approval or indicate the full extent of the City's requirements. CONCEPT PLAN 23010 Purpose and Applicability Thepurpose of the concept planis to demonstrate conformance with the Compre- hensive Plan, compatibility of land use and coordination of improvements within and among individually platted parcels, sections, or phases of a development prior to the approval of a preliminary plat A concept plan shall be required when only portion of the parent tract or parcel of land being platted is to be developed or sold for development If the proposed 23010 landu5e5 on the prop osedconceptplan are inconsistentwithrhe Cornprehensiye Plan as adopted by the City, the concept plan shallnot be accepted for filing b±v the City. If the proposed landuses on the concept plan are inconsistentwiththe City`s Official Zoning Map, the concept plan shall not be accepted for filing by the City. 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 aplan 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 matenally changes. 25020 Format A concept plan shall be printed on 24 x36 inch pap er at a scale of 1 inch= 100 feet mth all dimensions measured accurately to the nearest foot, provided however, that a different scale may be used if approved in writing by the Director prior to submittal. 23030 Content The concept plan shall contain or have attached thereto: A. Name and addresses of the developer, record owner, land planner, and engineer_ E. Proposed name of the subdivision; date revised and/or prepared; north indicator, scale. C. Location map drawn ata scale of two thousand feet perinchshowingthe 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 enure tract and its relationship to adjacent property, exist- ing development and recorded plats. E. Topographic contours at 2' intervals lin 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 of eachtype of residence and proposed floor area ratio for all non-residential land uses. H. Proposed and exisung arterial and collector streets to serve general area. 1. Location of sites for parks, schools and other public uses, and all areas of common ownership. 20000-5 J. Significant drainage features and structures including any known or esti- mated 25 and 100 year flood plains. K Significant man-made features such as railroads, roads, buildings, utilities and drainage structures. L. Boundaries of proposed phases of development M. Certification that no exceptional topographical, cultural, historical, ar- chaeological, hydrological or any other physical conditions of the property to be developed or within 200 feet onanadjacenttract exist whichwillrequire the establishment of reasonable design standards in excess of the established minimum standards or require a variance from those established minimum standards as defined in Section 31000. 23040 Procedure A concept plan, prepared by a registered professional engineer together with a completed application form and filing fee, shall be submitted to the Commission and the Council for approval. A concept plan may be submitted for review and approval simultaneously with a preliminary plat, provided however that the plat shallnotbeapproveduntilthe conceptplan hasbeenapproved. If the conceptplan and the preliminary plat are to be reviewed simultaneously, the plat and plan must be submittedto the Director simultaneously. An approved conceptplan shall be kept on file as a public record in the office of the Director. Legible prints, as indicated on the application form, shall be submitted at least 30 days prior to the regular meeting of the Commission along with the following: A Completed application forms and the payment of all applicable fees B. A proposed phasing plan for the development of future sections. C. Any, attendant documents needed to supplement the information provided on the plat D. A complete preliminary plat submittal if submitted forreview and approval in conjunction with the concept pian. If in the judgement of the Director, the conceptplan submittal sub stantiallyfails 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 Priorto the Conunissionmeeting atwhichthe conceptplanis heard, City staff shall review the plat for consistency with City codes, policies and plans, and return ;rotten comments to the Director. The Director shall prepare a report analy=, g the subdivision submittalas well as anv comments received concerning the plan, and recommending the approval, conditional approval or disapproval of the plan- 20000-6 lan 20000-6 *1011] Saidrepart shall be available at least five (5) working dayspriorto the Commission meeting. If the subdivider chooses to withdraw, in writing, by noon of the third working day preceding the meeting, he may appear on the next agenda after repayment of fees. 23050 Notification Not fewer than fifteen (15) nor more than thirty (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 comer of the subdivision and at intervals that do not exceed three hundred (300) feet between said comers. Additionally, City approved notification forms, postmarked no fewer than fifteen (15) days prior to the appropriate Commission hearing, shall be mailed to the owners of all property, anypart of whichis locatedwithin two hundred (200) feet of the perimeter of the property included within the concept plan. 23060 Approval The Commission and Council, after holding public hearings in accordance with City codes, shallapprove or disapprove the concept plan. The failure of each body to act within forty five (45) days of the plan's filing date shall result in automatic approval of the plan, except as otherwise agreed to by the subdivider. The Council, within forty five (45) days of the filing date, shall either confirm the action of the Commission, disapprove the plan or request that the Commission consider the C ouncirs recommendationat the next regularly scheduled Commission meeting. If the plan is resubmitted to the Commission for consideration of the Council's recommendation, then the subsequent action of the Commission shall be final Approvalof a concept plan constitutes acceptance of the type, densityandintensity of land use indicated on the plan; the classification and arrangement of streets indicated; the proposed phasing plan; and the nature of utility service proposed. The Commission shall notify the applicant of any de signrequirements in excess of the established minimum standards or of any deviations from those established minimum standards as set forth in section 31000. The approval of the concept plan shall not expire as long as the development proceeds in accordance with the phasing plan At such time as the developmentlags one year behindthe approved phasing plan, the apprnval shall expire if the subdivider does not submit, a written request for the extension and continuance of the concept plan as approved by the City priorto expiration Approval of any such extension request shall be automatic one time onlyf ora period of 12 months. Subsequent to this extension, the concept plan shallbe consideredvalid so long as the planremains consistent withthe Com- prehensivePlan. Concept plan approval does not ensure approval of a preliminary plat involving a substantially different concept or failing to meet specific require- ments of this ordinance, and approval does not comprise any vesting of develop- ment rights or any assurance that permits of any kind will be issued. 20000-7 24000 24000 20000-8 PRELM NARY PLAT 24010 Purpose and Applicability The preliminary plat provides detailed graphic information and associated text indicating property boundaries, easements, land use, streets, utilities, drainage, and other information required to evaluate proposed subdivisions of land. A preliminaryplat shallbe required for any subdivision exceptas otherwise provided for herein_ If the proposed land uses as shown on the preliminary plat are inconsistent withthe Comprehensive Plan as adopted by the City, the preliminary plat shalt not be accepted for filing, if the land uses on the proposed preliminary plat are inconsistent with the Citys Official Zoning Map, the preliminary plat shall not be accepted for filing. 24020 Format The preliminary plat shall be drawn on 18 x 24 inch 4 miL mylar at a scale c" i inch =100 feet with all dimensions late! --d accurately to the nearest foot, provided however, that a diiierent scale maybe used if approved in writing by the Director priorto submittal- The preliminary plat shall include all of the tractintended 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 preliminary plat shall contain or have attached thereto: 24031 Natural Features A. The location of existing water courses, dry creek beds, caves, springs, wells, sinkholes and other similar drainage features. Centerline of water courses, creeks, existing drainage structures and otherpertinent datashallbe 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 Citys Standards and Specifications for Construction of Improvements 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 developerwill be required to comply with provisions of the City Flood Plain Management Ordinance and the regulations of the Williamson County Health Department 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 fora distance equal to twenty-five (25) percent of 24031 the distance across the tract, but not fewer than fifer (50) feet nor more than two hundred (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 maybe generalized until construction plan submittal, unless said areas are included in any proposed ROW and/or Utilityeasement Groupings of smaller tree sand any densely vegetatedareas shall also be indicated on the plat If the Director determines thata tree surveywould create anexcessive burden on the subdivider, the subdivider may submit 1. Anaerial photo of sufficient resolution to identify significant trees, enlarged to 1" = 200' and 2. A transparent overlay of street easements and lot lines drawn to the same scale. Said aerial photo must have been taken within 2 years of the date of plat submittal. E. Information specifically required to demonstrate compliance with the watershed provisions of this ordinance described in sections 32000-32999. 24032 Improvements A The locations, sizes and descriptions of existing utilities, including but not limited to gas or petroleum lines, sewer lines, water lines, water towers and wells, power lines and telecommunication lines (above and/or below grade) within the subdivision, adjacent thereto, or proposed for use by the subdivi- sion. B. The size and location of all utilities proposed to be constructed or and off the site. C. The location, dimensions and area of any required drainage structures. 24033 Boundaries A The existing property lines of the land being subdivided Property lines shall be drawn sufficiently wide to provide easy identification. B. The location, dimensions, names and descriptions of all existing or recorded streets, alleys, reservations, railroads, easements or other public rights of way within the subdivision, intersecting or contiguous with its boundaries orf orming such boundaries, as determinedfromexisting records. The distance from the centerline of the roadway of any boundary street to the proposed platted property shall also be shown 20000-9 '40 9 C. Location of City limit lines and/or outer border of the City s extratern- torial jtufsdiction, as depicted on the City's most recent base map, 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. R The name, locationand lotpattems of adjacent subdivisions, conceptplans and approved preliminary plats, streets, easements, pipe lines, watercourses. and like information within 200 feet of the subdivision boundaries. All such information shall be supplied by the City where the City is the sole source of said information All lines outside of the subdivision boundaries shall be dashed G. The location, dimensions, names (as specified fn section 33030.Q) .and descriptions of all existing and proposed streets, alleys, parks, open spaces, natural features to be preserved, improvements to be installed for beautifi- cation and other public areas; blocks, reservations, easements and rights of way, and other sites within the subdivision specifically indicating the connec- tion of improvements to other improvements in adjacent subdivisions. H. The location of building setback lines indicated by dashed lines on the plat I. Numbers to identify each lot and each block. J. The bearings and distances of the property lines of all lots. If the side lines are not parallel, the distance between them at the narrowest point within the building lines shall be given The area of each non -rectangular lot shall be noted - K_ The boundaries of critical water quality and buffer zones as defined in sections 32040 and 32500. 24034 General Information A Identification and location of proposed uses and reservations (as listed in Se ction 34020) for all lots within the sub division and also indicating existing and proposed zoning classifications for each use (when applicable). Proposed residential densities, commercial intensity (floor area ratios), and percentage of impervious coverage shall be noted. B. The net site area; the totalacreage ofthe propertyto be subdivided and the subtotals by land use. C. The date, scale, north point, addresses of the owner of record, subdivider, and registered professional engineer platting the tract. 2000-10 24034 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 requiredwhen the units are contiguous withtheir 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. Certifications and signature blocks as required by the City and Williamson County. G. Certification that avigation easements as required by the City shall be granted on the plat and that no building area will be permitted within areas designatedas nmwayapproach clear zones. The extension of the centerline of the runwayforup to two mile s fromthe end of the runway and all clearzone s shall also be shown. H. Certification that no exceptional topographical, cultural, historical, arch- aeological, hydrological or any other physical conditions of the property to be developed or within 200 feet on an adjacent tract exist which will require the establishment of reasonable design standards in excess of the established minimum standards or require a variance from those established minimum standards as defined in section 31000. 24035 Support Documents A. A drainage studyto provide information asto the extent of drainage facilities thatwill be necessary in order to develop the property in accordance with City code. B. Utility demand data, consistent with the proposed uses indicated on the plat, to determine the adequacy and the consistency of land use intensities with the comprehensive plan. Said demand data shall be calculated using methods prescribed in the City's Standards and Specifications for COn5trtUC- tion of Improvements Manual. C. The number of trips expected to be generated as a result of the proposed subdivision as estimated by using Institute of Transportation Engineers stan- dards. A Traffic Impact Analysis as required in sections 33020-33029. D. A landscape plan as required in sections 37000-37099. E. A letter of certification, when applicable, that the plat has been submitted to the Williamson County Health Department for review (applicable to all projects proposing septic systems and/or containing any portion of the 100 - year floodplain outside of the City. 20000-11 24035 F. Letters indicating approval of easements fromanyutiitycompanies 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. 24040 Procedure A preliminary plat of any proposed subdivision, prepared by a registered professional engineer and bearing his seal, together with a completed application form and a filing fee, shall be submitted to the Commission and 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 ontheapplicationforrn, shailbe submittedatleastthirry (30) days prior to the regular meeting of the Commission at which the subdivision is to be heard, along with the following: A Completed application forms and the payment of all applicable fees. B. Aletter 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 9 applicable - D. Notification materials as described herein E. A letter requesting any variances as required by section 60070. F. Anyattendantdocuments needed tosupplement the information provided on the plat If, in the judgement of the Director, the preliminary plat submittal substantially fails to meet the minimalinformational requirements or the conditions of concept plan approval, the Director shall, at the earliest possible date but no later than ten (10) working days after the submittal deadline, inform the subdivider that his request has been withdrawn from the ag endo The prelimirtaryplat maybe placed on the next agenda Priorto the Commissionmeeting atwhich the preliminary plat is presented, City staff shall reviewthe platfor consistency with City codes, policies and plans, and return written comments to the Director, who shall within twenty (20) days after the submittal deadline, certifythat the plathas metthe minimum submittal require- ments. The Director shall, no fewer than five (5) working days prior to the Commission me eting, prepare a rep ortanalyzing the subdivision submittal as well 20000-12 24040 as any comments received concerning the plat, and recommending the approval, conditional approval or disapproval of the plat Upon certification by the Direc- tor,the submittalshallbeborwarded to the nextavailable Commissionhearing. If, after certification, the subdivider withdraws from the agenda, the sub division 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 locatedwithin200 ft of the perimeter of the tractto be subdivided shallbe notified by mail inaccordance withthese procedures except thatresubdivision of recorded residentialplats shall also require: A- notification of all lot owners in the most recently platted version of the subdivision for subdivisions containing 100 or fewer lots, or B. notification of all owners of lots partly or wholly locatedwithin 500 feet of the perimeter of the area to be resubdivided far subdivisions with more than 1001ot5. Notification letters shall be postmarked at least fifteen days pnorto the Planning Commission meeting at which the plat is to be reviewed. A public notice containing a street address, if available, and legal description of the propertyto be subdivided shall be published at least once in a newspaper of general circulation not fewer than 15 nor more than 30 days prior to said publichearing. Additionally, not fewer than 15 nor more than 30 days prior to Commission meeting at which the preliminary plat is to be heard, the devel- oper shall post City approved signs along contiguous rights of way at each comer of the subdivisionandatintervals that do not exceed300 feetbetween saidcomers. Notification shall not commence until the plathas been certified by the Director. 24060 Approval The Commis sion and Council shall act on the requestf or preliminary plat approval The failure of each body to act within f ortyfive (45) days of the plat's filing date shall resultin automatic approval of the plat, except as agreed to by the subdivider. The Commission, shall within 10 days of filing, hold a public hearing inaccordancewith City codes and the Commission's bylaws, and shall approve, conditionally ap- prove, or disapprove the preliminary plat The Commission shall notify the applicant of any design requirements in excess of the established minimum stan- dards or of any deviation from those established minimum standards as set forth in Section 31000. The Council, within forty five (45) days of the filing date, shall either confirm the action of the Commission, disapprove the plat or request thatthe Commission considerthe Council's recommendanonat the next regularly sched- uled Commission meeting. If the plan is resubmitted to the Commission for consideration of the Council's recommendation, then the subsequent action of the Commission shall be final. The Council may not delete or amend conditions established by the Commission, but they may attach additional conditions, pro- videdthat such additions donotnegate the effect of the Commission's conditions. The Commission and Council shall cite findings of fact supporting their actions. 20000-13 24060 25000 20000-14 Approval of the preliminary plat shall not constitute final acceptance of the final plat, but shall constitute a vesting of the right to develop under City codes and policies in effect on the date of the approval provided that neither the preliminary plat nor any subsequent plat or permit has been allowed to expire. The approval of the preliminary plat shall expire 12 months after the approval by the Council. except that if the subdivider shall apply in writing prior to the end of said period, stating reasons f or nee ding the extensionand demonstrating that the subdivider is actively pursuing approval of construction plans and/or the firnalplatin accordance with the regulations herein, this period may be extended for twelve (12) months. Subsequent extensions maybe granted upon writtenrequest withthe approval of the Commission. A preliminary plat shall not expire as long as the corresponding final plat is active, but if this final plat expires the preliminary plat shall also expire. If a preliminary plat expires, it may be reinstated only upon resubmittal of the unaltered, approved plat to the Commissionand Council and the approval by both bodies. All fees shall be repaid as if the project were initially being submitted. If revision of the preliminary plat is required by the Commission and/or Council, thenno finalplat shall be acceptedfor filing under Article 974-a V_A.C.S. until the revised preliminary 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. CONSTRUCTION PLANS 25010 Purpose and Applicability Construction plans, based upon the approved preliminary plat, consisting of de- tailed specifications and diagrams illustrating the location, design, and composi- tion of all improvements identified in the preliminary plat phase and required by this ordinance and other applicable City codes and policies, shall be submitted to the City for anyproject that necessitates the construction, reconstruction or mod- ification of new or existing improvements. These documents shall include com- plete plans and specifications allrequired improvements identified and approved as part of the preliminary plat phase. The Plans shall be kept by the City as a permanent record of required improvements in order to: A. Provide records that facilitate subsequent improvements as well as the operation and maintenance of the required improvements, B. Provide data for evaluation of materials, methods of construction and design; and C. Provide documentation of approved public improvements to ensure that all such improvements are built to City standards and,specifications. 25010 No final plat shall be certified by the Director until such time as construction plans completely describing the improvements required by this and other City codes have been approved, in writing, by the Director of Public Works. i�iYd�i�CllslfT All construction drawings shall be signed and sealedbya 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) feetto an inch and a vertical scale of five (5) feet to aninch 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 s erne the proposed development as indicated on the approved preliminary plat and in compliance with all ordinances, codes, standards andp olicies of the City and other applicable governmental entities. The following shall be the minimum requirements for construction plans: A. Title sheet as provided by City B. Approved preliminary plat C. Detailed Development Plan when required under the PUD provisions of Sections 29010-29019 of this ordinance. D. For street and roadway systems: 1. The horizontal layout and alignment showing geometric data and other pertinent design details. The horizontal layout shall also show the direc- tion 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 A.O.W. and curb tops of all roads. 3. Typicalright-of-waycross sections showing pertinent design details and elevations as prescribed in the City's Design Standards and Specifi- cations for Construction of Improvements Manual. 4. Typical paving sections showing design details and type of material 5. Engineer's report containing any additional information required to evaluate the proposed improvements. E. For sidewalks: 1. Typical cross-section showing design detail and type of material 20000-15 H030 2. Location in street and cross -block nghts-of-way. 3. Design detail and location for all curb ramps. F. For storm water management and control systems: 1. An engineefs report pursuant to Sections 32000-32999, Watershed Provisions herein. 2. Detailed design of all drainage facilities as indicated in the prelimin- aryplat phase, including typical channel or paving section, storm sewers and other storm water control facilities. 3. Accurate cross-sections, plans, and profile of every conduit/channel shall be shown G. For erosion and sediment control: 1. Prop osedfill or other structure elevating techniques, levees, channel modifications and detention facilities. 2. Existing and proposed topographic conditions with vertical intervals notgreater thantwo feet referencedto a UnitedStates GeologicalSuniey or Coastal and Geodetic Survey bench mark or monument 3. The location, size, and character of all temporary and permanent erosion and sediment control facilities with specifications detailing all on- site erosion control measures which will be established and maintained during all periods of development and construction- 4. onstruction4. Aplan for restorationfor the mitigation oferosioninall areas disturb ed during construction H. For water distribution systems 1. The layoutsize and specificlocation of the existing andproposed water mains, pump stations, elevated tanks and other related structures as identified in the preliminary plat phase and in accordance with all current City standards, specifications.and cntenafor 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. S. Engineefs report containing any additional information required to evaluate the proposed improvements. 20000-16 I I 25030 I_ For sanitary sewer systems: 1. The layout size and specific location of the existing and proposed wastewaterline s, lift stations, and other related structures as identified in the preliminary plat phase, in accordance with all current City standards, specifications, and criteria for construction of wastewater lines. 2. A complete sewage flow map with flow calculations at outfall points. Plan and profile for each line showing existing ground level elevation at center line of pipe, pipe size and flow line elevation at all bends, drops, turns, stationnumbers atfifty (50) foot intervals unless otherwise required or permitted by the Director of Public Works. 3. Design details for manholes and special structures. Flow line eleva- tions shall be shown at every point where the line enters or leaves the manholes. 4. Detailed design for lift stations, lagoon oxidation ponds, package plants or other special structures. 5. Engineers report containing any additional information required to evaluate the proposed improvements and anapplicationfor State Health Department approval. I For electrical, street lighting,gas, postal and telecommunication services: the location, size, type and description of street lights, light intensity levels, lines, poles, transformers, meters and other appurtenances according to ciry standards. K Required and proposed improvements for Parks and other public and common areas as identified and approved pursuant to Section 24033-G. L. Final design criteria, reports, calculations, and all other related computa- tions, if not previously submittedwiththe preliminaryplat These reports shall include a copy of the Water Pollution Abatement Plan submitted to the Texas Water Commission, if not submitted with the preliminary plat; and a copy of the complete application for flood plain map amendment as required by F.E.M.A. M. Engineer's certified cost estimate of each required improvement 25040 Procedure A Construction plans shall be prepared for all subdivision improvements as required by and in accordance with these regulations. After all necessary approvals of the preliminary plat have been granted, the subdivider shall submit to the Director of Public Works an application for Constrtiction Plan approval and copies in the number specified in the application, of detailed engineering plans and specifications for the construction of all required im- provements. 20000-17 KOM 26000 20000-18 All fees required for the review of construction plans shall either be submit- ted with the application according to the rate and fee schedule for the review of development projects in effect at the time of submittal - The Public Works Division shall review these plans and specifications to insure compliance with these regulations and good engineering practices. Within thirty (30) days of the date onwhich allnecessary informationhas 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 a0 suchplans, returning two signed copies to the applicant and retaining the other signed copies for City records. If constructionplans are approved conditionally or disapproved, the Director of Public Works shall inform the subdividerin 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 avariance fromany provision of these regulations or an appeal from a decision of the Director of Public Works, the construc- tionplans shallbesubmitted for reviewtothe Corruni5sionwhose action shall be final. B. Where itbecomesnecessary due tounforeseoncircumstance s,foramend- ments to be made to construction plans for which approval of the Director of Public Works has already been obtained, the Director of Public Works shall have the authority to approve such amendments when in his opinion such changes are warrantedandas long as theywouldbe in conformance with City requirements. Approval of such changes agreed to between the subdivider and Director of Public Works shall be noted by initialing and dating by both parties on the two original signed copies of the construction plans. 25050 Approval All improvements shown in approved construction plans shall be constructed. All publicimprovements shall be constructed inconfotmancewith standardplansand specifications approved by the Director of Public Works, except as otherwise specifically approved. FINAL PLAT 26010 Purpose and Applicability The final plat provides detailed graphic inf ormation and associated text indicat- ing property b oundarie s, easements, streets, utilities, drainage, and otherinforma- tion required for the maintenance of public records of the subdivision of land. A final plat shall be required for all subdivisions. The final plat shall conform to the 26000 approved constriction plans and preliminary plat If the proposed land uses as shown on the final plat are inconsistent with the Comprehensive Plan as adopted by the City, the final plat shall not be acceptedf or filing by the City. If land use s on the proposed final plat are inconsistent with the City's Official Zoning Map, the final plat shall not be accepted for filing by the City. If minor revision of a preliminaryplat is required the review of the revised preliminary plat may, at the discretion of the Director, proceed concurrently with final plat review. 26020 Format The final plat shall be drawn on 18 x24 inch 4 mil. mylar at a scale of 1 inch =100 feet with all dimensions labeled accurately to the nearest one tenth of a foot, except as otherwise approved in wilting by the Director prior to submittal The final plat shall include all of the tract intended to be developed at one time. When more than one sheetis necessary to accommodate the entire area, an index sheet showing the entire subdivision atascale of 1 inch= 400 feet shall be attached to the plat. 26030 Content The final plat shall contain or have attached thereto: 26031 Natural Features The location of center lines of waterways, the critical water quality zones, the water quality buffer zones, and all drainage easements. The one hundred year flood plain based on fully developed conditions within the watershed area, shall be calculated in accordance with the City's Standards and Specifications for Constriction of Improvements Manual, and shall be shown on the plat and certified by a Registered Professional Engineer. 26032 improvements The names of streets and the dimensions and locations of street rights-of-way, easements andany other dedications. Alllines outside of the subdivision bounda- ties 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. Truebearings and distances to the nearest established streetlines, official monuments, or existing subdivision comer which shall be accurately de- scribed on the plat and rotated to the state plane coordinate system X andY coordinates shall be identified for two adjacent property comers. C. The description and location of allpermanent survey monuments, pins and control points. 20000-19 26033 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 extrater- ritorial jurisdiction, if either traverses the subdivision oris contiguous withthe subdivision boundary, as depicted on the City's most recent base map. F. The location, bearings, width, purposes and approvednames (if applicable) of existing and proposed streets, alleys, easements and rights of way to be dedicated to public use, with the following engineering data L For streets. Complete curve data (Delta, Are length, Radius, Tan- gent, Point of curve, Point of Reverse Curve, Point of Tangent, Long Chord with Bearing) between all lot comer pins. 2. For Water Courses and Easements. Distances to be provided along the side lot lines from the right of way line or the high bank of a stream. Traverse line to be provided along the edge of all major waterways in a convenient location, preferably along a utility easement if paralleling the drainage easement or stream 3. For Avigation Easements. All final plats which he within two miles of the Georgetown Municipal Airport have a height restriction imposed by the 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 forfront, rear and side lot lines. The surveyor shat; 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 preliminary plat L The use, property dimensions, names and boundary lines of all special reservations to be dedicated for. 1. publicuse including sites for schools, churches, parks 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 the City, 20000-20 26034 provided however that use of the same base names for different sections or phases is required when the units are contiguous with their namesakes and individually identified by a section number - B. The date, scale, north point, addresses of the owner of record, subdivider, registered public surveyor, and registered professional engineer if required, platting the tract The engineerand surveyor shallaffix their seals to the plat in conjunction with the signing of the certification requirements. C. A key map showing the relation of the subdivision to streets and other prominent features in all directions for a radius of at least 1 mile using a scale of 1" = 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 subdivisionand also indicating existing andproposedzoning clas- sifications for eachuse (when applicable). Residential densities, commercial intensity, and the percentage of impervious coverage shall be noted E. The owners' names andthe propertyline5 of propertyvvithin 200 feet of the subdivision boundary, together withthe respective plat or deedreferences as determined by the most recent tax rolls. F. Sufficient data shall be shown on the plat for each lot to prove mathemati- cal closure. G. Certifications and signature blocks as required on the plat by the City and County, including but not limited to the following: 1. Certification that avigation easements as required by the City shall be granted on the plat and that no building areawill be permitted within areas designated as runway approach clear zones. 2. Certification froma Registered Prof e s sional Engineer and approved by the State Health Department (if applicable) that water satisfactory for human consumption is available inadequate supply at the time of submis- sion, except that such certification is not required if City of Georgetown water is used 3. Certification from the Williamson County Health Department that a subdivision is located in anarea which cannot reasonably be served by a sanitary sewer system and that the use of septic tank or other means of disposal has been approved by the Williamson County Health Depart- ment Said certificate shall show the limitations, if any, of such approvaL 26035 Support Documents The following supporting documents must accompany the final plat A A copy of the water pollution abatementplan approved by the Texas Water Commissionfor subdivisions withinthe City's ea1raterritorial iurisdictionand 20000-21 26035 over the Edwards Aquifer Recharge Zone. B. Computer tapes showing closed perimeterand computertapes onaillots other than those which are square or rectangular shall be provided with the final plat C.lfasubdivisionislocatedinanareaservedbyanyutilityotherthantheCity, the developer shallfumish 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 preliminary plat D. If the construction of all improvements neededto serve the subdivisionis not completed prior to the filing of the plat for recordation then the subdivider must provide financial assurance for the completion of the remainderof those improvements as detailed in sections 28000-28110. 26040 Procedure After approval of the preliminary plat and construction plans, and the completion of any revisions required by the Commission and/or Council, a final plat of any proposed subdivision, prepared by a registered public surveyor and registered 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 final platand all attendant documents and fees she be submitted to the Director. Legible Prints, as indicated on the application form, shall be submitted to the Director at least thirty (30) days prior to the regular meeting of the Planning and Zoning Commission along with the following: A Completed application fomes and the payment of all applicable fees. B. Any materials or documents required bythe Commission and/or Council as a condition of preliminary plat approval. C. Two copies of the deedrestri-dons or covenants, if such documents are to be used. These shall be filedfor 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 pro- vided on the plat 20000-22 26040 If in the judgement of the Director, the final plat submittal substantially fails to meet the minimal informational requirements or the conditions of preliminary plat ap- proval, the Director shag atthe earlie 5tpo 5sible date but no later than ten working days after the submittal deadline, inform the subdivider that his request has been withdrawn from the agenda The final plat may be placed on the next agenda Prior to the Commission meeting at which the final plat is heard, City staff shall review the plat for consistency with the preliminary plat, construction plans, and City codes, policies and plans, and return written comments to the Director, who shallprepare areport analyzing the subdivision 5ubmittalas wellas any comments received concerning the plat, and recommending the approval, conditional ap- proval 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 informationalrequirements fOrsubmittals. The report and certifica- tion status of the plat shallbe available to the subdivider no later than five (5) days prior to the Commission meeting at which the plat is to be heart. If, after certification, the subdivider withdraws from the agenda, the subdivision may appear on the next agenda pursuant to repayment of fees. 26050 Approval The Commissionafterholding apublichearing in accordance with City codes and the Commissions bylaws, shall approve, conditionally approve or disapprove the final plat within fifteen (15) days of the certified filing date of the plat The Council shall, within thirty (30) days of the certified filing date, either confirm the action of the Commission, disapprove the plat or, with the consent of theapplicant, request thatthe Commission consider the Council's recommendation atthe nextregularly scheduled Commission meeting. The Council may not delete or amend condi- tions established by the Commission, but it may attach additional conditions, providedthat such additions do not negate the effect of the Commission's condi- tions. Unless the final plat is recorded in the County Clerk's office within six (6) months after finalapproval by the Commission, 5uchapproval of thefinal plat shallbe 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 rause therefor, andthe Council may grant an extension notto exceed one year. Zoning of the tract, if applicable, that shall permitthe proposeduse, orany pending zoning amendment necessaryto pemtitthe proposeduse shallhave beenadopted bythe Councilprior 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 not been accepted by the Director of Public Works, 20000-23 :6050 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. D. Payment of any subsequent user fees as specified in Section 41070-H. E. Copies of any required agreements providing for the proper and continu- ous operation, maintenance and supervision of any facilities that are of com- mon use or benefit which cannot be satisfactorily maintained by an existing public agency, as required in Section 41060. If revision of the final plat is required by the Commission and/or Council, then the final plat shallnot be recorded until the revised final plat has been submitted and approved bythe Director for compliance with the Commission's and/or Coun- cil's requirements. 26060 Recordation Prior to the recordation of the final platthe sub divider shall submitthree 18 x 24 inch copies of the plat to the Director. One such copy shall be a bluelute linen from film negative meeting the requirements of Williamson County and shallbe kept on file in the plat records of Williamson County, Texas. A second such copy shall be prepared by contact photographic process on 4 mil. mylar which shall be kept on Me in the office of Director. The third copy shall be either on mylar, or velum and shall be returned to the subdivider for his records. The use of removable stick - on attachments to the plat for recordation shall not be permitted. Copies of the final plat for recordation may be submitted to the Directorat any time following the approval of the construction plans if improvements are required or if no improvements are required, within thirty days of the public hearings pursuant to Section 26050 of these regulations. The Director shall review the final plat for compliance with all conditions of approval established pursuant to Section 26050 of these regulations. Prior to the recordation of the final plat the following shall occur. A. The final plat shall have been approved or conditionally approved by the Commission and Council pursuant to Section 26050 of this ordinance, B. All conditions of final plat approval established by the Commission and/or Council shall have been determined to be complete, C. Construction plans for all required improvements shallhave been certified as being approved by the Director of Public Works, D. Fees in lieu of park land dedication as requiredby these regulations shall have been paid, E. Performance and maintenance guarantees for all required improvements that have notbeen accepted by the Director of Public Works shall have been established pursuant to these regulations, 20000-24 I 26060 F. Copies of any agreements require dprovidingf or the properand continuous operation, maintenance, and supervision of any facilities thatare of common use or benefit which cannot be satisfactorily maintained by an existing public agency, as required in Section 41060 have been executed. G. Written acceptance of all improvements required by these regulations by Director of Public Works shall have been received by the Director or, in lieu of acceptance, assurance of completion of said improvements pursuant to Sections 28000-28110 of these regulations, H. Subsequent User Fees pursuant to Section 41070.H. of these regulations shall have been paid, 1. Fees for recordation as required by Williamson County Clerk have been paid. The Director shall, within five working days of the receipt of a final plat for recordation, either certify that allprovisions of Section 26060 of these regulations have been satisfactorily completed or provide the subdivider with written noti- fication of any deficiencies thereof. The Director shall, upon determination that all provisions of Section 26060 of these regulations have been satisfied, obtain the signatures certifying approval by the fo➢owing: L The Chairperson of the Commission pursuant to the by-laws of said Commission, 2. The Mayorand City Manager of the Cityas attestedto by the City Secretary, 3. The Secretary of the Commission The Director shall uponreceiving all signatures certifying approval forward within one working day the original signed copies of the plat to the County Clerk of Williamson County for recordation. If the land area represented by the subdivision is located outside the Corporate Limit of the City onthe date of its filing forrecordation withthe Williamson County Clerk, then it must be approved by the Commissioners Court of Williamson County prior to recordation. it shall be the responsibility of the Subdivider to be familiarwiththe process,procedures, andrequirementsnecessaryto secure such approval Such approval shall be evidenced by the signature of the statement of certification by the County Judge. The Director shall, after the plat has been duly recorded in the plat records of Williamson County,return atleast one original signed platto the subdivider within five working days by notifying subdivider that plat is available for pick-up at the office of the Director. 20000-25 27000 27000 20000-26 DETAILED DEVELOPMENT PLAN 27010 Definition A detailed development plan shall be defined as ascaled 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 Comprehen- sive Plan, and/or conditions of approval previously attached to the development through the public hearing process. 27020 Purpose and Applicability The purpose of requiring detailed development plan approval is to encourage good site planning by ensuring that plans which are otherwise in conformance with this ordinance also include the compatible arrangement of buildings, off- street parking, lighting, signage, landscaping, vehicle and pedestrian circulation, site drainage, and open spaces. Plan review shall consider the siting of proposed construction and its impact upon the existing topography and natural vegetation, and the relationship of proposed construction to existing public and private im- provements in the immediate area and its conformance to the policies and stan- dards 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 shallbe submitted andapprovedpriorto the issuance of a building pemut or utility connection permit for any development within the territorial jurisdiction of the City. The Commission and/or Council shall have the authority to require, as a condition of final plat or preliminary plat approval, the public approval of a detailed development plan for any multi -family, commercial, or industrial lot containing five (5) or more acres of land. 27030 Format The detailed development plan shall be drawn on papernot exceeding 24 inches by 36 inches, at anengineering scale sufficient to thoroughly meet the informa- tionalrequirementsherein. When more than one sheet is necessaryto accommo- date the entire site, each sheet shall identify match lines for adjacent sheets. The detailed development plan shall be submitted in the number of copies indi- cated 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. 1 27040 27040 Content The detailed development plan shall include: A. For single family, 2-plex, 3-plex and A-plex residential building swhere only one building is proposed on a lot 1. Names and addresses of Record Owner, Architect/Engineer/Sur- veyor, and Contractor. 2. Date, scale and north point 3. Indication of the direction of existing drainage. 4. Indication of proposed modifications to existing site drainage and direction of proposed drainage. 5. Areas subject to flooding, centerlines of drainage courses, and finished floor elevations. 6. Property lines and lot dimensions. 7. Adjacent street(s) andalley(s). 3. Easements. 9. Existing Structures. 10. The location, dimensions including height, and intended us a of existing and proposed buildings on the site. 11. Lot dimensions, square footage, and percent impervious coverage by proposed structures, pavement and other improvements. 12. Location, number and dimensions of existing and proposed parking spaces. 13. Setback of all existing and prop os ed structures from property lines acid platted building lines. B. For all proposed development not included in "A" above: 1. Name and address of the Record Owner, Applicant, and Architect! Engineer/Surveyor. 2. Address and legal description of the property. 3. If the applicant is not the legal owner of the property, a notarized statement, signed by the property owner, that the applicant is the author- ized agent of the owner. 20000-27 37L�40 4. The property address and exi5ting land use of both the site and adjacent properties. 5_ A description of the proposed u5e(s). 6. The date, scale, north point, and project name. 7. All applicable restrictons; the location and dimensions of boundary lines, easements, required yard setbacks for all existing and proposed buildings and land improvements. 8. The location, dimensions, height, and intended use of existing and proposed buildings on the site, and the approximate location of existing buildings on abutting parcels within 50 feet of the property line. 9. The locations and dimensions of existing and proposed site improve- ments including parking and loading areas; pede5manandvehicular access; fencing and screening; lighting, adjacent streets and alleys; and coater, wastewater, electric, and drainage improvements. 10. The centerline of existing water courses, drainage features, the limits of the 25 year and 100 year floodplain5, and finished floor elevations. 11. The number of existing and proposed off-street parking and loading spaces, and a calculation of applicable minimum requirements. 12. A plan showing existing and proposed topography at 2 foot contour intervals and proposed erosion control measures. 13. The location, size and content of the existing and proposed land5mp- ed areas. 14. Lot dimensions, square footage, and percent imperious coverage of the lot 15. Stormcvater drainage and detention information sufficient to demon- strate compliance with the watershed provisions in sections 3200032999 of this ordinance . 16. Proposed utility flow data- 17. ata17. The location, type and dimensions of proposed signs. 18. Locations of all existing trees having diameters of eight (8) inches or greater. 27050 Procedure A- Adetailed development plan maybe submitted tothe Director atanytime prior to the issuance of a building permit subject to the provisions of this ordinance. 20000-28 27050 B. The Commission and/or Council may reserve detailed development plan review and approval authority, as set forth in section 27020. C. Final detailed development plan review and approval shallb e administered by the Director when a final plathas been approved and the land use designa- tion is consistent with the Comprehensive Plan and the City's Official Zoning Map. D. A copy of a detailed development plan submitted for review and approval by the Director pursuantto Part C above shall be retumedto the applicant not more than fifteen (15) days from the date of submittal with: 1. An authorized signature indicating approval of the detailed develop- ment plan; or 2. A list of modifications required in order to receive approval; or 3. A list of findings cited as justification for disapproval of the derailed development plan - F. It shallb e the right of boththe applicant se eking detailed development plan approval andthe City, acting either independently or jointly, to requestfor any reason whatsoever, that a detailed developmentplan (as described in Parts B and Cabove) be reviewed and have afinal decision renderedbythe Commis- sion- F. A detailed development plan may be rejected at any time subsequent to submittal and prior to final written approval for failure to meet the minimum informational requirements of this ordinance. 27060 Approval A. Final detailed development plan approval by the Director or by the Com- missionas authorized herein shallbe evidenced bythe 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 twelve (12) months following the date on which such approval became effec- tive, unlessprior to the expiration, a building permit is issuedand construction is commenced and diligently pursued toward completion. Detailed development plan approval subject to lapse may be extended if the subdivider submits a written requestfor extension and continuance of the plan as approved by the City prior to expiration. Approval of any such extension request shall be automatic one time only for a period of twelve (12) months. Subsequent to this extension, the detailed development plan shall be consid- eredvalid so long as the planremains consistentwith allapphcable City codes and the Comprehensive Plan. 20000-29 27060 28000 i1rIMY C. Upon violation of any applicable provision of this Section or, if granted subject to conditions, upon failure to comply with conditions, a detailed devel- opment plan approval shallbe suspended upon notification to the owner of a use or property subject to the detailed development plan The Commission shall hold a public hearing within forty (40) days of such notification, unless the action triggering saidnotification has been addressedto the satisfaction of the City. At said public hearing, the Commission may revoke the detailed development plan approval or recommend to the Council such action as may be necessary to ensure compliance with the regulations, general provision, or condition The decision of the Commission to revoke a detailed development plan approval shall be effective immediately. D. A detailed development plan approval pursuant to these provisions shall run withthe land and shall continue to be valid upon a change of ownership of the site or structure which was the subject of the application E. Following the denial of a detailed development plan or revocation of a detailed development plan by the Commission no application for a detailed development plan Review for the same or substantially the same detailed development plan on the same or substantially the same site shall be filed within one year from the date of denial or revocation- ASSURANCES evocation ASSURANCES FOR COMPLETION OF EMPROVE- MENTS 28010 Purpose The requirements of sections 26000-26999 of these Subdivision Regulations as set forth below are designed and intended to insure that for all subdivisions of land within the scope of these Subdivision Regulations all improvements as required herein are installed in a timely manner in order that A The City can provide for the orderly and economical extension of public facilities and services; and B. All purchasers of property within the subdivision shall have a usable buildable parcel of land; and C. All required improvements are constructed in accordance with City speci- fications. 28020 General Policy Upon conditional approval of the finalplatby the Counciland prior to it being signed by the Chairmanand 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, Texas, the applicant requesting final plat approval shall within the time period for which the final Plat has been conditionally approved by the City. 28020 A construct all improvements as required by the seSub division Regulations and provide a surety instrument guaranteeing their maintenance as required herein; or B. provide asuretyinstrumentguaranteeing construction of allimprovernents 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 shallbeheldinescrowbythe Planning Departnentand shall not be released for any purpose until such time as the conditions of this section are compliedwith. Upon the requirements of this section being satisfied, the final plat shall be considered fully approved, except as otherwise provided for in these regulations, the original copy of the final plat shall be signed by the appropriate City Officials and the Director shall file said final plat in the Plat Records of Williamson County, Texas. Sidewalks shah' be constructed as shown on the approved construction plans according to the City's Standards and Speci- fications for Construction of Improvements manual. Sidewalks must be con- structed andapproved for each lot prior to issuance of a certificate of occupancy. 28030 Completion of Improvements Prior to the signing of the conditionally approved final plat by the Chairman of the Commission andbfayor of the City of Georgetown, the subdivider shall complete all improvements required by these regulations in accordance with the approved construction plans and subjectto the approval of the Director of Public Works and acceptance by the City, except as otherwise provided for in these regulations. Sidewalks shall be constructed as shown on the approved construction plans according to the City's Standards and Specifications for Improvements Manual. Sidewalks must be constructed and approved for each lot prior to issuance of a certificate of occupancy. 28040 Alternative to Completing Improvements A. At its discretion, the Council, acting on a recommendation from the Commission, may waive the requirement that the subdivider complete all improvements required by these regulations prior to the signing of the condi- tionally approved final plat, contingent upon securing from the subdivider a guarantee, as provided for by this section, for completion of all required improvements including the City's cost for collecting the guaranteed funds and administering the completion of improvements inthe event the subdivider defaults. Such guarantee shall take one of the following forms: 1. Performance Bond. The subdivider shall post a performance bond adththe City of Georgetown, as setforth herein, inanamount equalto one hundred ten percent (110%) of the estimated construction costs for all remaining required improvements, using the form feund in Appendix A attached to these regulations. 2. Escrow Account. The subdivider shall deposit rash, or other instru- ment readily convertible into cash at face value, either with the City of Georgetown, orin eserowwithabank or savings andloan institution. The 20000-31 OR use of any instrument other than cash shall be subject to the approval of the City. The amount of the deposit shall equal one hundred ten percent (110%) of the estimated construction costs for all remaining required improvements. In the case of arty escrowaccount, the subdivider shall file withthe City an agreement betweenthe financial institution and himself guaranteeing the following: a. That the funds of said escrow account shall be held intrust until releasedbythe City andmaynotbe used or pledgedbythe subdivider as security in any other matter during that period; and b. Thatinthe case of afailure onthe part of the subdivider to complete said improvements, the financial institution shall immediately make the funds in said account available to the Cityf cruse inthe completion of those improvements, and c. Such EscrowAccount agreement shall be prepared using the form found in Appendix B attached to these regulations. 3. Letter of Credit The subdivider shall provide a letter of creditfrom a bank or other reputable institution or individual. This letter shall be submitted to the City and shall certify the following: a. That the creditor does guarantee funds equal to one hundred ten percent (110%) of the estimated construction costs for all remaining required improvements b. That, in the case of failure on the part of the subdfviderto complete the specified improvements within the required time period, the creditor shallpayto the City of Ge orgetownimmediately, andwithout 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, untilapprovedbythe City according to provisions of Section 28080 of these regulations; and d. Such Letter of Credit shall be prepared using the form found in Appendix C attached to these regulations; and B. A Professional Engineer licensed to practice in the State of Texas shall furnish estimates of the costs of all required improvements to the City Engi- neerwho shallreview the estimates in orderto determine the adequacy of the guarantee instrument for insuring the construction of t".e required facilities; and C. Such surety shall comp;; with all statutory requirements and shall be satisfactory to the CityAttomevas to form, sufficiency, andmanner of execu- tionasset forth inthese regulations. All such 5uretyinstrumentsshallbeboth a payment and performance guarantee. 20000-32 :8040 D. If the project is located in the E.T.J., and is subject to the bonding requirements of the County for the construction of roadways, then that amount of money shallbe reducedfromtheamount requiredto be postedwith the City, provided that the instrumentis transferable from the County to the City upon annexation. 28050 Time Limit for Completing Improvements The period within which required improvements must be completed shall be specified by the Commission in approving the final plat and shallbe 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 Commission may, upon application of the subdiiAder and upon proof of hardship, recommend to the Council extension of the completion date set forth in such bond or other instrument for a maximum period of one ( 1) additional year. Suchhardship mayinclude delays imposed due to Cityprojecrs. An applicationfor 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 mustbe file din anamount equalto one hundred tenpercent (110%) of the updated estimate of construction costs as approved by the City Engineer. The Councilmay at any time during the period of such surety instrument accept a substitution of principal sureties upon recommendation of the Commission_ 28060 Failure to Complete Improvements Conditional approval of finalplats shallbe deemed to have expiredin 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 instru- ment, the City may declare the surety to be in default and require that all the improvements be installed 28070 Inspection and Acceptance of Improvements The Director of Public Works shall insp ectall required improvements, including all required fences, to insure compliance with city requirements and approved con- struction plans. When all required improvements have been satisfactonly com- pleted, the Director of Public Works shall either accept, in writing, the improve- ments as having been satisfactorily completed, or shall issue a punch list to the developer denoting items remaining to be completed The Director or Public Works shall have ten (10) working days to complete his inspection upon notifica- tion by the subdivider. The Director or Public Works shallissue his report vn-thin ten (10) working days of the date of inspection. The City shall not accept dedica- tions of required improvements norrelease or reduce aperformance bond or other assurance, until such time as it determines that: A. All improvements have been satisfactorily completed; and 20000.33 28070 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 otherrequirementsidentified inthe platting process have been satisfied. 28080 Reduction or Release of Improvement Surety Instrument A. A surety instrument may be reduced by action of the Councilupon actual construction of required improvements by a ratio that the improvement bears to the total public improvements required for the subdivision, as determined by the Director of Public Works. Before the City shall reduce said surety instrument,the subdividershallprovide anew suretyinstrumentin anamount equal to one hundred ten percent (110%) of the estimated cost of the remain- ing required improvements. Such new surety instrument shall comply with Secton28030 of these regulations. However, the substitutionof anew 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 intheperformance suretyinstrument innoevent shallasurety instrument he reduced below twenty-five per cent (25%) of the principal amount prior to completion of all required improvements. B. The City shall not release a surety instrument unless and until all the conditions of section 28070 have been met 28100 Maintenance Bond Required Before the release of any surety instrument guaranteeing the construction of required subdivision improvements or the signing of the final plat where subdivi sionimprovements were made priorto the filing of the final plat f or recordationthe subdivider shall furnish the City with a maintenance bond or other surety instru- ment as allowed in Section 28040 of these regulations to assure the quality of materials and workmanship, and maintenance of all required improvements in- cluding the City's costs for collecting the guaranteedfunds andadministering the correction and/or replacement of covered improvements in the event the subdi- vider defaults. Themaintenance bondor other suretyinstrument shallbe satisfac- tory 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 verifiedbythe City Engineer and shallrunf ora 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 later. In an instance where a maintenance bond or other surety instrument has been posted and a defect or failure of any required improvement occurs within the period of coverage, the City may declare said bond or surety instrument to be in default and require that the improvements be repaired or replaced Whenever defect at failure of any required improvement occurs within the period of coverage, the City shall require that a new maintenance bond or surety 20000-34 29000 28100 instrument be posted for a period of one (1) full calendar year sufficient to cover the corrected def ect or failure. 28110 Vacation of Undeveloped Subdivision Whenno lots on aplat of subdivision have been sold, the subdividermay 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, allffs cal sureties shall be returned to the subdivider, pursuant to Article 974x, Section 5, V.AC.S. ALTERNATIVE FORM SUBDIVISIONS 29010 Planned Unit Developments 29011 Purpose and Applicability A Development in the urban areas of the United States has taken place primarily under requirements of uniform regulations that may prevent or discourage innovative site designanddevelopment responsestonewmarket 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 wellas advantageous development of large areas of substantially vacant land, require a flexible approach to be available both to the City and to the land- owner/developer. The Planned Unit Development is intended to implement the design related policie s 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 fea- tures, as defined in the Comprehensive Plan, 5. A creative approach to the use of land and its related physical develop- ment, 6. An efficient use of land requiring smaller networks of utilities and streets, thereby lowering development, maintenance and housing costs. 20000-35 29011 C. The PUD regulations shall apply to development proposals wwchvary the arrangement of landscaping buildings, lots, open space, access, and/or rela- tionships 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 29012 Procedure The subdivider proposing aPUD shallf ollowall of the procedures for conventional subdivisions as specifiedin sections 20000.28999 except that detailed develop- ment planmust be submitted for review at the time of preliminaryplat submittal. 29013 Approval Final plat approval and detailed development plan approval shall occur concur- rently. Approval of the platthat 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 thatthe owner of the amended lotand/or any persons with a vested interest affected by the plat amendment, signs the plat and application; and that the purpose of the amendment is: A To correct an error in any course or distance shown on the prior plat; B. To add any course or distance that was omitted on the prior plat; C. To correctanerrorinthe description of the realproperty shown onthe 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 omis- sions may include, but are not limited to: lot numbers, acreage, street names, and identification of adjacent recorded plats; 20000-36 29020 G. To correct an error in courses and distances of lot lines between two adjacentlots where lot owners joinin the application for plat amendmentand 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 1. 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 preliminary plat or construction plans. The plat, prepared bya 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 lat Legible prints, as indicated on the application form shall be submitted to the Director at least 30 days prior to the regular meeting of the Commission along with the following: A. Completed application forms and the payment of all required fees. B. Certification from all applicable taxing authorities that alltaxes 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 six (6) months of Council approval. 29030 Short Form Subdivisions 29031 Purpose and Applicability The provision of adequate data concerning land use, utility requirements, traffic impact streets, easements and dedications is vital to ensure the continued health, safetyandwelfare ofthe City's residents. Recognizing that the significanceofrtds 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. 20000-37 29031 Applicantsfor subdivisions arresubdivisions creating no more than4newlotsmay follow the procedure set forthbelow provided that the subdivision meets all of the following criteria: A The Director shall certify that the proposed subdivision meets all the requirements of the short form subdivision B. No new public street shall be necessary for each lot to access a public street, C. Each of the lots is contiguous with at least one of the other lots in the subdivision for a distance of at least 50 feet, D. Each lot in the subdivision shall be designated on the plat for single family use with a maximum of 30% impervious coverage, E. No off-site improvements to the City's infrastructure are determined to be necessary by the Public Works Department, and F. No on or off-site drainage improvements are determined to be necessary by the Public Works Department The Commission and/or the Council may require the standard procedure if they determine that the plat is inconsistent with any element of the Comprehensive Plan, or any established City codes or policies. �4.�5 �iri t�ii 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 fora short form subdivision shall correspond with the format for all final plats as required by sections 26030-26035 except that A Construction plans may not be required; B. A Registered Professional Engineer shall not be required to certify the 25 and 100 year flood plain; and C. The Director may delete any informational requirements that are deter- mined by the Director to place an excessive burden on the applicant 29034 Procedure The procedure for review and approval shall follow the procedure described in section 26040, except that The final plat of a shortform subdivision maybe submitted without approval of a preliminary plat or construction plans. The plat, prepared by a surveyor, 20000-38 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 Directorat least 30 days priortothe regularmeeting 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, 9 such documents are to beused. These shallbefiledforrecordinconjunction withthefiling ofthe final Plat. C. Certification from all applicable taxing authorities that alltaxes due on the property have been paid. D. Notification materials as required herein E. A letter requesting annexation, if applicable. F. Anyattendant documents neededto supplementthe informationprovided on the plat 29035 Notification Notification for the final plat of a short form subdivision shall correspond with the notification provisions for Concept Plan described in section 23050. 29036 Approval The approval procedure shall correspond with the approval and recordation pro- cedures provisions for final plats described in section 26050 and 26060. 29040 Dedication Plats 29041 Purpose and Applicability A comprehensive system of land use records is essentialto 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 20000-39 Q042 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 nut mylar, except that the Director mayapprove another more appropriate scale. The applicant shall submit the following: A. A completed application signed by the owner. B. A copy of the proposed transfer instrument C. Adrawing of the easement, certifie dbya registered surveyorindicating 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. 3. The allowable use and users of the property right being conveyed. 4. The owners and deed references of all effected property. D. Signatures of all parties having a vested interest impacted by either the dedication or abandonment of the easements and/or rights-of-way. 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 circulationin the City no fewer than 15 days prior to Council action. 20000-40 30000 31000 :000 DESIGN STANDARDS GENERAL In addition to the requirements established by these regulations, all subdivi- sions shall be designed so as to compiy with the intent and provisions of the Zoning Ordinance, building andhousing codes, Comprehensive Plan, regula- tions of the State Department of Highways and Public Transportation and the Texas Department of Health, and any other applicable law or regulation adopredby aunit 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 reason- able designregWrements in excess of the established minimurn 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 de sign 31010 Urban Design Principles The quality of design of the Georgetown urban area is dependent on the quality of design of the individual subdivisions thatcomposeit Good commu- nity 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 ap- propriate commercial, industrial and public facilities. Therefore, the design of each subdivision shall be prepared inaccordance withthe principles estab- lished by the Comprehensive Plan for land use, circulation, community facilities and public utility services and in accordance with the following general principles- A- rinciples A The neighborhood as a planning unit, is intendedas anarea 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 shouldbe providedand designed as an integral part of each neighborhood. The size of lots and blocks shouldbe designedto provide adequate light, air, open space, landscaping and off-street parking. The arrangement of lots and blocks and the street system shouldbe designed to make the mostadvantageous use of topog- raphy and natural physical features. Tree masses and large individual trees should be preserved. The system of sidewalks and roadways and the lot layout should be designed to take advantage of the visual qualities of the area. B. The components of the street system should in different degrees serve the separate purposes of access to propertyand safe, efficient movement of traffic Land use tvpesshouldbeserved byroadwayswhose capacity increases in proportion to the traffic generation of the land use. Design 30000-1 31010 32000 30000-2 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 popula- tion, natural features, traffic generation, and nearby land use. D. Land Use arrangementand design should minimize the difference in intensity betweenadjacentuses. Step-down patterns of use surrounding major activity centers, combined with buffering techniques, should en- sure that residential densities are compatible with each other, and that residential development is not adversely impacted by higher intensity uses. E. Publicutilitiesandinfrastructureshouldbeprovidedwithinallsubdi- visions in order to ensure the health, safety and well-being of the public. Ut htycapacity shouldbe sufficientto meetaccepted standards of service to reasonably anticipated development Where excess capacity in utility lines or facilities with a subdivision willfurther the efficient and desirable extension of utilities to adjacent property, equitable provision of such capacity is essential to the orderly growth of the urban area. WATERSHED PROVISIONS 32010 Purpose The watershed provisions contained herein are deemed necessary for the following reasons: A Many of the watersheds within the City's jurisdiction contribute significantly to Georgetovm's drinking water supply. B. Waterways and theirassociatedwatershedswithin the City'sjurisdic- tion represent significant and irreplaceable recreational and aesthetic resources and contribute directly to the Cit/s5 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 proximity to the City as well as the protection of people and property from the hazards of flooding. D. Allwatershedswithin the City'sjurisdiction, and especiallythose 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'sjurisdiction are undergoing develop- ment or are facing development pressure. 32010 F. If watersheds within the City's jurisdiction are not developed in a sensitive andinnovative manner, their water resources, nablrai environ- ment, and recreational characteristics may be irreparably damaged. G. Protection of Critical Environmental Features such as caves, sink- holes, springs, canyonrimrocks,andbluffs,isnecessarytoprotectwater quality in those areas most susceptible to pollution H. The City is the trustee of such water supply and the natural environ- mentof allwatersheds within the City's jurisdictionf or existing andfuture generations of citizens of the City, as well asfor downstream users of the San Gabriel River. I. The City is desirous of adopting appropriate development Hiles and regulations for the purpose of protection of the watersheds and aqu ters within its jurisdiction as a facet of its overall program for the control and abatement of pollution resulting from getrerahzed 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. 32020 Overview In order to achieve the purposes in section 32010, the following sections provide for setbacks from critical water quality and recharge zones, as well as maximum intensities of development over various geological formations, in- centives for the preservation of environmentally sensitive lands, and provi- sions for storm water managernent systems. 32030 Compliance All development plans and subdivision plats submitte d to the City shall comply with the provisions of this part and any other applicable provisions of this division Those plats of developed property on which no new structures or additional impervious coverage isplanned shall be exemptfromthe provisions of sections 32000-32999. 32040 Critical Water Quality Zones A. Critical water quality zones shall be established along all minor, intermediate and major waterways, and around significant recharge fea- tures. The zone line for waterways, as defined in Table 32040, shall be deline- ated 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 waterwav changes between the upstrearn and downstream boundaries of atract being subdivided, andthe boundary of the critical water quality zone differs from the boundary of the 100 year 30000-3 32040 flood plain the boundary of the critical water quality zone shall be delineated by connecting the required setbacks at the upstream and downstream property boundaries with be approximately parallel to the centerline of the waterway, except as otherwise approved by the Com- mission. The setback shall decrease at a consistent rate between the downstream and upstream property boundaries along the waterway. Table 32040. WATERWAY MINIMUM ZONE LINE 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 1100 year flood plain 200' from the center but no less than 15' from line of the creek the edge of the 2 year flood plain Major 2100 year flood plain but 400' from the center no less than 100' from the line of the creek edge of the two year floodplain =Inno event shall the Critical Water Quality Zone extend beyondthe crest of a bluff, as defined herein. B. The floodplain delineation, asappliedin table 32040, shall be based on a channel in its unaltered state,and shall assume fully developed water- shed 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,andresidentialstreet crossings only as provided below. a. Major waterways maybe crossed by arterial streets that are identified in the City s Comprehensive Plan. b. Intermediate waterways may he 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 wa- terway. c. Minor waterways may be crossed by arterial and collector streets, provided, howeverthat no collectorstreet crossing shall .,0000-4 32040 be within one thousand (1,000) feet of any other crossing of a collector or arterial street on the same waterway. d. Minor waterways maybe crossed by alowlstreet onlywhen necessaryto provide access to property which cannot otherwise be safely accessed. e. The Commission may vary these requirements prior to, or at the time of preliminary plat approval. 2. Fences that do not obstruct flood flows. 3. Publicand private parks and open spaces, with developmentin the parks and open space limited to trails and other approved recrea- tional facilities including but not limited to facilities for hiking, log- ging, non motorized biking, and nature walks. Stables and corralsfor animals shall not be permitted. 4. Utilities, maintenance, and flood plain alterations as permitted by the Director of Public Works. D. No construction other than foryards andhiking trails shallbe permitted within one hundred fifty (150) feet of a significant recharge feature as defined herein, except under conditions that do not impact the feature, inciuding: 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. E. Drainage patterns shall be designed to protect all recharge features from adverse effects of run off from developedareas, and specaalfiltration and erosion controls shallbe utilized where necessaryto avoid sedimen- tation and contamination 32050 Water Quality Huffer 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 interme- diate waterways and around significant recharge features; and fifty (50) feet along minor waterways. 30000-5 32060 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. Interpretation of the map shall be the responsibility of the Director, whose decision may be ap- pealed to the Commission. B. Waterway Definitions. Minor, intermediate, and major waterways shallbe designatedforanychannel, creek, stream, branch orwatercourse according to drainage area as follows: Waterway Drainage Area Minor 128 acres - 320 acres Intermediate 321 acres - 640 acres Major over 640 acres C. Critical Water Quality Zones. The critical water quality zone shall remain free of all development activity, except as 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. 1. The impervious cover forall one, two or three family development of landin the uplands zone shall not exceed30% of the net site area, or 40% if transfers of development intensity are made in accordance with Section 32070. 2. The impervious cover for all attached single family, multi -family residential orindustrial development of landin the uplands zone shall not exceed 40% of the net site area, or 50% if transfers of develop- ment intensity are made in accordance vnth 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 70% if transfers of development intensity are made in accordance with Section 32070. 30000-6 LIMESTONE � MATION _, ! % �\ •, DRAFT OF /MAP ATTACHMENT I EDWARDS LIMESTONE FORMATION GEORGETOWN, TgXAS 1" WATERSHEDS I O 1 MILE 32062 32062 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 shallbe designatedforany channel, creek, stream, branch orwatercourse according to drainage area as follows: Waterway Drainage Area Minor 360 acres -480 acres Intermediate 481 acres - 960 acres Major over 960 acres C. Critical Water Quality Zones. The critical water quality zone shall remain free of all development activity, except as 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 and land dedicated to the City to satisfy park land dedication requirements. Detention/sedimenta- tion and sedimentation/filtradon basins may be located in the water quality buffer zone. E. Uplands Zone. The uplands zone, which shall include all lands not included 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 intensityare 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 not exceed 50% of the net site area, or 60% iftransfem of development intensityare made in accordance with Section 32070. 3. The impervious cover for commercial development of land m 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. 30000-7 32070 32070 Transfers of Development Intensity A. For all land in the critical water quality zone which is located outside the 25 yearflood plain, andwhich is dedicated to the City infee simpletitle 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 feetperacrededicated- Dedicationoflandunderthissectionmaynotbe credited toward satisfaction of Park land Dedication requirements for the parcel being subdivided. B. For every one acre of landin 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 20,000 square feet of impervious cover on lands in the uplands zone. C. Development intensity may only be transferred ff both the donor and receiving land are included in the same final plat. D. An applicant transferring development intensity must note the trans- fer on the plat, providing restrictions on the donor land and designating the receiving lot(s). 32080 Structural Controls A. Sedimentation/filtration facilities basins shall be required to serve all development with impervious coverin excess of forty (40) percent of the gross subdivision acreage exclusive of lands withinthe one hundredyear floodplain. Approved filtering channels maybe utilizedfor developments with impervious coverage less than sixty (60) percent. B. Sedimentation/filtration basins shall be required to serve all develop- ment with continuous parking lots having a capacity in excess of 20 spaces. C. Filtration/sedimentation basins shall be designed, constructed and maintainedin accordance with the City's Standards and Specifications for Construction of Improvements Manual. Basins shall be designed to: 1. Detain a volume of water equivalent to one half inch times the area served by the basin; and 2. Filter said volumn of water over a period of time that Shall be a minimum of 24 hours. 32090 Industrial Uses A. An applicant proposing any industrial use, as defined in the City s Comprehensive Plan, and which is not completely enclosed within a building or buildings, must provide a pollutant attenuation planwhich: „0000-8 32090 1. Proposes methods to capture all surface water run off from developed areas to contain and filter pollutants generated on site. I Retains dust and other particulate matter on-site, to the greatest e ttent feasible. B. The design of storage facilities for hydrocarbon or hazardous sub- stances, including leak detection systems, spill containment areas, or other control measure, shall meet the following requirements: 1. Underground storage facilities. Facilities for the underground storage of static hydrocarbon or hazardous substances shall be of double walled construction or of an equivalent method approved by the Director of Public Works. Methods for detecting leaks in the wall of the storage facility shall be included in the facility's design and reviewed prior to issuance of appropriate permits for construc- tion 2. Above ground storage facilities. Facilities for the above ground storage of static hydrocarbon or hazardous substances shall be con- structedwithin 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 convenientfor the collection andrecovery. The controlled drainage area shall be constructed of a material suitably impervious to the material being stored. Any spillage from such storage facilities shallbe removed from the controlled drainage area for disposal within 24 hours. C. All transport facilities for hydrocarbons and hazardous substances shall be approved by the Director of Public Works. 32100 Stormwater Management System Requirements The Commission shall not recommend approval for any plat, plan or subdivi- sion which does not meet the minimum requirements of this ordinance in making adequate provision for the control of both the quantity and quality of stormwaterand/or groundwater 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 forthe collection, transportandconservationofwater quality of allstormwater run-off flowing onto and generatedwithinthe sub division 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 30000-9 32100 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 con- structed 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 natural flood plains m a condition that minimizes interference withfloodwater conveyance, flood water storage, aquatic andterrestrial ecosystems, and ground and surface water. B. Reduce exposure of people and property to the flood hazard and nuisance associated with inadequate control of run-off. C. Systematically reduce the existing level of flood damages. D. Ensure that corrective works are consistent with the overall goals of the City. F. Minimize erosion and sedimentation problems and enhance water quality. F. Protect environmental quality, socialwell-being and economic stabil- ity. G. Plan for both the large flooding events and the smaller. more fre- quent flooding by providing both major and minor drainage systems. H. Minimize future operational and maintenance expenses. 1. Reduce exposure of public investment in utilities, streets and other publicfacilities (infrastructure). J. Minimize the need for rescue and relief efforts associated with flood- ing and generally undertaken at the expense of the public. K Acquire and maintain a combination of recreational and open space systems utilizing flood plain lands. L. Preserve natural drainage patterns and limit the amount of imperv- ious cover so as to prevent erosion, maintain infiltration and recharge of local seeps and springs, andattenuate the harm of contaminants collected and transported by stormwater. Overland sheet flow shall be maintained whenever possible and the dispersion of runoff back to sheet flovi shall be a primary objective of drainage design for the subdivlsion as opposed to concentration of flows in storm sewers and drainage ditches. .,0000-10 32102 32102 General Design Requirements t. The storm drainage system shallbe separate and independent of any sanitary sewer system and its use shall not interfere with the operation and maintenance of road networks or utility systems. B. Each lot, site and block within the subdivision shall be adequately drained as prescribed in the City s Standards and Specifications for Con- struction of Improvements Manual. Any use of retaining walls or other construction shall be indicated on the preliminary plat and the Director of Public Works may require construction plans. C. No subdivision shall be approved which would permitbuilding within a regulatory floodway of any stream or water course. The Commission may, whenit deems necessary for the protection of the health safer or welfare of the present andfuture population, prohibit the subdivision and/ or development of any propertywhich 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 apubhc5treetacros5awaterwayunless5uchacce5s shallbeconstructed to remain open under design storm conditions as prescribed in the Cit/s Standards and Specifications forConstruction of Improvements Manual. E. Areas subject to inundation under design storm conditions shall be indicated with the minimum floor elevation of each lot so affected on a certified copy of the preliminary plat submitted for filing. The Commis- sionmay, whenit deems necessary forthe protection of the health, safety orwelfare of the present andfuture populations, place restrictions on the subdivision, regarding the design and use of areas within a drainageway. The Commission shall not approve any subdivision of land within the floodplain of any stream or water course unless the applicant demon- strates that the subdivision and all development anticipated Herein 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 the City's Standards and Specifications for Construction of Improvements Manual. G. All facilities shall be designed to intercept, detain and transport the projectedrunoff from25 yearfrequency 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 expectedultimate developed state of the upstream contrib- uting area. Said ultimate developed state shallbe based on the maximum intensity allowable under existing zoning as applicable, the comprehen- sive plan, and approved plans within the contributing area- 1. rea I. All development establishing impervious cover or otherwis a modifyin an existing site shall incorporate facilities to prevent any increase in the 30000-11 _2102 peak rate of runoff from a25 year frequency storm The Director of Public Works may waive this requirement under one or more of the following circumstances: 1. Approved off-site storage is provided for the required regulation of peak flows and adequate conveyance of storm water flows from the site to the off-site storage facility is demonstrated. 2. Development of a one, two or three family residential structure on any legally platted lot creates no more impervious ground cover than 30% of the gross lot surface area exclusive of any area within the 100 year flood plain 3. Certified engineering data and calculations are presented which demonstrate the absence of adverse impact on all downstream conveyances and property between downstream property line and the receiving waterway. 4. Certified engineering data and calculations are presented which fullydescribe, explain and justify recommended alternatives to deten- tion 5. The increase in runoff does not exceed 10% of the existing condi- tion runoff up to a maximum increase of five cubic feet per second, and said runoff does not affect adjoining property. 6. The propertyis adjacentto amajor waterway and in the judgement of the Director of Public Works, waiver of detention requirements will not result in an increase in the peak flood flow of the major waterway. Waiver of this requirement for anyreason shall not relieve the owner of responsibility under civil law to adjacent and downstream property owners. I Design of major drainage ways through a subdivision and major structures suchas box culverts or bridges across amajor drainage channel shall be coordinated with the requirements of the Williamson County Health Depamnent when any portion of the subdivision lies outside the City limits, and when applicable, a letter requesting local flood plain map amendment from the Federal Emergency Management Agency (F.E.M.A.) shall be provided prior to final Construction Plan approval. K Drainage Channels. 1. The 25 year and 100 year floodplains shall be deterrninedfor 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 charnel modifications shall be 30000-12 32102 undertaken within the area of the 100 year flood plain without writ- ten approval of the Director of Public Works. Such approval shall be based upon certified engineering data and calculations furnished by the applicant 3. All constructed or modified earthen channels shall be designed utilizing a side slope of thirty (30) percent, or flatter, to allowfor future maintenance and promote adequate slope stability. Asaminimum,all slopes shall be hydromulched, sodded or seeded L. Streets and Storm Sewer 1. All street sections shall be in accordance wfthCityStandards. The allowable design drainage capacityf or stormwater flow at the gutter shall be no deeper than the top of the curb_ 2. Depth of flow in streets is to be controlled to allowable levels by modification of crossfall, gradient changes, or the use of curb inlets and/or curb drains, and storm sewers. M. Bridges and Culverts 1. All bridge and culvert structures shallbe 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 foranarterial or collector street crossing and shall not exceed a depth of six inches on a local street crossing. 3. All bridge and culvert structures shall be designed such that the structuralintegrity of the roadway shall notb a dinunishedby the 25 or 100 year storm event N. Computations, Plans 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 priorto approval of construc- tion plans. 2. Computations for all drainage related design shall be submitted with the plans for review. Data submitted shall include a drainage area map, a summary of methodology employed and resulting data, land use and runoff coefficient assumptions, and other pertinent hydrologic and hydraulic data 3. City shall make such inspections as are deemed necessary to assure proper installation. Neither the review nor approval of such plans northe inspection of the completed workwill create anyliability on the part of the City. 30000-13 32102 4. Following construction, but prior to acceptance of improvements or issuance of abuilding 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 thoseprojects already in compliance withthis ordinance shallinclude the necessary drainage related facilities designed andprovided for in compliance with this ordinance and the City s Standards and Speci- fications for Construction of Improvements Manual. 2. Plans and design calculations for all drainage facilities shall be submitted to the Department of Public Works foracceptance 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 deten- tion/filtrationfacilityis required; there shallbeprovided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse, or facility and of such width and construc- tion to contain the design storm and required freeboard. When parking lots or other approveduse areas serve a dual function, includ- ing detention, those areas shall be designated onthe plat as detention areas. Wherever possible, it is desirable that the drainage be main- tained by an open channel with landscaped banks having adequate width to contain the volume of flow generated by the design storm under ultimate development conditions. 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 roadlines and with satisfactory access to the road. Easements shall be indicated on the plat Drainage ease - merits shall be carried from the road to a natural watercourse or to other drainage facilities. b. When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured, documented on the plat, and drawn on the construction plans. c. Low-lying lands along watercourses subject to flooding or 30000-14 32102 overflowing during storm periods, whether or not included in areas for dedication, shall be preserved and retained in their natural state as drainage ways except where modification ran be shown to benefit the community and as approved by the Com mission d. All sedimentation, filtration detention and/or retention basins and related appurtenances shall be situated within a drainage easement The owners of the tracts uponwhichare located such easements, appurtenances, and detention facilities shall main- tain same and be responsible for their upkeep. Notice of such duty to maintain shall be shown on the plats. Q. Drainage facilities shall be designed to serve the entire stbdivision_ Deferral of the design of required drainage facilities shallnot be allowed - R_ The requirements set forth herein are not intended to be exhaustive and whereverit is necessary to make additional requirements in order to maximize the effectiveness of the drainage planin question, such require- ments shall be made by the Commission. Variances to these require- ments may be allowed pursuant to Section 31000 of these regulations when said variance will not result in drainage related problems sought to be prevented by these regulations. 32103 Minimum Criteria for Issuance of Flood Plain Development Permit Pursuantto Chapter six, Article Seven of the CityCode, asitmaybe amended from time to time, and similarprmisiom enforced by the Williamson County Health Department, a Flood Plain Development Pemut shall be required. A. Development or alteration of the floodplain shall resultinno increase in water surface elevation of the design storm of the watercourse. H. Development or alteration of the flood plain shall not create an erosive water velocity on or off the site. The mean velocity of stream flow at the downstream end of the site after development or alteration shall be no greater than the mean velocity of the stream flow under existing condi- tions as defined in the City's Standards and Specifications for Construc- tion of Improvements Manual. C. Development oralterationof the flood plain shallbe permittedby 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 30000-15 32103 33000 30000-16 F. To insure m&dmumaccessibilityto the flood plafnf or maintenance and other purposes, and to lessen the probability of slope erosion during periods of highwater, maximum slopes of filled area shall not exceed3 to 1 for 50 percent of the length of the fill and 6 to 1 for the remaining length of the fill. The slope of any excavated area not in rock shallnot exceed 4 to 1. Vertical walls, terracing and other slope treatments will be consid- ered if no unbalancing of stream flow results. G. Whenever feasible, the integrity of the natural waterway channel will be protected. H. A landscape plan shall be required, and shall include plans for erosion control of cut and fill slopes, restoration of excavated areas and tree protection where possible, both in and below the fill area. Landscaping should incorporate natural materials (earth, stone, or wood) on cut or fill slopes whenever possible. 1. The effects of existing or proposed public and private improvements shall be used in determining water surface elevations and velocities. J. Any alteration of the flood plain shall not cause any additional expense in current or projected capital improvements, nor should said alteration rause additional maintenance costs to be incurred by the City. TRANSPORTATION 33010 General The planning for a thoroughfare system is essential for the continued effi- cient movement of people and goods. The City s Comprehensive Plan shall serve as a guide for the location and scale of future collector and arterial streets. The precise alignment of thoroughfares included in the plan maybe vaned to allow adjustments that increase the compatibility of the right-of-way with natural or man made features such as steep slopes, waterways, wildlife habitats, neighborhoods, historic structures or existing roadways. No subdi- vision shall be accepted for filing until conformance to the Comprehensive Plan is demonstrated. All streets, driveways, and parking facilities shall be designedtothe City standards setforthherein. Every lot of a subdivision must have access to public right-of-way accepted by the appropriate governmental agency. All streets within a subdivision shall be drawn and described on the plat of record. Circulation within the urban area shall be provided in accordance with the following design criteria A- Each subdivision shall provide for the continuation of all arterial streets and highways as shown on the thoroughfare plan Arterial streets should be located on the perimeter of the residential neighborhood 33010 B. Collector and local streets should be designed to provide access to each parcel of land within the residential neighborhood and within in- dustrial areas, and in a manner that will discourage use by through traffic. They shouldbe planned so thatfuture urban expansionwillnot require the conversion of minor streets to arterial routes. C. Collector streets should be designed to provide a direct route from other minor streets to the major street and expressway system and to provide access to public facilities within the neighborhood; however, 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 vehicu- lartraffic. Sidewalks, assetforthintable 33030shallbeinstalled toprovide all residential areas with direct access to all neighborhood facilities, in- cluding 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. A site triangle shall be established at allir,:?rsections. The sides of triangle shall extend for twenty five feet along the right of way lines from the projected intersection of said right of way lines. Where the right of way curves as the intersection is approached, the tangents at the points of beginning for the comer curve shall be projected to determine the origination of the sides of the site triangle. No construction, planting or grading shall be permitted to impinge on the site triangle between the heights of three (3) and seven (7) feetas measuredfromthe crowns of the adjacent streets, except as approved by the Director. 33020 Traffic Impact Analysis 33021 Title and Purpose Sections 33021-27 shall be known as the Traffic Impact Analysis (TIA) Re- quirements. The TIA Requirements acknowledge and respond to the rela- tionships between landuses andthe vehicular traffic g eneratedby those uses on the public roadways. The purpose of these requirements is to adopt methods to assess the traffic related impacts at the rime 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 proposed developmentand to assess its irnpact on the trans- portation system The TIA should identify any potential traffic problems or 30000-17 0i1 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 bounda- ries, consistent with the Comprehensive Plan 33022 Threshold Conditions For A Traffic Impact Analysis The purpose of this section is to describe the conditions under which a TIA shallbe required. It shallbe the responsibility of the applicant to submit the data needed to determine whether or not a TIA is required under the provi- sions of this section. A. Definitions of Roadway Types 1. Arterial Streets. Arterial streets shall be those roadways desig- nated and classified as eithera major arterial, minorarterial, freeway, highway, or expressway in the Comprehensive Plan- 2. lan 2. Local and Collector Streets. Any roadway not defined as an arter- ial 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 B. Conditions Requiring a TIA 1. Arterial Streets a. Non-residential Arterials. The following requirements shall applyto projects abutting amajorarterial, minorarterial, freeway, expressway or highway, along which less than15% of the front- age on the arterial is used or zoned as Single -Family or duplex residential or more restrictive within 500 feet of the projecCs 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 it The existing pavement width of the arterial street is 40 to less than44 feet andthe expected number of trips generated by the project exceeds 1000 vehicle trips per da!;, or 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. 30000-1a 33022 b. Residential Arterials. The following requirements apply to projects abutting a minor arterial street along which 75% ormore of the 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 accesse s 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 generatedbythe 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 50% or more of the frontage is used orzoned for single family residences within 1500 feet of the project (or to the nearest arterialwhicheveris less). The following does not applyto projects abutting anarterial street and which would use one or more drive- ways 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 9 either of the following conditions exists: i. the expected number of vehicle trips generated by the projectexceeds75vehfcletrip5perdayoverthe existinguse; or ii with the addition of the traffic generated by the project, the trafficvolume on the street would be expeaedto exceed 900 vehicles per day. b. For streets with a pavement width of more than 30 but les s 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 condi- tions exists: L the expected number of vehicle trips generated by the project exceeds 110 vehicle trips per day over the existing use; or ii 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. c. For streets with a pavement width of 40 feet or more, the optimum operating level is 2000 vehicles per day. Trafficvolume in excess of 4000 vehicles per day is consideredunacceptable. A TIA is required 9 either of the following conditions exists: 30000-19 33022 i the expected number of vehicle trips generated by the project exceeds 400 vehicle trips per day over the existing uses; or ii 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 than50% 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 drive- ways on the arterial street for access an egress. a. For streets with apavement width of less than 40 feet, a TIA is required if the expectednumber 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. C. Data Requirements for Applicants. It shallbe the responsibility of the subdivider to submit the required TIA or data indicating that a TIA is not required under Section 33022.B at the time of preliminary plat applica- tion. The TIA or data justifying exemption from the TIA must be certified by a Registered Professional Engineer. Estimates of the average number of vehicle trips per day expectedto be generated bythe project shallbe basedonthe appropriatetrip generation rate dataprovide din the latest edition of the Trip Generation Informational Reportpublished bythe Institute of Transportation Engineers (ITE). The data submitte d by the applicant shall documentthe specifictrip generation rate (orrates) usedandthe specific landuse assumptionsused inapplying 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 shallbebased on the maximum allowable density for the most intensive use. If Section 33022.13.2 (Local and Collector Streets Serving Predominantly Single Family Residential Land Uses) is applicable to a project, then itis the responsibility of the applicant to submit a 24 hour vehicle traffic count forthe localorcollector street (or streets) onwhichtheprojectabuts. The Director of Public Works shall certify that the minimum requirements of the TIA have been met prior to the filing of the preliminary plat The 24 30000-20 33022 hour traffic count data shall be collected under tie supervision of a Registered Engineer. 33023 Responsibility for Required TIA If a TIA is required for a project (as specified under Section 33022), 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 recom- mendations 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 preliminaryplat submittal. If specific on-site land use isnotknohm thenthe TIA shall be based uponthe maximum development intensitypenrit- ted 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 uponthe number of trips generatedby a project and the type of road usedtoaccess aproject 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 inter- sections of the magnitude required in Table 33024 (see example 33024). If the proposed developmentis projectedto generate 5000 ormore 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 f orthe potential traffic, consistentwiththe Comprehensive Plan, to be generatedby other undeveloped sites within the established studyboundanes. The Director, withthe approval of the Commis- sion, may authorize a reduction in the area of studied in the TIA when the Commission determines that this provision would result in assessment of an inappropriate geographical area. The scope of the Traffic Impact Analysis and the Traffic Impact Analysis Report shall be determined by the Director and shall include, unless waived in writing by the Director. 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 proposedproject, or from the study area, whichever is applicable. 30000-21 33024 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/Mj Mn/Mj Mn/Mj Mi/Mn 2000 + Mj/Mj Mj/Mj Mj/Mj Mj/Mj L - Local Street C - Collector Mn - Minor Arterial Mj - Major Arterial 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-------------rte _7 77 — ' A SITE I I --- BOUNDARY OF ��---J STUDY AREA Example 3024-2 A site located on a minor arterial generates 2200 vpd. The study area would include the nearest intersections two major arterials. I I I t I �_JEL_ ��W L J 30000'22 Q SITE --_BOUNDARY OF STUDY AREA 33024 E. Anticipated traffic impacts on the nearest intersections and on 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. Recommended action 33025 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 B. Traffic counts conducted manually 33026 Application of Requirements A Except as provided in Section 33022 and below, these TIA require- ments shall apply to all land located in the City of Georgetown or its territorial jurisdiction. 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 p ermits 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 an historic designation. 4. Budding permitsfor remodelingas 'Long asall exterior walls forthe building remain in the same location and the proposed use will not increase the projected number of trips generated 30000-23 33026 5. Building permits issued within one year of the effective date of this ordinance except as required by prior Council action. 33027 Actions Based On TIA Results The Commission and Council shall disapprove a project thatis projected to cause traffic on local or collector residential streets to increase to an unacceptable level as defined in section 33022.8.2. 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 trafficand of proposed access and egress points serving the proposed project C. Participation in the funding of traffic signal and/or intersection im- provements. The Planning Department shallreview modifications and make recommen- dations to the Commission and/or Council prior to preliminary plat approval 33030 Streets and Alleys All streets shallbe designedin conformance withtheprovisions of this section except where prohibited by conditions of unusual topography and a5 varied by the Commission. The design standards as set forth in Table 33030 shall be followed in the layoutand design of major and minor streets. PavementvAdth shall be measured from curb face to curb face. In general, local streets should be oriented in an east -west direction to enhance solar orientation. A- Conformity to Comprehensive Plan- The width and location of street shall conform to the Comprehensive Planas the Commissionand Coun- cil may have adopted. both as to horizontal and vertical alignment and right-of-way width5. B. Relationto Adjoining Street System. Theproposed street system shall extend all existing major streets and such existing secondary and local - access streetsasmaybedesirableforconvenienceofcirculation. Where possible, the widthand the horizontal and vertical alignment of extended streets shall be preserved. C. StreetJogs. Where off -sets in street alignment are, in the opinion of the Commission, unavoidable, such off -sets may be approved, provided the distance between center lines is not less than one hundred twenty- five (125) feet 30000-24 C. Lar eLotSubdivision. Ifthe lots intheproposed subdirmionare large enough to suggest resubdivision in the future, or if part of the tract is not subdivided, consideration must be given to possible future street open- ings andaccess to future lotswhich could result from such resubdivision. E. Through Traffic. Local residential streets shall be designed so as to discourage high-speed or through traffic. F. Topography. The street system shallbearalogicalrelationshiptothe natural topography of the ground G. Street Right of Way Widths. Right-of-way width shall be measured from front lot line to front lot line of opposite lots. 1. Local streets - shallhaveaminimumright-of-waywidth ofsixty(60) feet 2. Collector streets - shallhave aminirnum right-of-way width of sixty (60) feet. 3. Minor Arterial streets- shallhave aminimum right-of-waywidth of eighty (80) feet 4. Major Arterial streets -the width of major arterial streets shall be determined by the COrnrni5sionin accordance with the Comprehen- sivePlan. Major arterial streetswitha right-of-waywidth 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 back to normal right- of-way over a distance of an additional one hundred fifty (150) feet. H. Street Alignment The maximum deflection in alignment permitted without use of curve shall be ten (10) degrees. I. Arterial Street Curves inarterial 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. Curve5incollector5treet5 shallhaveacenter 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 30000-25 Table 33030 Design Standards for Streets ,Valcv Street Jl incr$L'eeLc Freeway Major Maj Or Minor Calle for Local Arterial Arterial Arterial Divided Undivided Recommended 1 1 112 114 L18 Spacing Imiles! Length continuous continuous continuous 1+ 112 1r0 Imilesl Median variable 2010' none none none none Width Speed 55 40.45 3545 3540 30-35 20-30 Right variable 100-140 80-120 30-100 60-30 60 of Way Parking Na Na r a Na ctrl allowed Maximum 4% 6% 6% 8 10°6 109; Grade Horizontal 2000' 2000' 800' 600' 250' Curve Radii Sidewalks none both both both one none sides sides sides side Res = Residential ctrl = controlled n/a = not allaoed �0coo -26 33030 M. Vertical Curves. Vertical Curves shallbe designedinaccordance with the City's Standards and Specifications for Construction of Improve- ments Manual N. Dead End Streets/Cul-de-Sacs 1. Tum grounds are to have a minimum right-of-way radius of fifty (50) feet fora single family andtwo family use and sixty (60) feet for other uses 2. The maximum length of a dead end street with a permanent tum around shall befive hundred (500) feet exceptin conditions of unusual topography. No more than 200 projected average daily trips shall be allowed using ITE standards for any cul-de-sac longer than 200 feet. 3. Temporary tum arounds 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 tum around until street is extended (give direction) in a recorded plat'. 0. Street Intersections L 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 andmore thanfive (5) degrees onmajor or secondary streets must first be approved by the Planning and Zoning Commission 2. Radius at comers- all local and collector street comers shall have fifteen (15) foot radii except acute comers which shall have aradii of twentyfive (25) feet Arterial streets shall have minimum comerradii of twenty-five (25) feet No buildings, signs or parking shall be allowedinthe areabetweenthe comer curves andthe chord connect- ing the ends of the curve except as approved by the Commission. 3. Centerbetiewithexistingstreets -Each new street intersecting with or extending to meet an existing street shall be tie dto the existing street on center line with dimensions and bearings to show relation- ship. P. Reserve Strips. Reserve strips at the end of streets shall not be allowed. Q. Street Names. New streets shall be named soar 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 30000-2? '3030 constructed to City Standards for public streets. Commonaccess ease- ments 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 City's Stan- dards and Specifications for Construction of Improvements Manual. T. Access to Public Streets from Private Property. Developer or builders willnot cut a curb or gutter section nor pave a street right-of-way without first obtaining a perdt from the City, and complying with the City of Georgetown Street and Curb Cut Ordinance. Where no curb andgutter street construction is permitted no developer or builder will construct or pave the bar ditch street section without fust obtaining a permit from the City and complying with the City Street and Curb Cut Ordinance. No temporary utility service will be provided to the building lot or site until a curb cut street right-of=way permit has been issued and no permanent utility service will be provided until the work authorized by permit is satisfactorily completed and approved by the City. U. Street Lighting. Street lighting shall be designed for installation in accordance with adopted City standards. V. Half Streets. Dedications of partial or half streets along the perimeter shall not be permitted except as required for proper alignment with an existing right of way. W. The following design standards shall apply to alleys: 1. Alleys shall be provided in commercial and industrial districts, exceptthatthe Commis sion may waive this requirement where other definite endassured provisionis made for service access (suchas off- streetloading, parking,fire protectionand solidwaste disposal) that is consistent with and adequate for the uses proposed 2. Alleys shall not be provided in residential subdivisions except where the subdividerproduces evidence satisfactoryto the Commis- sion of the need for such alleys. However, at the discretion of the Commission, and subjectto the approval of the Council, alleys maybe 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 residen- tial areas, they shall not be less than twenty-two (22) feet in width. 4. Alley intersections and sharp changes in alignment shall be avoided 5. Dead-end alleys shall be avoided but if unavoidable, shall be providedwithadequate tumaroundfacilities atthe dead-endas deter- mined by the Commission 30000-28 I 33030 X Pedestrian Circulation. Sidewalks shall be provided along one side of all collectors and along both sides of major and minor arterials. Cross- walks shall be provided to connect parallel streets when blocks exceed 1000 feet or when blocks exceed 500 feet and the path would provide a connection to a school, park or other community service facility. A minimum of ten (10) feet right of way is required for all crosswalks. Sidewalks shall be provided along both sides of all streets within 1000 feet of school orparkproperty. Sidewalks shall be constructedas shown on the approved construction plans. 33040 Access/Driveways 33041 Purpose and Applicability Proper access design and location are essential to the maintenance of safe, efficient traffic flow. In order to prevent the proliferation of poorly spaced driveways that can result in the reduced safety and carrying capacity public thoroughfares the following regulations shallapplyto allproperties forwhich a land use or property boundary change is proposed. 33042 Driveway Width No undivided drivewaywider thanthirty (30) feetfrom curb face to curb face shall be permitted without a writtenrequest justifying the needfor 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. 33043 Spacing between Driveways Excluding single family residential uses, the minimum distances between driveways shall correspond with Table 33030. 33044 Spacing Between Driveways and Intersections On local streets, no driveway shall be perritted closerto a comer than 60 feet unless lot dimensions prohibit such spacing. On collector streets, no driveways shall be permitted closer to a comer than 75 feet unless lot dimensions prohibit such spacing. On minor arterial streets, no driveways shall be permitted closer to a comer than 120 feet. On major arterial streets or on minor arterial streets within 500 feet of an intersectionwith amajor arterial, driveways shall belocate dno closerthanthe limiting distance described in Figure 33044-A. When channelized rightturn lanes are used, the minimum. distance between the right tum lane and the driveway shall be no less than the clearance described in Figure 33044-B. 30000-29 33044 SOURCE: J �1� Collector Minimum 125' separation, or place drives directly opposite 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 30000-30 Distance (feet) Oimension Desirable Limiting 0 45 mph speed: A Sao 45e B 550 400 C 550 400 0 40 mph speed: A 550 400 C B Soo 350 Z C 500 350 Q D mph speed: a A400 300 T `I a B 350 250 C B 350 250 - it > 150' L_ �1� Collector Minimum 125' separation, or place drives directly opposite 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 30000-30 It O Unchannelized Intersection with as or without right -turn on RED Channelized Intersection Clearance R (feet) (feet) 50 200 75 230 100 275 FIGURE 33044•B DOWNSTREAM CORNER CLEARANCES 33044 30000-31 33050 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 andforany newuse established. Off-street parking facilities shallbe providedfor anyaddition or enlargement of an existing building or use, orany change of occupancy or manner of operationthat would result in additional parking spaces being required. If insufficient parking exists on a tractor lot, then the number of spaces required to meet the needs of both the existing and new buildings shall be provided C. Facilities being used for off-street parking on the effective date of these regulations shallnot be reducedin capacityto less than the number of spaces prescribed, or altered in design or function to less than the minimum standards prescribed herein D. For sites with more than one use, or for adiacent sites served by a common parking facility, the parking requirement shall be the total num- b erofspace srequire dforeach site or use, except asadjustedPUT suantto section 33055. E. Parking facilities constructed or substantially reconstructed subse- quentto the effective date of these regulations, whether or not required, shall conform to the Design Standards set forth in section 33058. F. Allrequiredparking facilities shallbe maintainedf or the duration of the userequiringsuchareas. Suchfadlities shall be used exclusively for the temporary parking of passenger automobiles, motor vehicles, or light trucks not exceeding one ton in capacity, and shallnot be usedfor the sale, display, or storage of merchandise, orfor the storage or repair of vehicles or equipment. G. All required parking facilities shall be located on the same site as the use for which such facilities are required, except as authorized pursuant to section 33054. H. No use shall be required to provide more spaces than prescribed by these regulations or prescribed pursuant to a Conditional Use Permit or a Variance. Where parking spaces in excess of such requirements are provided, the spaces maybe considered as meeting the requirements for another use pursuant to section 33054- I. Head -in parking is prohibited except in one, two or three family dwellings. 30000-32 j i 33052 33052 Schedule of Off -Street Parking Requirements A Parking facilities for each use shall be provided in accord with the minimum requirements prescribed in Table 33052: Table 33052 Parking Requirements' USE RESIDENTIAL Single Family Multi Family Quasi Residential PARKING 2 spaces/unit 2 spaces/unit 1 5pace/250 sq.ft CHURCHES AND PUBLIC USES 1 5pace/3 seats COMMERCIAL Restaurant less than 2500 sq. ft greater than 2500 sq.ft take out restaurants General Retail and Office less than 25000 sq. ft 25,000-399,999 sq. ft 400,000-599,999 sq. ft more than 600,000 sq. ft INDUSTRIAL WAREHOUSE 1 5pace/100 sgSt 1 space/75 sq -ft 3 5paces/100 sq -ft of seating area 1 5pace/200 sq -ft 1 5pace/250 sq.ft 1 space/225 sq.ft 1 space/200 sq -ft 1 space/employee + 1/400 sq.ft of office space 1/1000 sq.ft *The required number of parking spaces for uses not listed in the above table will be determined by the Director. 1. Where the application of Table 33052 results in a fractional re- quirement, a fraction of 0.5 or greater shall be resolved to the higher whole number. 2. Forpurposes of this section, requirements shallbe based on gross floor area but shall not include enclosed or covered areas used fe: off-street parking or loading. B. NotMthstanding the provisions of Table 33052, aminimum of five (5) parking spaces shall be provided for any single industrial use located 30000-33 33052 individually on a site and served by a separate parking facility, and a minimum of ten (10) parking spaces shallbe provided for any two (2) or more industrial uses located on the same site and served by a common parking facility. C. Up to twenty five (25) percent of reserved employee parking may be designed and reserved for small or compact cars. D. Up tofifteen (15) percentof the total requiredparking maybe designed and reserved for compact cars. 33053 Off -Site or Remote Parking A The Comrdssion or Council may approve locating a portion of the required parking for a use on another site when both the primary use and accessory parking are located in an area zoned, used or platted for Com- mercial use. B. Off-site parking shall be located within 300 feet of the use which it serves within the Town Square Historic District and within 200 feet in all otherarew, measuredas the shortestpracticalwalking distancefromthe nearest off-site parking space to the nearest entrance to the building or use which it serves. C. In determining whether to approve off-site parking, the Commission shall consider all relevant factors, including: 1. The location of the use and the proposed off-site parking 2. E)dsting and potential parking demand createdby otheruses inthe vicinity. 3. The characteristics of the use, including employee and customer parking demand, hours of operation, andprojected convenience and frequency of use of the off-site parking. 4. Adequacy, convenience, and safety ofpedestrianaccessbetween off-site parking and the use. 5. Traffic patterns on adjacent streets, andproposedaccess to the off- site parking. 6. The report and recommendation of the Development Review and Parking and Traffic Safety Committees. D. The CommissionorCouncilmayrequire the written agreementofthe owner of the off-site parking area and the owner of the use if it deems necessary to assure the continued availability and usability of any off-site parking - 30000 -34 I 33053 E. Handicappedandbike parking spacesshallnotbelocatedinanoff-site parking facility. 33054 Parking For Mixed Use Developments A The Planning Comrnfssion may authorize an adjustment in the total parking requirement for separate uses located on the same site, or for separate uses located onadjoining sitesand servedby a common parking facility, pursuant to this section A request for such adjustment shall require submission of a site plan and transportation engineering report addressing the relevant factors listed in paragraph'C' below. B. All parking spaces subject to adjustment under this section shall be located in a common, contiguous parking facility intended to meet the needs of all users. When any adjustment is authorized, off-site parking pursuant to Section 33053 shall not be permitted. C. In determining whether to approve an adjustment for mixed use developments, the Commission shall consider all relevant factors, 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 fatality by employees, customers, or residents of the uses served. 3. Potential improvements inparking facility design, circulation, and access afforded by a joint parking fatality. 4. The report and recommendation of the Director. 33055 Handicapped Fatalities Exclusive of one, two and three family residences, in each parking facility, a portion of the total parking spaces shall be specifically designed, located, and reserved for vehicles licensed by the State for use by the handicapped, according to the following schedule: Total Spaces Minimum # of Handicapped Spaces Required 19 or less One 20-50 Two 51-100 Two + 4% of total in excess of 50 101-150 Two + 3% of total in excess of 50 151 or greater Two + 2% of total in excess of 50 30000-35 33056 33056 Basic Off -Street Loading Regulations A Off-street loading facilities shall be provided for any new building constructed and for any newuse established Off-street loading facilities shallbe provide dfor any addition or enlargement of an existing use, or any change of occupancy or manner of operation that would result in addi- tional loading space being required, provided that the additional loading space shall be required only for such addition, enlargement, or change. B. Facilitie s being use dfOT off-5tre etloading on the date these regulations are adopted shall not be reduced in capacity to less than the number of spaces prescribed, or altered in design or function to less than the mini- mum standards prescribed herein C. Loading facilities constructed or substantially reconstructed subse- quent to the effective date of the regulations shallconformto the Design Standards set forth in section 33058. D. Allrequiredloadingfacilities shallbe maintainedforthe duration of the use or building requiring suchfacility, and shall be used exclusivelyf or the purpose of loading andunloading 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 withinabuilding,shallbeanareaten(10)feetbyforty(40)feet withfifteen (15) foot height clearance, and shall be provided according to the follow- ing schedule: Gross Floor Area in Sq.Ft Loading & Unloading Spaces Required F. The location and design of loading and unloading areas shall be reviewed at the time of detailed development plan submission to insure adequate protectionis afforded adjacentproperties, especiallyresidential properties,from noiseandother disruptive elements normallyassociated udth such facilities. 30000-36 in Terms of Sq. Ft of Gross Floor Area 0- 1,999 None 2,000 - 4,999 Up to one (1) space at the discretion of the Commission 5,000 -19,000 One (1) space 20,000 -99,000 One (1) space plus one (1) space for each 20,000 sq.ft or portion thereof in excess of 20,000 sq.ft 100,000 -500,000 Five (5) spaces plus one (1) space for each 40,000 sq.ft or portion thereof in excess of 100,000 sq -ft F. The location and design of loading and unloading areas shall be reviewed at the time of detailed development plan submission to insure adequate protectionis afforded adjacentproperties, especiallyresidential properties,from noiseandother disruptive elements normallyassociated udth such facilities. 30000-36 I I I 33057 33057 Design Standards A Design standards are establishedbythis 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 or trapezoidal area designed in accordance with Table 33057. Each space shall have a vertical clearance of not less than 7.5 feet Each space shall be independently accessible. 2. Each parking space designated for use by the handicapped shall consist of a rectangular area not less than 12-5 feet wide by 20 feet long, wftha vertical clearance of 7.5 feet, shallbe locatedin anareanot exceeding a2 percent slope, and shallbe locatednear and convenient to a level or ramped entrance accessible to handicapped persons. Parking spaces for the handicapped shall be signedandrestrictedfor use by the handicapped only. 3. Each off-street loading space shall consist of a rectangulararea not less than 10 f eet wide and 40 f eet long, vvftha vertical clearance of not less than 15 feet 4. Eachparking 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. Parkingfacilitydesign. Mmimumparkmgfacihtydesign standards are illustrated in Table 33057. Additional supplemental guidelines and stan- dards for parking facility design, internal layout, acceptable turning radii and pavement slope, vehicular and pedestrian circulation, and other design features may be adopted by resolution of the Commission, upon recommendation of the Director. TABLE 33057 Parking Facilities Design! Parking Maneuvering Parldng Parldng Total Width of 2Tiers of Pattern IaneWidth Space Space Spaces& Maneuvering Lane • Compact car standards are listed in parenthesis where applicable. ^ = degrees 30000-37 One Way Two Way Width Length One Way Two Way 0 ^ 11' 18' 8.5' 25'(22) 28' 35' Parallel 30-50 ^ 12' 10' 9'(8.5) 21,1161 54'144) 61' (52) 54 _74A 13'(12) 22'119) 91[8.5) 71,03) 55'(45) 64'(52) 75 -90 ^ 15' 114) 124 (22) 1 9.5(8.5) 1 20'(16.5) 55'(471 1 64'(55) • Compact car standards are listed in parenthesis where applicable. ^ = degrees 30000-37 33057 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 withasphaltic, concrete, or other permanent hard surfacing material sufficient to prevent mud, dust, loose material, and other nuisances. Pervious materials maybe 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 con- struction specifications. Curbing, and drainage improvements shall be sufficientto preclude free flow of water onto adjacent properties or public streets or alleys, and to provide adequate drainage in accordance with City code. E. Safetyfeatures. Parking and loading facilities shallmeetthe following standards: 1. Safety barriers, protective bumpers or curbing, and directional markers shall be provided in conformance with the City's Standards and Specifications for Construction of lmprovements Manual, to assure safety, promote efficient utilization, protect landscaping, and prevent encroachment onto adjoining public or private property. 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 andtraffic direction of all access drives, shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety. F. Lighting. Lights provided to illuminate any parking facility or paved area shall, to the maximum extent feasible, be designed to reflect away from any residential use. G. Fencing, Screening, and Landscaping. All parking lots shall be landscaped in accordance withthe landscaping requirements in sections 37000-37999. H. Noise. Areas used for primary circulation, for frequent idling of vehicle engines, or forloading activities shall be designed andlocated 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 use for which they are required or intended. 30000-38 1 33057 J. Adjustments. For a use or a site subject to site plan review or a conditionalusepermit, the minimumrequirements of this sectionmaybe adjusted in their application, provided such change is determined by the Commission to provide improved design, usability, attractiveness, and protection to adjoining uses, in a manner equal to or greater than the specific requirements of this section 33058 Special Parking Requirement Areas A Purpose -Special parking requirements shall apply within designated portions of Georgetown in order to recognize and encourage relatively greater mobility and accessibility of future facilities, to promote the con- struction of appropriately located public parking facilities, to discourage inharmonious parking facilities/areas in historic districts or on sites occu- piedby historic structures,and to reduce intrusion on pedestrian -oriented street frontages by parking fatality access. B. Special Parking Requirements Area - Within a designated Special Parking Requirements area, the following provisions shall applyin lieu of the regulations otherwise established by the off-street parking and load- ing regulations. L 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 foranyuse occupying a structure of less than 4,000 gross square feet of floor space. 3. There shall be visual screening of open parking garages or lots along street frontages. 4. Enclosed parking garages within the CBD must be separatedfrom the adjacent streetbv enclosed commercially leasable space fronting the adjacent street atthe ground leveL Onany site thatis less than one city block on any side, this provision maybe waived or adjusted bythe Commission or the Counal, provided, at least fifty percent (50%) of the garage fronting on the adjacent streets atthe groundlevel shallbe enclosed by commercially leasable space. Allremaining 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 (10%) cones of visions at the intersection of sidewalks and parking access and/or egress lanes. 7. There shall be no openings forvehicle access at anylevelto 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 will not 30000-39 :-CI`-' unreasonabiy 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 Commissionmay be appealed to the Council. If the Councilapproves such application, it shall be required to make the same finding as provided above. 33059 Bikeways Where provided, bikeways should be designed and located so as to separate bicyclists from other vehicular and pedestrian traffic. Two (2) way bikeways shouldbeavoidedalongroadways. Aphysitalbarrier separating bicycleand automotive traffic should be provided where a bikeway is adjacent to a roadway. In general, bikeways should be designed in accordance with the standards contained in Table 33059. TABLE 33059- Design Standards for Bikeways Function Bikeway Required Measured of Bikeway Width (ft) Right of Way (ft) From Two-way Bikeway I used exclusively for bicycles 6.4 8 — SidewaIV Bikeway one-way only 4.8 7.8 club Sharing street ROW. with movingvehicles edge of street only 4.1 4-1 R-O.W Sharing street R -OX with mwmg whicles and parked vehicles against Curb to outer curb 5.3 13-3 edge of bikeway 30000-40 I 34000 I 34000 BLOCKS AND LOTS 34010 Blocks k 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 tvpe of use designated on the plat; 2. accommodate tots of the size and dimensions required by Section 34020.D and E of this ordinance; 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 opportm- ties of topography, 6. increase the ability of building sites (tots) to receive or to be protected from solar gain as the season requires in order to improve utility efficiency and increase the livability of each lot; B. Residential blocks shall not exceed 1300 feet not be lessthan 500feet in length, except as otherwise provided for herein- C_ erein 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 withminimum depth as required by Section 34020_D herein Exceptions to this width shall be pennitted in blocks adjacent to major streets, railroads, watenvays, or other topographical features prohibiting a sec- ond lot tier. E. The Commission may, at the preliminary plat phase, 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 accom- modate utilities, drainage facilities, ardor pedestrianaccess, upon recor- dation of the plat F. Blocks shall be identified on each plat by consecutive adjacent letters within each subdivision and portion thereof. Blocks forming a continu- ation of a previous subdivision block, shall continue the block number. 30000-41 34020 34020 Lots All landarea within the boundaries of the subdivision or re -subdivision except that area specifimEydedicatedas PublicRight-of-Wayforanypurpose shallbe 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 proposedusefor eachlotshallbeindicated ontheplat asone of the following: R-SFD Residential single family detached R -SFA Residential single family attached R 12F Residential two family R-317 Residential three family R -MF Residential multi family C-0 Commercial office C -RS Commercial retail & service C -HI Commercial high impact I Industrial P Public use Other as specified by the Commission B. Lot Shape. All lots shall be rectangular except when the street alignment is curved in order to conform with other provisions of this ordinance or configuration of the parenttract doesnotpermit 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. C. Lotorientation. Standard frontage: All lots shall face and have contigu- ous frontage on a usable, dedicated public road right-of-way except lots within a PUD which may have similar frontage on aprivate street under common ownership. The extentof thisfrontage (frontline) shall conform to the minimum lot width requirements set forth herein 1. Lot Facing. Exceptas otherwise approved through thegranting of avariance, 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 sideline ofanadjacentlot shallbeavoided. Whenthis occurs, ten(10) feet shall be added to the minimum lot width and the side building he adjacent to the rear yard of another lot 2. Lot lines. The lot line common to the street right-of-way line shall be the front line. Side lot lines shall project away from the front line atapproximatelya rightangle to street lines andradialto curved street lines. The rear line shallbe opposite andapproximatelyparallelto the front he. The length and bearing of all lot lines shall be indicated on the plat 30000-42 lJ I 34020 3. Double frontage. a Residential lots shall not have frontage on two non -intersect- ing local and/or collector streets. b. Residential lots adjacent to a collector or arterial street shall also have frontage onalocalstreet Vehicularaccesstotheselot5 shall be from the local street only. Non-residential lots with double frontage shall have off -set access points to inhibit cut - through traffic. D. Lot area. The base minimumlot area for all lots served by a publicly approved sewer system shall conform to the following requirements in table 34020 unless varied by the Commission The base minimum lot area for all lots utilizing on-site wastewater disposal shallbe 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, and coverage by impervi- ous surfaces shall conform to the requirements as established for the designated land use asset forth in Table 34020. TABLE 34020 Design Standards for Lots USE AREA WIDTH DEPTH %MAX IMPERVIOUS SETBACKS (FT) (FT) (FT) BLDG COVERAGE FRNT REAR SIDE^ RSFA 3000 sq ft 20 85 30 40 25 20 10 R -S 6000 sq ft 35=2 100 30 40 25 20 5/10^^ R -2F 8000 so ft 80 100 30 40 25 25 5/10^^ R -3F 10000 sq ft 80 120 35 40 25 25 5/10^^ R -MF 12000 sq it 100"= 120 35 50 25 20 15^^^ C-0 0.5 acres 150.2' 120 20 70 25 20 20^^^ C -RS OS acres 150='= 120 20 70 25 20 20^^^ C -HI 1.0 acres 150=2= 120 20 70 25 20 20^^^ 1 1.0 acres 200=== 200 40 50 35 35 35^^^ P Other ' as approved by the Commission 50 fact minimum width is required at the front and rear building setback lines. Minimum street frontage for individual (as opposed to common) access shall vary according to the classification of the fronting street ^ for multi -dwelling units, this applies to the exterior side of end units. ^^ a total distance of 15 feet is required between buildings with a 10 toot minimum side setback being required on one side of each lot ^^^ add two horizontal feet for each verticle foot of building height in excess of these dimensions. F. Comer lots 1. Lots having frontage ont-uo or more intersecting streets shall be classified as comer lots - 30000 -43 34020 2_ Comer lots adjacent to streets of equal clamficationshallhave only one access driveway on either of the intersecting streets, except as otherwise approved by the Commission 3. Comer lots adjacent to streets of unequal classification shall access the lower classification street only and only one drive ap- proach shall be allowed, except as otherwise approved by the Com- mission A. The building setback line for all comer lots shall conform to the minimumrequirements forthelanduse designatedbut shallneverbe less than 25 feet from an existing or proposed street right-of-way. 5. Comer residential lots shall be 10 feet wider than the average interior lot on the same block G. Building Lines. Each property line of each lot shall have a building setback line which runs parallel to the property line. The front and rear building setback lines shall run between the side lot lines. The side building setback lines shall extend from the front building setback line to the rear building setback line. The minimum distance from the lot line to its corresponding building setback line for each designated land use shall conform to Table 34020. All building setback lines shallbe indicated on the subdivision plat The area between the property line and the building line shall be the required yard area. No structure or impervious construction shall be allowed in the front yard area except for the following: 1. Fences and screens in accordance with Sections 37000-37999 of these regulations 2. Driveways and sidewalks as allowed herein 3. Utility distribution lines and appurtenances within dedicated easements and rights-of-way 4. Drainage structures 34021 Access Requirements A. A minimum of one all-weather access area (either individually, or common to more than one lot) or driveway shall be provided for each buildable lot connecting the buildable area of the lot to an existing or proposed dedicated public street An exception maybe made for lots within a PUD which may have similar access to a private street B. All driveway approaches shall be constructed to conform with the City's Standards and Specifications for Construction of Improvements Manual. 30000-44 I I I I 34021 C. One, two andthree family residential drive approaches shallhave afive (5) foot minimum radius on each side, a minimum width of ter, (10) feet, a maximum width of twenty -tour (24) feet, and shall be constructed as required by the City s Standards and Specifications for Construction of Improvements Manual. D. Driveways shall be spaced as required by Sections 33043-33044. E. No undivided driveway shall exceed thirty (30) feet in width at the property line nor have a street return radius less than (15) feet except as provided for in section 34021.C. No divided driveway shall exceed forty- five (45) feet in width at the property line nor have a street return radius less than fifteen (15) feet except as provided for in section 34021.C. F. All driveways shall approach the street at right angles to the pavement center line. 34022 Lot Numbering All lots are to be numbered consecutively within each block Lot numbering may be cumulative throughout the subdivision if the numbering continues from block to block in a uniform manner that has been approved on an over- all preliminary plat Any lot(s) being resubdivided shall be consecutively numbered beginning with the last available number in the existing block or subdivision. 34023 Lot Drainage Lot drainage shall be in conformance with the requirements of section 32000. 34030 Easements All existing andproposed easements, safety lanes, andrights-of-way shallbe clearly indicated on the plat The use of each easement or right-of-way shall be indicated. Each easement or right-of-way shall be described by. A uniform width if it is contiguous with and parallel to a lot line B. bearing and distance references tied to one or more lot monuments The width and alignment of all easements or rights-of-way to be dedicated shall be approved by the grantee and shall be accompanied by a notarized statement of dedication on the plat No fences shall be constructed across any easement except as provided in Section 37040 of this regulation. Easements shall be established and dedicated for all utility apparatus, drain- age facilities including detention areas, common access areas, and other public or quasi -public uses requiring dedication of property rights. KII1IMIF 35000 35000 UTILITIES 35010 Water System 35011 Water System Required Subdividers shall be responsible for providing an approved public water supply system consistent with the Comprehensive Plan- Where anapproved 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 mileaway and connection to the system is bothpossible and permissible, the subdivider shallbe required to bearthA cost of connecting the subdivision to such existing water supply. The subdivider shall, consistentwith allexisting ordinances, make a pro -rata contribution to funding of needed storage facih- ties, treatment facilities, and specific distribution lines as determined neces- sarybytheCity. Under extraordinary circumstances, these provisions maybe varied with the approval of the Council and Commission 35012 General Water System Design The design and construction of the public water system shall comply with regulations covering extension of publicwater systems adoptedbythe 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. Allnewwater systems shouldbe designed and constructedto operate on a gravityf eed basis thereby eliminating the need for booster pumps or other similar devices. 35020 Sanitary Sewer System 35021 Sanitary Sewer System Required Subdividers shall be responsible for providing an approved public sanitary sewer systems consistent with the Comprehensive Plan, throughout the entire subdivision suchthatal lots, parcels, or tracts of landwillbe capable of connecting to the sanitary sewer system exceptas otherwise providedherein. Where an approved public sanitary sewer collection main or outfall line is withinreasonable distance of the subdivisionas determined by the Commis- sion, butin no case less than one-half mile away and tonne ction to the system is both possible andpermissible, the subdivider shall be required to bear the cost of connectinghis subdivisionto such existing sanitarysewer 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 Under extraordinary circumstances, these provisions may be varied with the approval of the Council and Commission. 30000-46 I I I I 36000 r l I 35022 35022 General Sanitary Sewer System Design All new public sanitary sewer systems shall be designed and constructed to operate on a gravity flow basis by taking advantage of natural topographic conditions and thereby reducing the need for lift stations and force mains. RURAL SUBDIVISION DESIGN STANDARDS 36010 Purpose The provisions of this section of these subdivision regulations are designed and intended to permit development of undeveloped agricultural land while preserving the rural character of the area until such time as development of a more intensive urban nature is appropriate and can be supported by the necessarypublicfacilitiesandservices. These design standards modify, and/ or reinforce other requirements found throughout these regulations. By qualifying other particular requirements of these regulations, these rural subdivision design standards insure minimum yet requisite conditions for establishing a low density rural living environment while at the same time providing the necessary foundation upon which more intensive urban devel- opment can occur in the future. 36020 Applicability The requirements contained in this section of these subdivision regulations shall apply to all land within the jurisdictional limits of the regulations and which is outside the utility service area for water and/or wastewater services and f or which the provision of these services will be accommodated through- out the use of individual, privately owned systems. 36030 Streets All streets within rural subdivisions shall be designed and constructed in accordance with the requirements for rural streets set forth inthese regulations. 36040 Blocks Blocks in rural subdivisions shall not exceed fifteen hundred (1500) feet in length and shallbe designed so as to adequately accommodate two tiers of lots arranged back to back 36050 Lots All lots in rural subdivisions shall A Be a minimum of one (1) acre in area; and 30000-47 36050 37000 30000-48 B. Have a minimum width at the front property he of one hundred and twenty (120) feet; and C. Be designed so that all access is provided from a local street and in no case shall access be permitted from a major thoroughfare or street; state highway, farm to market road or ranch road; or county roadway. 36060 Easements In addition to all other easements required by these subdivision regulations, all rural subdivisions shallindicate on the final plata ten (10) foat "Limits of No Access" easementalong thatportionof all property abutting amajorthorough- fare or street; state highway, farm to market road or ranch road; or county roadway. 36070 Utilities A Forall rural subdivisions where public water and/or wastewaterutility services are not available, the City reserves the right to require the installation of improvements required for non -Waal subdivisions inaccor- dance with the provisions of these subdivision regulations, when the extension of urban services to within one-quarter(114) mile of any portion of the subdivision is scheduled in the City's Capital Improvements Program to occur within five (5) years from the date of construction plat approval B. For all rural subdivisions which are nottobe served by a public water supply, the subdivider must show proof of a safe and adequate water supply. 36080 Additional Provisions In addition to any and all other provisions of these subdivision regulations, prior to any re -sub division of arural subdivision b eing approved bythe City, the level of improvements and urban services required by these subdivision regulations fornon-rural subdivisions shallbe available to and satisfied bythe re -subdivided property. LANDSCAPING AND BUFFERING 37010 Purpose A. For the purpose of providing for the orderly, safe, attractive and healthful development of land located within the community and promot- ing the health, safety and general welfare of the community, itis deemed necessary to establish requirements for the installation and maintenance of landscaping elements and other means of site improvements in devel- oped properties, exclusive of detached single family residences. Pli 11 37010 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 e spe cially 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 greater water runoff causing problems from contamination, erosion and flooding. Preserving andimproving 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 processe s of airpurification, 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. 37015 Applicability The requirements and standards for the installation and maintenance of land- scape elements and site improvements as set forth herein shall apply to all developments within the territorial jurisdiction of the City of Georgetown; provided that said re quirements and standards shall not apply to any structure existing onthe effective date of this chapter, exceptinthe eventof reconstruc- tion All other new development subject to these regulations shall be in full compliance with the provisions of thfs chapter. 37020 General Requirements A Installation: All landscape materials shall be installed according to American Association of Nurserymen (AAN) standards. B. Maintenance: The subdivider or subsequent owners of the land- scaped property, or the manager or agent of the owner, shall be respon- sible for the maintenance of all landscape areas_ Said areas shall be maintained so as to present ahealthy, neat and orderly appearance at all times and shall be kept free of refuse and debris. All planted areas shall be providedwith a readily available water supply and watered as neces- sary to ensure continuous healthy growth and development Mainten- ance shallinclude the replacementof all deadplant material if thatmaterial 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 30000-49 37020 mature crown greater than fifteen (15) feet. Tree s having an average mature crovmless than fifteen (15) feetmaybe substituted by group- ing the same so as to create at maturity the equivalent of a fifteen -foot (15) crown if the drip line area is maintained. 2. Shrubs, vines and ground cover. Shrubs, vines and ground cover planted pursuant to this section shall be good, healthy nursery stock Shrubs must be, at a minimum, a one -gallon container size. 3. Lawn grass: Grass areas should be planted in drought resistant species normally grown as permanent lawns, such as Bermuda, Zoysia, or Buffalo. Grass areas maybe sodded, plugged, sprigged or seeded except that solid sod shall be used in swales or other areas subject to erosion 4. Synthetic lawns or plants: Synthetic or artificial lawns or plants shall not be used in lieu of plant requirements in this section. 5. Architectural planters. The use of architectural planters may be permitted in fulfillment of landscape requirements. 6. Other. Any approved decorative aggregate or pervious brick pavers shall qualify for landscaping credit if contained in planting areas, but no credit shall be given for concrete or other impervious surfaces. D. Landscape Plan Requirements. Priorto preliminary plat approval, or detailed development plan approval if deferral of the planis permitted, the subdivider shall submit and receive approval of a lands rape plan demon- strating compliance with the landscape requirements contained herein Plans shall show all dimensions, types of materials, width of buff eryards, size and spacing of vegetative materials, and plans for providing waterto plants. The plans shall demonstrate that landscaping and buffering materials wilt 1. abate objectionable noise, light, glare, visual Gutter, dust, orloss of privacy, and 2. adequately accomplish the purpose for which theywere intended. 37030 Required Landscape Installation A A minimum percentage of the total lot area of property on which development, construction or reconstruction occurs after the effective date of this article shall be devoted to landscape development in accor- dance with the follomng schedule. These requirements shall not apply to the development, construction or reconstruction of single-family de - tache d residential structures except when such structures abut anarterial street. 30000-50 I 37030 Required Landscaping Schedule Land Use Landscaping Required % 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 environ- mental intent of this chapter is met, and the reduction of the landscape area results in the preservation of a natural feature having comparable value to the reduced landscape requirements. B. The landscaping shall be placed upon that portion of a tract or lot that isbeing developed. Fifty (50) percent of the requiredlandscaping shall be installed between the front property lines and the building being con- structed Undeveloped portions of a tract or lot shall not be considered landscaped, except as specifically approved by the Commission C. Creditfortrees. In order to reward the preservation of existing trees, 100% of the crown area of undisturbed existing trees shall be reduced from the landscape arearequirements; provided that the area surrounding the tree is left undisturb e dand that this area consists of atleast 100 square feet but not less than 50% of the crown area. D. Required plantings. For every 600 square feet of requiredlandscape area, one tree and four shrubs shall be planted E. Bufferyards shall be required between all lots andfor parcels. The extent of therequired buffering within bufferyards is dependentupon 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 onthe side and rear lot lines of a parcel extending to the lot or parcel boundary line. Buff eryardsshallnotextendintoorbelocatedwithinany portion of an existing street right-of-way. 2. Determination of Bufferyard Requirements: To determine the type of buff eryard required between two adjacentparcels, the follow- ing procedure shall be followed - a. Identify the Land Use Class of the proposed use by referring to Table 37030. 30000-51 37030 b. Identify the Land Use Class of each adjacent use by referring to Table 37030. c. Determine the buff eryardrequirements forthose side andrear lot lines or portion thereof, on the subject parcel, by referring to Table37030. Existing plant material or fences maybe counted as contributing to the total bufferyard requirement The buff eryards specified are to be provided on each lot or parcel independent of adjoining buff eryards. The bufferyard requirements (Types A-E in Table 37030) are designed to permit and encourage variation in the widths of bufferyards and the number of plant units required per one hundred (100)linear feat ofbuff eryard. The requirements maybe satisfied by any of the options of the appropriate type, indicated in Figure 37030, except thata fence shall be provided wherever a multi -family, commercial, or industrial property abuts a single family or duplex residential lot TABLE 37030 Bufferyard Requirements LAND USE CLASS LAND USE I Agricultural Single Family Residences II 2 and 3 Family Residences Planned Unit Developments Non Commercial Recreational III Religious Institutions EducaticnalInstitutions 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 Arterial Streets Land Use Class Adjacent Existing Land Use Class I II III N V I = E E E E II E A B C D [II E D A B C IV E D C A B V E D C B A =No buffervard required 30000-52 I I 0 w w S• REQUIRED PLANT UNITS PER 100' A Deciduous Trees Deciduous Shrubs Evergreens ,-REQUIRED PLANT UNITS PER 100' mm *REQUIRED PLANT UNITS PER 100' O I I & REQURED PLANT UNITS PER 100' Deciduous Trees / N ► Deciduous Trees Deciduous Shrubs 11� Deciduous Tress Evergreens � Deciduous Shrubs . Evergreens # Berm Fence O I I & REQURED PLANT UNITS PER 100' Deciduous Trees / N ► ,iu(s/may( Deciduous Shrubs • Y�( Deciduous Tress Evergreens � Deciduous Shrubs . # REQUIRED PLANT UNITS PER 100' C Deciduous Trees Deciduous Shrubs Evergreens ee► :nom <ci WOW *Note: See Section 37030 A - D for total plant requirements. Berm 77.!", ate. k a if �FV. iwi- .fper w 4 .r•. _ _gym ov. FIGURE 37030 BUFFERYARD REQUIREMENTS v 0 0 37030 d. Whenadeveloped Use isproposed adjacenttovacant 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 agiven land use class to a higher one (e.g. Class III to Class M, the Commission shall, during the detailed development plan review process, determine if additional bufferyard is needed and if so to what extent and type in accordance with table 37030." F. Parking Lots. Whenparking 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 shallbe plante d throughoutparking lots so that no portion of the lot is more than 64 feet away from the trunk of a tree .unless otherwise approved by the Commission G. Replacement of Trees. Should a tree die or be removed for which credithas been obtained pursuant to the terms of this section, landscape development sufficient to equal the area credited shall be required A smalltree thatwillhave amature crown similar to the tree removedmay be substitutedif theplantingarea or pervious coverprovidedf or the larger tree in section 37030.0 of this section is retained 37040 Requirements for Fences Fences maybe constructed in accordance with the f allowing provisions: ,4 No fence along a common property b oundary shall be greater than six (6) feet in height, excepting: 1. Fences not greater than 8 feet, as required to impede access to hazardous facilities including, but not limited to, electrical substa- tions, swimming pools and chemical or equipment storage yards. 2. Fences not greater than 8 feet, where the slope of a line drawn perpendicular to the fence averages twenty (20) percent or more on either side of the fence over a distance no less than 15 feet 3. Fences notgreaterthan8 f eet, where the fence forms a continuous perimeter around a subdivision and the design of said perimeter fence is approved by the Commission B. Fences less than or equal to three (3) feet in height shall be allowed in front yards. C. No fence or other structure shall be located withintwentyfive (25) feet 30000-54 J I 37040 of the intersection of any rights of way_ D. till fences shallbe constructed to maintain structural integrity against natural forces such as wind, rain and temperature variations. 30000-55 41000 40000 IMPROVEMENTS 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 establishedby these regulations, the City's Standards and Specifi- cations for Construction of Improvements Manual- 41020 anual 41020 Type of Improvements Required In the absence of any provision to the contrary, the subdivider shall provide the following improvements, as approved in the construction plans, in conformance with the standards, specifications and requirements of this ordinance: A. Streets; including alleys, bridges and street lighting; and B. Water system including water distribution lines, fire hydrants, valves and water towers; and C. Sanitary sewer system, including sanitary sewer lines, manholes, and lift stations, and D. Drainage system including drainage easements, channels, storm sewer lines and inlets, landscaping; and E. Park land; and F. Permanent monument markers. Utilities for electric and telephone service shall be installed in conformance with the terms and regulations of the provider of said utility. Gas and cable television service, when provided, shall be installed in conformance with the terms and regulations of the provider of said utility. 41030 Continuity of Improvements All improvements shall be designed and installed so as to provide for a logical system of utilities, drainage and streets and to create continuity of improvements for the development of adjacent properties. 41040 Improvement Plans Plans forthe improvements requiredbythis article shallbe prepare dandapproved inaccordance with the provisions contained in these regulations andas specifically herein set form in sections 25000-25999. 40000-1 41050 41050 Acceptance of Improvements During the course of installation and construction of the required improvements, the Director of Public Works orhis designated representative shallmake periodic inspections of the work to insure that all improvements comply with municipal requirements. Upon completion of installation and construction of all required improvements,the subdividermay seekacceptance of allpublicimprovements by the city by submitting the required number of copies of "as -built" plans and a one- year maintenance bond in an amount as specified atthe time of finalplat submittal- In ubmittalIn addition, the subdivider shall provide a statement signed by a Registered Professional Engineer thatallimprovements have beeninstalledand 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 andgrounds heldin common, or otherphysicalfacilitie5 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 5hallbe presented to the Planning Department and approved as to form by the City Attomey 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 approve approach mains consistent with the goal of orderly, planned growth and environ- mental protection_ The following provisions shall govern the City in the review, approval, and installation of extensions of water and wastewater utility lines and associated fatalities that are not extended through the Capital Improvements Programs; A. Definition of Approach Mair. An Approach Main is the water and/or wastewater line(5), associated facilities and off-site improvements (as de- finedfurther below) requiredto extend service fromthe existing utility system to the property of anowner requesting utility service. An Approach Main is an extension or addition to the basic City system necessaryto serve the property for which utility service is sought, provided that where the Water and Waste- water 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 in- stances, where existing on-site or immediately adjacent lines or associated facilities are not to be utilized or are not sufficient to provide the necessary water and/or wastewater service to the property, anApproach Main shall be required, unless service to the property willbe accomplishedby amfnor line extension to complete the grid pattern as provided above. 40000-2 A. 41070 B_ The following additional definitions are provided: 1. On Site Lines. On site lines are those water and wastewater lines on the site for which utility service is requested 2. Water and Wastewater Lines. For the purpose of this ordinance, approach mains and onsite lines include all necessary appurtenances of a water distribution and wastewater collection system including valves, manholes, taps, air releases, diversions and all other equipment neces- sary 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, f orce mains, pump stations, and storage tanks, andany 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 bythe Director of Public Works. 2. The Director of Public Works shall certify at the time of the review of the subdivision, planned unit development, or other developmentthat the utility system (including treatment plants) supporting such development has adequate rapacity orwillhave adequate capacityupon 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 necessaryto provide the additional capacity for such development Such alternative certification shall show that the additional capacity will be available prior to or at the time of connecting such development to the utility system 3. The Council will review and approve aL' proposed approach main projects and all oversized line projects on or before preliminary plat or planned unit development approval 40000-3 41070 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 Council. Such approval will be granted after the review by the Council of the existing schedule for other capital programs. Further, the Council shall evaluate such projects giving due consideration to the priorities established by the Capital Improvement Programs and Master Plans in existence at the time. E. Public Advertisement ofBids. Invitations tobidonthose projectsinwhich the City will participate in the cost shallbe publiclyadvertised 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 limitedto those projects whichpromote the growth manag ementand environ- mental quality goals of the Comprehensive Plan of the City of Georgetown. Each projectwhich employlift 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 case be considered over -sized. H. Subsequent User Payments. Subdividers who use utility capacity made available as a result of an oversized water and/or wastewater approach main or on siteline paidfor under this ordinance shall reimbursethe City, at the time the platis recorded, anamount equal to the subdivider's pro rata share thereof. Such reimbursementwill be based uponthe number of living unit equivalents to be served or, in the absence of living units, on lineal front footage or other reasonable basis. If water or wastewater service is required for an individual lot or lots to be used for cornmercial, industrial or multi -family residential purposes, an additional subsequentuserpayment shall also berequired. 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 pay- ments shall be required for subdivisions containing two (2) or less living unit equivalents. I. Calculating Oversize Cost Payments. All utility construction bids will be submitted in two ways; pipe size and fittings for oversize line as specified by the City and 12" line. City will pay difference in low *id for pipe and fittings only. Payments will be paid fouowingcontpletionand acceptance ofall water, wastewater, drainage and street installations by the City and recording of the associated subdivision plat 40000-4 42000 42000 PARK LAND DEDICATION 42010 Dedication of Public Park Land Required It shall be required thata subdivider of anyresidential subdivision within the City set aside and dedicate to the public sufficient and suitable lands within the subdi- vision for the purpose of publicpark land or make an in-lieufinancial contribution for the acquisition of such park 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 the Council upon re commendation of the Commis sionwhether to require dedica- tion of public park land or payment of an in -lieu fee as provided by these regula- tions. However, such alternative shall be available and exercised by the 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 Council of any residential subdivision plat shall be determined bythe followingformula: 2 acres x each 1,000 persons projected to occupy the fully developed subdivision = Amount of land to be contributed WHICH 1S .002 Acres x No. of persons per dwelling unit x No. dwelling units pro- jected for subdivision= Amount of land to be contributed H. The number of persons perunit shall be based on data compiledby the City and shall be reviewed and adjusted as necessary. The following figures represent the average number of persons per unitby current density catego- ries, and shall be used to calculate park land dedication: Density in Dwelling Units Per Gross Acre of Residential Land Area From 0 to 6 Over 6 to 12 Over 12 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. 40000-5 42020 Standards for the number of persons per dwelling unitshallbe 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 theseregulationsindicates that less than one thousand (1000) persons will eventually occupy the subdi- vision as reflected in the submitted preliminary plat, the 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 Council for their considera- tion and the Council shall make the final determination on the matter. B. When afeeinheuofalandcontnbutionispermitted the amount offee 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 checkfor said fee immediatelypnorto recordation of the finalplat Thefollowing procedures and conditions shallbe complied within 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 re quired to be dedicated shall be the fulland fair market value of the raw land plus a proportionate share of those incidental costs as defined in Section 42070 of these regulations which would be attached to a subdi- vider in those cases where land itself was given. Such value shall be determined by averaging the value of all residentiallvzonedacreage inthe preliminary plat 3. The fair marketvalue shall be determined by negotiations between the subdivider andthe City. If negotiations have failedto 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 onbothparties, shallbe appointedto determine the fairmarket value. The Appraisal Board shall consist of three qualifiedreal estate appraisers, one selectedbythe City, one selectedby the subdivider, and one selected by the chosen apprais- ers. The appraisers' fees shall be paid jointly by the City and the subdi- vider. Within ten (10) days, the Appraisal Board shalltendera reportof the fair market value of the land as of the date the Appraisal Board was appointed. 42040 Reservation of Future Park Land At the discretion of the City Council, upon recommendation of the Planning 40000-6 42040 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 part: land dedications. where a subdivider dedicates land against future requirements the development which is thereby relieved of all orpart of its man- datorypark land dedication requirement must be in the same general area as that served by the dedicated credit land, such general area to be at the City's sole determination. The credit shall attach to the relieved land and remain with the relieved land, regardless of change in ownership thereof. 42050 Subdivision Changes In the event a subdivider deviates from the approved preliminary plat in final platting or rezone s land within the preliminaryplat which has the effect of increas- ing the density of population over the earlier population density estimates made under this article orwhere the use of property is changed from a nonresidential use to a residential use the owner or subdivider shall be obligated to provide additional land or fee to compensate for the increase in population prior to the City issuing a building permit or occupancy permit 42060 Final Platting of a Portion of an Approved Construction Plat Whenever a subdivider applies for approval a final plat which contains only a portion of the land encompassed in the approved preliminary plat, the subdivider shall be responsible for making a proportional dedication of park land or financial contributionas required, which is proportional to the population expectedto reside in the area of the final plat The conditions of such allowances shallbe in the form and manner prescribed and approved by the Council. 42070 Design Standards for Park Land Any land to be dedicated to meet the requirements of these regulations shall be reasonably located and adaptable for use as an active neighborhood public park and recreation facility. The Commission shall make recommendations to the Council concerning the suitability of proposedpark land. The shape of the parcel or tract of land to be dedicated should be appropriate for public parks and recreation purposes. All such park land shall be designed and located so as to satisfy the following general requirements: A The dedicated land should forma single parcel or tract of land at least two (2) acres in size unless it is determined that a smaller tract would be in the public interest, or that additional contiguous land will be reasonably available for dedication to or purchase by the City. B. Public access to public park land delineated on a preliminary plat shall be ensured by provision of at least fifty (50) feet of street frontage, in a manner satisfactory to the City. At the time the land abutting the delineated areas is developed, the subdivider of suchabutting land shall furnish and payforpaving all abutting street frontage and shall provide water and sewer access to the boundary of one side of the delineated area to meet rdnirnum requirements of these regulations. 40000-7 42070 C. The land to be dedicated to meet the requirements of these regulations should be suitable for public parks and recreation activities. (in that regard fifty percent (50%) of the dedicated land area should not exceed five percent (5%) grade.) The Comprehensive Plan for the city shallbe considered when evaluating land proposals for dedication D. Any disturbed park land shall be restored and the soil stabilized by vegetative cover by the developer. E. Areas within the 100 year flood plain may be dedicated in fulfillment of the dedication requirement subject to the following additional restrictions: 1. areas in the 100 year flood plain may constitute up to fifty (50) percent of the requirement of land dedication provided that adjoining land within the 25 year flood plain is also dedicated, but that such land in the 25 year flood plain shall not be credited towards the requirement of land dedica- tion orpayment of fees. However, the Commission may permit the area within the 100 floodplain to constitute up to 100 percent of the park land dedication requirementif, in its opinion the dedication of the land furthers the goals and objectives of the parks and open space portion of the Comprehensive Plan. The Commission shall specify findings justifying said action 2. That such area shall meet any additional standards specified in the park land design standards pertaining to the dedication of the 100 year flood plain. F. In the case of areas that are mapped on the Critical Areas Map maintained by the Planning Department, the City may, at its discretion, waive these standards subject to the following limitations: 1. That such areas shall provide recreational or educational opportunities for the surrounding community. 2. That such areas shall be given a50 percent credit against the require- ment of land dedication or payment of fees. 3. That such areas shall meeting any additional standards specified in the parkland design standards pertaining to the dedication of Critical Areas. The Parks and Recreation Committee shall make recommendations based upon the park land design standards and the provisions contained herein, to the Planning Department concerning the amount and location of park land, credit for private park land and/or facilities, credit for land in the 100 year floodplain, credit f or areas mapped on the Critical Areas map, and fees in lieu of park land dedication. G. The location of park land may be required at the edge of a subdivision so that additional land maybe added at such time as adjacent land is subdivided or acquired for public use. Otherwise a centralized location is preferred. 42080 42080 Private Park Land Credit Where areas and facilities for park andrecreationalpurposes 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 creditmay, atthe discretion of the City, be given againstthe requirement of land dedication or payment of fees -in -lieu thereof if the following standards are met A That yards, court areas, setbacks,and other open areas required by City regulations shall not be included in the computation of such private open space; B. Thattheprivate ownershipandrriaintenanceof such areas and facilities are adequately provided for by recorded written agreement, conveyance, or re- strictions; C. That the use of such areas and facilities are restricted for park and recreational purposes by a recorded covenant, which runs with the land in favor of the future owners of property and which cannot be defeated or eliminated without the consent of the City or it successor, D. That such areas and facilities are reasonably similar to what would be required to meet public park and recreational needs, taking into considera- tion 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 playareas, picnic areas, game court areas, turf play fields, swimming pools, recreational buildings, trails (walkways or bike trails), and landscaped sitting areas. 42090 Park Fund Established A A separatefundto be depositedat the highestinterest rate permitted bylaw to be entitled "Park Fund" shall be and is hereby created and the money paid by owners, subdividers, andapplicants atfinal approval of subdivision plats in lieu of the dedication of land and interest thereon, shall be held in said fund in trustto be used solely and exclusivelyforthe purpose of purchasing publicpark and recreational land in the general area in which the subdivision is located. B. At such time as the City Council, based upon the recommendations of the Parks Commission, determines that there are sufficient funds derived from a certain area in the Park Fund to purchase usable park land, the Council shall cause negotiations to be undertakento purchase the site bymutualagreement or by condemnation proceedings. In making such determination for the pur- chase of said site, the conditions of Section 42070 above shall be taker, into consideration The principal andinterest deposited andkept in the Park Fund shall be used solely for the purpose of purchasing land for public park and recreation uses, and shallnever be used for improving, maintaining or operat- ing public park facilities, or for any other purpose. Any funds paid in lieu of 40000-9 42090 the park land dedication requirements must be expended by the City within five (S) 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 suchright shall be waived. Saidrefunds shall be paid within 60 days of the filing of the request with the City Secretary. 42100 Method of Dedicating Park Land Landaccepted for dedication under the requirements of these regulations shallbe conveyed by either of the following methods: A By dedication within the platto be filed for recordin 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. 40000-10 50000 50000 MUNICIPAL UTILITY DISTRICTS 50010 General Requirements The following requirements for information and review process for petition for the creation of Utility Districts shallbe requiredforallproposed MUD'swithinthe City's Jurisdiction 50011 Pre -application Review A For a period beginning at least sixty (60) days prior to the submission of a petition for creation of aUtility 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 waste- water facilities and lines, land use and transportation plans,and tentative construction schedules_ The purpose of this reviewperiod shallbe forthe 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 shallbe initiatedbyaletter to the City Manager officiallyrequesting 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 50012 below, whichever is later. B. Prior to the submission of a petition, the applicant shall confer with the School District(s) having jurisdiction in the area of the Utility District A let- terfromthe School Districttothe applicant stating the date of such conference and any coordination as requiredbythe School Districts shallbe provided the City by the applicant at least forty-five (45) days before a petition is filed. 50012 Pre -application Submittals by Applicant The applicant shall file thirty (30) copies of the following documents withthe City Manager concurrent with the letter to the City Manager initiating the Pre -applica- tion Review process_ A A Market Study prepared in conformance with State standards; B. A preliminary Engineering Report, containing the items required by the rules of the Texas Water Commission, and in particular, a description of the area, land use plan, existing and projected populations, tentative cost esti- mates of theproposed improvements, projected taxrate andwater and sewer rates, investigation and evaluation of the availability of comparable services from other systems and bond issue requirements; C. Environmentalmapsofthe districtasascale ofone (1)inchtofourhundred (400)feet These shall include: 50000-1 50012 1. Contour intervals of 10 feet or less 2. Delineation of all areas sloping 1% or less; 2% to 15%; 16% to 25%; 25% or more 3. All aquifer recharge features to include the following: sinkholes, cracks, fractures, orfissures on the surface rock, water courses or drain- age 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. S oils with high shrink -swell ratios, s oils thatare easily eroded and soils that are classified as prime agricultural by the Texas Department of Agriculture or the United States Department of Agriculture 8. Wetlands 9. Archeological sites 10. Man-made structures over 75 years old D. A Land Use Map(s) at a scale of one (1) incl- to 400 feet These shall include: 1. The location of all existing and proposed major streets 2. Landuse categoriesusingthe same categoriesas shown onthe Master Plan's Future Land Use Plan, and 3. School sites, fire stations, recreational buildings 4. Parks and the parks' uses 5. The acreage of each land use 6. The number of units per acre for each residential land use category 7. The number of residential units for each residential land use category E. Environmental Impact Statement A description of how the proposed land use plan relates to: 1. the environmental constraints in the District; and 2. the Master Plan's Natural and Cultural Resources Land Use Goals, Objectives and Policies 50000-2 50012 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 anda delineation onamap of the 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 Ge org et own and its extra-territo rialJuris- diction has the capacity to carry the Utility Districts' traffic or not 3. A description of the Utility Districts' transportation plan and its impact as in relation to the Comprehensive Plan. G. Proposed utility service maps showing all water and wastewater facilities and lines, excluding laterals. H. Drainage maps showing pre -construction and post construction run-off rates and proposed detention and filtration pond sizings and locations 1. Proposed consent ordinance J. Proposed consent agreement IC 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 dis- trict plans to construct or use in participation with any other district or entity M. Proposed solid waste management plan N. Annexation Impact Statements 1. The applicant shall provide a document comparing the relationship of the indebtedness of the District to construction plans for water and 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 providedfive (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 dis- trict annexations or future service areas outside of the initial district boundaries 0. Justification statement. The applicant shalljustify the creation of the Utility District The Justification Statement shalt include the following issues: 50000-3 50012 1. The probability of the City of Georgetown providing water and wastewater service to the area proposed to be a Utility Districtwithin the next three (3) years 2. Job creation and economic base development for the citizens of Georgetown by the district 3. Improving the city's ability to participate in providing adequate and safe utilities to the district and to properties within one half mile of the district 4. The district development's conformance to the Comprehensive plan 5. The economic viability of the district shown in the same manner as required by the state o. 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 shallfile 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 Counciland Chairperson of the Commis- sionofsuchfiling. Such notification by the City Secretary to the Chairperson of the Commission shall include the appropriate date for the beginning of such Commission's respective review process. Concurrently, the applicant shall also submit thirty (30) copies of the petitionand other documents requiredby the State in a creation petition to the City Manager. The City Manager, or his designee, shallbe responsible for allformal staff contact with the applicant and shall coordi- nate the staffs and Commission's review process. 50020 Review Process jrIrAiE.Mill. F A The City Manager, orhis designee, shall immediately distribute copies of the submitteditems 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 withthe staff and the applicantat ameeting scheduled withintwenty (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 50000-4 50021 1. City Attorney - compliance with the Texas Water Code and City policies, standards, procedures, formats, contracts, agreements, and resolutions. 2. Public Works - engineering aspects; solidwaste management service systems and option; environmentalimpact; drainage; treatmentand dis- posal of wastewateras itrelates to water quality, urbanrun-off asitrelates 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 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 peti- tion for creation of a utility district with the City Secretary. During this period of time, the City Manager shall assistthe applicantin setting up meetings with appropriate staff to discuss the petition and shallseek to resolve differences. The City Manager shall compile and coordinate comments into a single staff report including any changes in the original submittal agreed to by the appli- cant. 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 asixty(60) day reviewperiodfor petitions for the creation of utility districts. B. Master Plan amendments shall be reviewed concurrently with petitions. C. The recommendation of the Commission shall be forwarded to the City Managernot less than sixty (60) days before the end of the reviewperiod. The City Manager shall then compile all Commission recommendations and all staff recommendations in a single binding, and forward them to the Mayor, each member of the Council, the City Secretary, the Commission, and the applicant Copies shall be available to the public at all times. 50023 Review and Action A- The City Attorney shall prepare the final consent ordinance, agreements and contracts, and provide them in writing to the Council, the public and the 50000-5 50023 applicant at least ten (10) days prior to the public hearing. Any proposed amendments and/or the public hearing. Any propos-ed 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, andprovide them in writing to the Council, City Secretary, the public, and the applicant at least three (3) days prior to the final Council action B. The City Manager shall place the proposal on the Council Agenda for posting of the public hearing and action no later than the next to the last regularly scheduled meeting of the Council during this review period 50030 Out of District Service Requests Petitions for out of district service fora Utility District shallbe reviewedby the staff and Comrnission prior to Council action. The request shallbe filed with the City Secretary. Upon receipt of the Wed request, the City Secretary shall immediately inform the Council and Chairperson of the Commission, and the City Manager. The recommendations of the staff and Commission shall be forwarded to the Council for consideration within thirty (30) days of such filing. 50040 Fees Applicants for review shall pay fees in accordance with a fees chedule as adopted by the City. 50050 District Creation This policy relating to the political subdivisions created pursuant to Article III, Section 52 of the Texas Constitution or Article XVI, Section 59 of the Texas Constitution, is adopted pursuant to the applicable provisions of the Texas Water Code and the Texas Municipal Annexation Act of the State of Texas, to be equit- ably applied to all petitioners for new Utility Districts within the City's Extra - Territorial Jurisdiction. 50051 Qualifications for Consent Basic Qualifications for Consent to the creation of a Utility District including but not limited to Municipal Utility Districts (MUD), Water Control and Improve- ments Districts (WCID), and Fresh Water Supply districts (FWSD). A. The Utility District shall containacreage necessaryto 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 conformto, all the applicable stipulations of this policy. D. The Council must determine that the district is not likely to be annexed by 50000-6 50051 the City orb e served by City water and wastewater within three (3) years. Such deterrninatior shall not be binding on the City, however. E_ When the Council receives a petition forcreationofaUtilityDistrictwithin the City's Extra -Territorial Jurisdiction, it shallbe evaluatedfor conformance with the Comprehensive 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 Texas Water DevelopmentBoardforl) construcdonandfor2) landand easementcosts for water, sewer, anddrainage improvements. F urther,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 George- town has required to be constructed to serve areas outside of the boundaries of the Utility Districtmaybe financedwithbonds. In such cases, the City shall repay the Utility District annually for the City's pro rata share of the debt retirement costof suchfacility. The City shall retainthe rightto 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, scall not be included in the bonding package: 1. Land or easements within the Utility District, or any property ownedby the developers of the Utility District, dedicated for any water or waste - waterline or facility, including treatmentplants for any function related to drainage. Provided, however, that bonds may be authorized for the purchase of land for irrigation purposes connected with apackage treat- ment plant (in accordance with the chart in Exhibit "A"). Provided fur- ther that irrigation land purchased from the developers of the Utility District must be purchased at the Williamson County Appraisal District valuation. 2. Curbs, gutters, inlets, culverts, and bridges. 3. Drainage improvement, except storm sewers and regional facilities. B. Intangibles 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 shallbe allowed to the full extent of the State law for all costs that qualify for bond financing. 50000-7 50052 4. Other non -construction costs allowed for bond financing are: fiscal agentfees, legalfees and administration organizational expense andprint- ing the bonds, as allowed by State law. C. Bonded Amenities. Additional bonding authoritymay 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 anyland under this section shall be based on raw land cost and carrying expenses. 1. Solid waste disposal sites 2. Fire station sites 3. Parklands, nature preserves, creek preservation easements, hike and bike trails, lakes and greenbelts inadditionto 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 3. Streetlights 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 shallbe 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 an the date of approval of the creation petition by the Council B. Underground utilities may be required by the 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. 50000-8 50053 D. All planning, designs, and construction of drainage facilities and other facilities and/or features pertinent to drainage shall be done in accordance vaith 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 shallhave the right to charge inspection fe es f or review of facilities the cost of which is not covered by other appropriate charges. F. Bonds shallbe issued only forthose purposes specifically authorized bythe consent agreement, and bonds authorized for one purpose shall notbe used for another. G. Before the Utility District issues bid invitations for its bonds, the 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. Al records, tiles, books, information, etc., of the district shall be a matter of public record, and available for City inspection at all times. 1. 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 shallnotfumishwater orwastewater s ervice to anytract of land unless the Commission has approveda subdivisionplat covering suchtract of land and such plat has been recorded in the deed records of the appropriate County. The Commission will not be required to approve any subdivision within a Utility District which does not conform to the provisions of the consent agreement L. The district shall notprovide service outside its boundaries tulle ss approval is obtained from the Council. If such permission is granted, no bond funds shall be expended or indebtedness incurred to provide such service without approval of the Council. 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. D. Noland within the Utility District shall be allowe d atany time in the future, to incorporate, joininanincorporation, orb annexe dinto anyincorporated city other than the City of Georgetown without the prior approval of the City of Georgetown 50000-9 50053 P. Noland may be annexed to or acquired by a district without the approval of the Council. Q. Right-of-way, publicparkland, utility and drainage easements andall other appropriate lands and easements shall be properly dedicated to the public, by the district and its ultimate successor. R. The net effective interestrate willnot exceed2% above the highest average interestrate reportedby the Daily Bond Buyerinits 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 Council, based on competent scientific data Any wastewater treatment plant con- structed in whole or in part with bond proceeds under this policy must be reviewedandapprovedby the Councilpriorto the issuance of the State permit or any amendment thereto if it is to discharge instead of irrigate. 50000-10 60000 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 Commission and Council for their approval or disapproval as provided for in these regulations. 60020 Planning Department Responsibilities The Planning Department, as directed bythe Director of the Division of Commu- nity Development and Planning shall administer the provisions of these regula- tions and in furtherance of such authority, said department shall A Maintain permanent and currentrecords withrespecttotheseregulations, including amendments thereto; and B. Receive and Me all sketch plans,preliminary plats, and final plats, tog ether with applications therefore; and C. Forward copies of the preliminary plat to other appropriate governmental agencies and departments and public utilities for their report and recom- mendations, when suchreport and recommendations are necessary or desir- able; and D. Review all preliminary plats to determine whether such plats comply with these regulations and review all finalplats to determine whether they comply with the preliminary plat and these regulations; and E. Forward construction and final plats to the Commission as required by these regulations, together with its recommendations thereon; and F. Forward final plats to the Council, together with its remnunendatioru;and G. Make such other determinations and decisions as may be required of the department by these regulations or by the Commission or by the Council 60030 Interpretation of Provisions In the interpretation and application of the provision of these subdivision regula- tions the following regulations shall govern A in their interpretation and application, the provisions of these regulations shall be regarded as minimum requirements for the protection of the public health, safety, comfoM morals, convenience,prosperityandwelfare. These regulations shall be regarded as remedial and shall be liberally con5fi2ed to further its underlying purposes; 60000-1 60030 B. Whenever both a provision of these subdivision regulations and any other provision of these Subdivision Regulations or any provision in any other law, ordinance, resolution, rule or regulation of any kind contains any restrictions covering any of the same subject matter, whichever restrictions are more restrictive or impose higher standards or requirements shall govern C. Where there arises a question concerning the meaning or intent of a provision of these regulations, the Director is hereby implored to render a written decision setting forththe exactmanner inwhichsaidprovision shallbe interpreted and administered In the event exception is taken by any inter- ested parry to such a decision the matter shall be appealed to the Commis- sion, whose decision shall be final. D. Any written decision issued under number three (3) above shall be attachedto andmade apartof these subdivision regulations until rescindedby 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. 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 shallmake 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 planthat does nothave the proper zoning classification orapprovals shall be denied by the City. 60060 Annexation Requirement At the time of preliminary plat submittal the subdivider shall file a request for voluntary annexation to the City of Georgetown, Texas for any subdivision or development which will impact the City and have effect on any of the following: A. City utilities (including water, sewer & electricity) B_ City services (including Police, Fire, Sanitation, emergency services) C. City Park and Recreation facilities 60000-2 60060 D. City's storm drainage system E. Georgetown Independent School district F. Other City facilities (including Library, Streets, Hospital, etc.) Such request f orvoluntary annexation shall not be limited inits time of durationand 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 surround- ed by development of such unusual conditions that the strict application of the re- quirement contained in these regulations would re sultin substantial hardship or in- equity, the Commission may vary or modify, except as otherwise indicated, such requirement of design as provided for herein, but not of procedure or improve- ments, so that the subdivider may develop his property in a reasonable manner, but so that, at the same time, the public welfare and interests of the City are protected and the general intent and spirit of these regulations preserved in accordance with the following provisions_ A- Where a variance from the design requirement of these subdivision regulations is requested 1. the Commission may approve and the Council may ratify variances to the design standards for. a. lot width b. lot depth c. lot orientation d. building setback lines e. block length f. parking g. park design standards and such variance(s), if granted, shallbe consideredto be a modification of the zoning regulations applicable to the property within such subdivi- sion; or ?. and would constitute a major departure from the applicable provisions of the Zoning Ordinance for such f eatures as: lot size, height of structures, land use, etc., such variance request shall be considered by the Conirnis- sion or Board of Adjustment, /whichever has jurisdiction, in accordance 60000-3 60070 with their powers and procedures as set forth in the Zoning Ordinance and their decision shall be final; and B. Such modification maybe granted upon written request ofthe subdivider stating the reason for each modification and may be waived by four-fifths (415) vote of the regular fullmembership of the Planning and Zoning Commis- sion, subject to the acceptance of the plat and the dedications thereon by the City Council- 60080 ouncil60080 Conditions for Issuing a Building Permit No building permit shallbe issuedfor anynew structure or change, improvement or alteration of any existing structure, on any lot or tract of land and no municipal utility service wfllbe fumishedto suchlot ortract which does not comply withall of the provisions of these regulations and all applicable elements of the Compre- hensive Plan. 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 setforth in the current administrative fee schedule approved by the Council and on file in the office of Director of the Division of Finance and Administration 60100 Amendment The Council may, from time to time, adopt, amend and make public rules and regulations for the administration of these regulations upon recommendation of the Commission to the end that the public is informed and that approval of plats is expedited. These regulations may be enlarged or amended by the Council after public hearing, due notice of which shall be given as required by law. 60110 Violation Except as otherwise provided for fn these subdivision regulations it shall be unlawful for any person, firm or corporation to sell to any other person, firm or corporation anylot, parcel, tract or block of land to be used for otherthan agricul- tural purposes, regardless of the size or shape of said lot, parcel, tract or block, unless such lot, parcel, tract or block of land 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 orpersons, 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 60000-4 60080 violation shall be permitted to exist shallconstitute a separate off ense. In addition to the other remedies provided herein, the City may institute any proper action or proceedings to enforce the provisions of this article. 60130 Separability of Provisions If any se ction, clause, paragraph, provision, or portion of these regulations shall be heldinvalid or unconstitutionalbyany court of competent jurisdiction, suchholding shallnotaffect any other section, clause, paragraph, provision, orportion of these regulations. 60140 Repeal All ordinances or parts of ordinances in conflict herewith are hereby repealed. 60000-5 70000 70000 DEFINITIONS For the purpose of these regulations certain terms and words used herein shall be used, interpreted, and defined as set forth in this section A. Unless the context clearly indicates to the contrary. 1. words used in the present tense include the future tense 2. words used in the plural number include the singular, and words in the singular include the plural 3. the word shall is always mandatory 4. the word herein means in thesereguladons 5. the word regulations mean theseregulatlons 6. the word hu shall include the word her 7. the word personincludes a corporation, a partnership and an incor- porated association of persons such as a club 8. a bur7ft includes a strucdire 9. a bui1ftT includes any part thereof 10. the words used or occupied as applied to any land or building shall beconstruedtoinclude tie words intended,arraVed,ordesgenedtobe used or occupied B. For the purpose of these regulations, certainterms 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 secondarymeans of vesicular 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. Appraisal Board Board established by section 42030.B3, to determine land values. 70000-1 70000 As -Built -Plans A set of detaileddocument5specifying how the public improvements required for the subdivision were actually constructed. Attendant Either materials needed to address the specific requirements of this ordinance Documents which are not shown on plats or plans, or any information which the subdivider feels necessary to explain the submittal. Bicycle Lane That portion of a roadway set aside and appropriately designated for the use of bicycles and classified as Class Il or III Bikeways. Bicycle Path A paved surface fatality for bicycle travel physically separated from other vehicu- lar 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 steeperthan four (4) feet of rise for one (1) foot of horizontal travel. Bond Anyform of security including a cash deposit surety bond, collateral, property, or instrument of credit in an amount and form satisfactory to the Governing Body. Building Line or A Me orline5 designating the area outside of which buildingsmaynotbe erected. Setback. Line Building Permit PermitissuedbytheCity ofGeorgetownwhichisrequiredpriortocommencing construction or reconstruction of any structure. Building See Yard, Required. Setback Lines Buffer A barrier constructed of wood, masonry, vegetation, and/or other landscape material in such a manner that adjacent uses willbe separatedto suchadegreethat objectionable noise, heat, glare, visual clutter, dust, loss of privacy, air circulation, and other negative externalities shall be abater. Buff eryard 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 landuse from theadverse eff ect5 of another incompatible use. Caliper Diameter at four (4) feet above natural grade. Catchment Area The area, defined bytopographic relief, which drains to apoint recharge, or critical environmental feature. Cave A natural underground cavity, recess, chamber, or series of chambers generally produced by the solution of limestone by subterranean water. 70000-2 70000 Centerline of The centerline of the waterway refers to existing topographically defined chan- a Waterway ne15. If not readily discernible, the centerline shallbe deterrninedby (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 Cityof Georgetown, Texas or his designated represen- tative. City Manager The chief administrative officer of the Cityof Georgetown Texas orhis designated representative. Commercial, Office Commercial use in which the predominant activity is neither the retail sale of goods or services northeproduction ofgoods (ie. law offices, bookkeeping office, and real estate offices). Commercial, Commercial use for which the primary activity involves the sale of goods and/or Retail and Service services (ie. hardware or grocery store, beauty salon or bakery). Commercial, Any commercial use generating peak hour traffic in excess of 35 vehicle trips High Impact per hour per 100 feet of frontage. (These may include fast food restaurants, banks with drive-in tellers, convenience stores and gas stations.) Commission The Planning and Zoning Commission of the City of Georgetownas established by Section 19 of the City Code, and as may be amended. Community Service Facility providing educational, recreational, social and/or cultural activities which Facility are open to the public. Comprehensive The overall development plan for the communitywhichhas been officiallyadopted Plan 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 General Plan and Master Plan Concept Plan A generalized plan indicating the boundaries of a tract or tracts under common ownership, and identifying proposed land use, land use intensity, and thorough- fare alignment Construction Plans The maps, drawings, and specifications indicating the proposed location and design of improvements to be installed in a subdivision. Contiguous Adjacent property whose property lines are shared or are separated by only a street, alley, easement or right-of-way. Crest of Bluff A line on the ground parallel to and at the top of a bluff, beyond which the aver- age 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 70000-3 70000 Critical Areas Areas containing sensitive environmental features and identified on the Critical Areas Map. Critical Areas Map Arnap as adoptedby the Council, which designates areas of cTiticalenvironmental concern Critical Features whichhave been determinedto be of criticalimportance to the protection Environmental of one or more environmental resources. They include such features as bluffs, Features spring s, canyon rimrocks, cave s, sinkholes andwetlands. Also ref erred to herein as recharge features. Critical Water Protection zones for waterway corridors as defined in Section 32040 of this Quality Zone Ordinance. Crossfall The transverse slope as related to a given longitudinal slope and measured by the rise to run ratio. Crosswalk Astrip ofland dedicatedforpublicuseandwhichisreservedacrossablockforthe 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 The design storm shall be the 100 year storm event unless otherwise specified in this ordinance or the City's Standards and Specifications for Construction of Improvements Manual. 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, dredg- ing, grading, filling, Gearing or removing vegetation, and the deposit of refuse, waster or full Lawn and yard care, including mowing of tai,' weeds and grass, gardening, tree care and maintenance, removal of trees or other vegetation damaged by natural force s, andranchirg andfarming shallnot constitute develop- ment Utility,drainage, and streetrepair, maintenance and installationwhich does notre quire d land disturbance orresultinadditionalimpemous cover shallalsonot 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 Directorof the Divisionof Community Development and Planning for the City of Georgetown, Texas or his designated representative. 70000-4 70000 Director of This term shall include the Director of the Division of Public Works of the City of Public Works Georgetown or his designee. District The District Conservationist of the Williamson County office of the United States Conservationist Department of Agriculture's Soil Conservation Service. Drainageway See Waterway. Drainfield (Private sewagefacility disposal area.) Trench or bedutilized for final wastewater disposal. Drive Approach A paved surface connecting the street to a front lot line. Driveways The surface connecting a drive approach with aparking space, parking lot, loading dock or garage. Dwelling Unit Residential unit designed to accommodate one household. Easement A grant by the property owner to the public, a corporation or persons of the use of a strip of land for specific purposes. Edwards Aquifer All land generally to the west and upstream of the Edwards Aquifer Recharge Contributing Zone Zone that provides drainage into the Edwards Aquifer Recharge Zone. Edwards Aquifer The boundaries of the recharge zone shall encompass all land over the Edwards Recharge Zone Aquifer, recharging the same, as determined by the Texas Water Commission. Edwards Formation All lands over or draining into lands over Edwards Limestone formations. Watrsheds Engineer's Report An attendant document related to Construction Plans. EnArnment The aggregate of social and physical conditions that influence the I; a of the individual and/or community. Escrow Funds A deposit of cash or other approved security with the local government or approved bank or other financial institution in lieu of an amount required on a performance or maintenance bond. ETJ Limits The limits of the City's extra -territorial jurisdiction as granted under the 974-a V.AC.S. Faults and Fractures Significant fissures or cracks in rock which may permit infiltration of surface water to underground cavities and channels. Filing Date AJlplat5 and plans shallbe consideredfiled onthe date of their first public hearing before the Commission. Filtering Channel A parab olic or trapezoidal channel lined withpermanent vegetation which conveys water at sufficiently shallow depths (less than 18 inches) and low velocities (less than 5 ft. per second) to promote the deposition of sediment 70000-5 70000 Flood Plain Flood Plain, Regulatory Flood, One Hundred Year Floodway Flood Area Ratio (FAR.) Freeboard, Required Frontage General Plan Governing Body Grade Grading Gross Density Ground Cover Health Department, Local Health Department, State 70000-6 Channel of a waterway and the adjacent land area subject to inundation during the design storm 100 year flood plain as defined by the Federal Emergency Management Act (FEMA). That flood which has a probability of occurring once in a one hundred (100) year period or a one percent chance in any given year. Channel of a waterwayand the adjacent land areas that mustbe reserved in order to discharge the design storm with out cumulatively increasing the water surface elevation The total square footage of leasable floor area divided by the total square footage within a parcel of land. Freeboard as defined in the City's Design Standards and Specifications for Con- struction of Improvements Manual. That side of a lot, parcel or tract of landabutting a street right-of-wayand ordinarily regarded as the frontal orientation of the lot- The ot The overall development planforthe communitywhichhas been officiallyadopted 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. The City Council of the City of Georgetown, Texas. The slope. of a road street, other public way or utility line specified in terms of percent (%); the topographic relief of a parcel of land; the average elevation at ground level of the buildable area of a lot or piece of land. Any stripping, cutting, filling or stockpiling of earth or land, including the land in its cut or filled condition. The number of dwelling units divided by the total acreage within a parcel of land. Low growing plants planted in such a manner as to form a continuous cover over the ground, such as liriope, low growing varieties of honeysuckle, confederate jasmine, English ivy or others. The Williamson County Health Department The Texas State Department of Health J0000 Impervious Cover Roads, parking areas, buildings, swimming pools, rooftop landscapes and other constructionlirniting the absorption of waterby covering the naturalland surface; this shall include, but not be limited to, a0 streets and pavement within the development Improvements Any street, alley, roadway, barricade, sidewalk, bikeway, pedestrian way, water line system, sewer system, storm drainage network, publicparkland,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. Improvements, Any required improvement which lies outside of the area being platted. Off -Site Individual On -Site (Private Sewage Facility) - All systems and methods used for the disposal of Wastewater System sewage, other than organized sewage disposal systems. Private sewagefacilities are usually composed of three units: the generating unit (the residence, institution, etc.), treatmentunit (septictank, etc),andthe disposalurdt(the drainfield that may be an absorption trench or bed, or an evapotranspiration bed). Individual Sewer A septic tank, seepage tile sewage disposal system or any other on -lot sewage Disposal System treatment device approved and installed in accordance with all local, state and federal laws and regulations. Industrial Use involved in manufacturing and/or external storage of goods. Landscape Trees, shrubs, ground cover, vines or grass installed in planting areas. Development Legal Lot Either alot recordedin the Williamson County Plat Records undertheapplicable subdivision regulations at the time of its creation, or a tract of land having existed in its present configuration prior to May 11, 1977. Legally Platted Lot A lot which is part of a subdivision approved by the City and recorded in the Plat Records of Williamson County, Texas. Letter of Credit A letter from 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 parcelintended as a unitf or tran5f eT Of Ownership or for development Lot, Comer A lot located at the intersection of and abutting on two or more streets. Lot, Double A lot which runs through a block from street to street and which abuts two (2) or Frontage more streets. Lot, Interior A lot other than a comer lot and bounded by a street on only one side. 70000-7 70000 Lot, Reverse A double frontage lot which is to be developed with the rearyard abutting a major Frontage street and with the primary means of ingress and egress provided on a minor street. Master Plan See Comprehensive Plan Mobile Home Park Asite withrequired improvements andutilities for longtermparking orplacement of mobile homes and manufactured houses which are not permanently anchored to a permanent foundation Multi -Family Any development having four (4) or more attached residential units in a single Development building. Natural Channel The topography of a waterway prior to construction, installation of improvements or any regrading. 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 develop- ment, including but not limited to, the same type, quality, quantity and distribution of soils, ground cover, vegetation and topographic features. Neighborhood Area of the City characterized by residential land uses which is bounded by physical (such as river, major street back of access) andlorpolitical features (such as voting districts, subdivision boundaries). Net Site Area That area in the Uplands Zone, excluding land designated for wastewater irriga- tion, and then calculated to include allacreage on 0-15% slopes, addedto 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 creep drainage ditch, storm sewer, or the like. Parent Tract TractorlotasdescribedbydeeddatedpriortoMay10,1977,orplat,whichincludes one or more lots that are being subdivided 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 Parks and Park5and Recreation Committee -Committee appointedbythe Citytoadvise the Recreation City on matters concerning parks and recreation activities. Committee Paved , round (also referredto herein as paved area or paved ground area) - Any paved ground Surface Area 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. 70000-B 70000 Permanent Permanent survey marker meeting tree specifications of the City s Design Stan - Monument Marker dards and Specifications for Construction of Improvements Manual - Planning and Zoning The City of Georgetown Planning and Zoning Commission Commission Planning Dirctor The Directorof the Divisionof Community D evelopmentand 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. Plat, Final A map of a land subdivision prepared in a form suitable for filing of record with necessary affidavits, dedications and acceptances, and with complete bearings and dimensions of all lines defining lots and blocks, streets, alleys, public areas and other dimensions of land. Plat, Preliminwy Amap of apropo5edland subdivision showing the character and proposed layout of the tractin sufficient detail to indicate the suitability of the proposed subdivision of land. Plat, Sketch A rough outline of the design concept and anticipated configuration of the pro- posed subdivision and intended to be a reference point for allowing the Subdivi- sion Review Committee to provide the developer with information and instruc- tion on the design standards and improvement requirements required of new sub- divisions. Public Uses owned by a public agency or a public utility provider. Quasi Residential Uses providing temporary overnight accommodations such as motels, hospitals and dormitories. Quasi Public Uses owned or operated by non profit, religious or charitable institutions and providing educational, cultural, recreational or similar types of public programs. Recharge Feature Geological features, such as springs, bluffs, caves, fractures, crevices, and sink- holes, which tend to have a high degree of connectivity with the Edwards Aqui- fer. A recharge feature shall be considered significant if it lies within an area subject to inundation from the 100 year storm event and: a) the upstream drain- age area consists of five or more acres; orb) rapid infiltrationto the subsurface may occur. Reconstruction Rehabilitation orreplacement 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 Any area designated byF.E.M.F_orsubsequent Federal, State, orLocal authority Floodway administering aflood insurance program as being within the 100 year flood plain. 70000-9 70000 Reserve Strip Residence, One Family Residence, Two Family Residence, Three Familv Residence, Multi Family Residence, Single Family Attached Right -of -Way Same Ownership Sedimentarionand Filtration Basins Shrub Sinkhole Slope 70000-10 A narrow strip of property usually separating a parcel of land from a roadway or utility line easement, that is characterized by limite d 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. A free standing structure designed to accommodate one household. A single structure designed to accommodate two households. A single structure designed to accommodate three households. A single structure designed to accommodate four or more households. A multi -family residence that has property lines platted along common walls. A strip of land occupied or intended to be occupied by street, crosswalk, railroad, road, electric transmissionline, oroil orgas pipe line, watermain, sanitary or storm sewermain, orfor other special use. The usage of the term"right-of-way" forland 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 lotsorparcels. 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 Ownership by the same person, corporation, form, entity, partnership, orunincor- porated 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. Basins required by this Article to provide water quality benefits through the sedimentation or filtration of runoff. Any self-supporting woody evergreen and/or deciduous species. A circular or oblong depression formed in soluble rock by the action of subterra- nean water which is a potential point of significant recharge. The vertical change in grade divided by the horizontal distance over which that vertical change occurred The slope is usually given as a percentage. 70000 Spring A point or zone of natural groundwater discharge having measurable flow and/or a pool, however small, and characterized by the presence of a plant com- munity adapted to the moist conditions of the site. Street Any public or private right-of-way which affords the primary means of vehicular access to abutting property. Street, Collector A minor street which collects traffic from other minor streets and serves as the most direct route to a major street Street, Cul -de -Sac A minor street having one end open to vehicular traffic and having one closed end terminated by a turnabout Street, Frontage A minor street auxiliaryto and located on one side of amajor street for service to or Service abutting properties and adjacent area and for control of access. Street Line That line limiting the right-of-way of the street and being identical with the pro- perty line of persons owning property fronting on the streets. Street, Local A minor street designed for the sole purpose of providing access. Street, Major Arterial street which is designated on the major street plan or expressway plan. Street, Major AmajOr street designed toprovide connections between municipalities Or major Arterial highways. Street, Minor Any street not classifiedas a major street onthe major streetplan or expressway plan_ Street, Minor A major street designed to provide a connection between major arterials. Arterial Structural Integrity Abilityof a structure to maintain stability against normalforce s experienced by5aid structure. Subdivider Anyperson,fMpartnership,corporationorotherentity,acting asaunitsubdivid- ing or proposing to subdivide land as herein defined Subdivision The division or re -division of land into two (2) or more lots, tracts, sites or parcels for the purpose of transfer of ownership or for development, or the dedication or vacation of a public or private right-of-way or easement Substantial a. means any construction of public improvements amounting to at least 50 per - Improvement cent of the total cost of public improvements required under the provisions of this ordinance, including engineering fees; or b. means any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure either, (1) before the improvement or repair is started, or (2) if the structure has been damaged and is being restored, before the damage occurred For the purposes of this definition "sub stantialimprovement" is considered to occur when the 70000-11 70000 70000-12 first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the extemal dimensions of the structure. The term doe snot however. include either (1)anyprojectfor improve- ment of a structure to comply with existing state or local health, sanitary, or safety code specifications which are solely necessaryto assure safe living conditions, or (2) any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. Traffic Impact A study of the impacts of a development on the City's transportation system Analysis (TIA) Tree Any self-supporting woody plant species which normally grows to an overall minimum height of fifteen (15) feet Uplands Zone All lanai and waters that are not included within the critical water quality zone or water quality buffer zone. Urbanization Process of constructing public improvements required to support suburban and urban land use. Variances A grantof relief toa personfrom the requirements of this ordinance when specific enforcementwouldre5ultinunnece55aryhard5Mp. Avariance, theref Ore, permits construction or development ina manner otherwise prohibited bythis ordinance. Vines Any of a group of woody or herbaceous plants which may cling by twining, by means of aerial rootlets or by means of tendrils, orwhich may simple sprawl over the ground or other plants. 'Water Quality A bufferz4ne establishedparallel to all criticalwater qualityzones and defined in Buffer Zone Section 32050_ Watershed Area from which stormwater drains into a given basin, river or creek Waterway Any natural or man-made channel conducting storm water from a two year storm event at a depth of inches ormore andat arate of 15 cubic feetpersecondormore. Street pavement shall in no instance be considered a waterway. Waterway, Achannel, creek, stream branch, orwatercotrseasdefined inSections 32061and Intermediate 32062. Waterway, Major A channel, creek, stream branch or watercourse as defined in Sections 32061 & 32062. Waterway, Minor A channel, creek, stream, branch or watercourse as definedin Sections 32061 & 32062. Wetlands Land transitional between terrestrial and aquatic systems wher a the water table is usually at or near the surface or the land is covered by shallow water. Classifi- cation 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/CBS-79,31) 70000-12 70000 Working Days Monday through Friday exclusive of City recognized holidays. Yard An open space that lies betweenthe principal or accessory building or buildings and the nearest lot line. Yard Depth The shortest distance between a lot line and a yard line. Yard, Front A space extending the full width of the lot between any building and the front lot line, andmeasure d perpendicular to the building at the closestpointto the frontlot line_ Yard Line A line drawn parallel to a lot line at a distance therefrom equal to the depth of the required yard Yard, Rear A space extending across the full width of the lot between the principal building andthe rearlotline, and measured perpendicular to the building to the closestpoint of the rear lot line. Yard, Required Theopenspace betweenalot line and the buildable area within which no structure shall be located except as provided for herein Yard, Side A space extending from the front yard to the rear yard between the principal building andthe side lothne measured perpendicular from the side lot line to the closest point of the principal building. Yard Street A space extending across the length and/or width of alot betweenthe streetright of way and the closest faces of the buildings on the lot 70000-13