ORD 1983-19 - Design CriteriaORDINANCE NO. 83 -19
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HUNTSVILLE,
TEXAS, AMENDING THE CITY OF HUNTSVILLE DESIGN CRITERIA MANUAL
BY CHANGING THE DEFINITION OF A RESERVE TRACT; DEFINING WHEN
CERTAIN LOCAL STREETS ARE ACCEPTABLE; CHANGING LOT DESIGN
CRITERIA, ESTABLISHING CERTAIN PLATTING REQUIREMENTS FOR
DEVELOPMENT OF RESERVE TRACTS, REQUIRING INSTALLATION OF
VACUUM RELIEF VALVES ON CERTAIN WATER LINES; ESTABLISHING
STANDARDS FOR INSTALLATION OF SEWER TAPS; APPROVING USE OF
CERTAIN ALTERNATE DRAINAGE CALCULATIONS; CHANGING SUBDIVISION
MONUMENTATION STANDARDS; PROVIDING A PENALTY OF UP TO $200 FOR
CERTAIN OFFENSES; PROVIDING REPEALING AND SAVINGS CLAUSES; AND
PROVIDING FOR THE PUBLICATION AND EFFECTIVE DATE HEREOF.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF HUNTSVILLE, TEXAS,
that:
Section 1: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Subsection 302(b), 308 and 313.5, as presently
constituted, and by the adoption of a new subsection 302(b) and 313.5
that shall read:
302. STREET ACCESS
(b) The developer shall provide a street system within the development
with at least one point of access to a public street adjacent to the
development; provided, however, that developments containing one hundred
and fifty (150) dwelling units or more shall provide at least two points
of access to adjacent public streets.
308. CUL -DE -SAC AND DEAD END PUBLIC STREETS
The developer shall design cul -de -sac streets to prohibit future
extensions by arranging lots around the turnaround. The developer shall
not design or construct a dead -end street unless it is intended to
connect with a future street on adjacent land. The developer shall
construct a circular turnaround conforming to City standards for all
cul -de -sac and dead -end public streets. The cul -de -sac turnaround shall
have a pavement radius of 40 feet and right -of -way width of 50 feet. In
residential developments, the developer shall construct temporary
turnarounds at the end of any dead -end street, within the standard
right -of -way. In a commercial /industrial development, construction of a
temporary turnaround may be waived if adequate alternate means is
available for vehicles to turn around.
•
The length of cul -de -sac and dead end streets is the distance from the
right -of -way line of the intersecting street, along the centerline of
the cul -de -sac or dead end street to the center of the circular
turnaround. The maximum length of cul -de -sac and dead end streets shall
be related to the expected traffic volume, expressed in vehicle trips
per day (VTD), of the street at the time of project buildout. The
developer shall furnish the City all necessary data to substantiate the
length of the proposed street. VTD for residential areas shall be based
on an average of 5 trips per day per dwelling unit. The maximum length
of any cul -de -sac or dead end street shall be:
Maximum length
VTD (in feet)
less than 100 1,000
100 or greater 600
313.5 Access
The developer shall provide a street system within the development with
at least one point of access to a public street adjacent to the
development; provided, however, that developments containing one hundred
and fifty (150) dwelling units or more shall provide at least two points
of access to adjacent public streets. Private streets shall serve only
the land within each development. The developer shall not extend
private streets into adjacent tracts under a different ownership or a
different property owner association.
Section 2: The Huntsville Desiyn Criteria Manual is hereby amended by
the repeal of Table 3 -1, Street Rights -of -Way, as presently constituted,
and by the adoption of a new Table 3 -1, Street Rights -of -Way that shall
read: (see attached)
Section 3: The Huntsville Desiyn Criteria Manual is hereby amended by
the repeal of Section 303, Location of Public Streets, as presently
constituted, and by the adoption of a new Section 303 that shall read:
303. LOCATION OF PUBLIC STREETS
The City shall determine the location of all public streets. The
developer shall submit a design for the system of streets within a
tract. Certain streets should be planned to carry large volumes of
throuyh traffic (arterials, collectors) while other streets (locals)
should be laid out to provide access within a development. Arterial and
collector streets if located within a residential subdivision should
follow the continuity of city streets leadiny to or from the tract and
should provide for extensions into adjacent tracts.
a rt. nr
o z o
< cu o
(1)
a fD
t1) IN) 0) CI 00
7 CC -1 -J. et --A
cop 7or rt. C
11) -1.<
• fD
cLI
c4 W Vi "0
et
VI -3 -,0
Cr -'O CD <
I LO <
Cr rt
IV
0. 4/1
z -3
fD 0
0) O. n
r3 c •
z 0 0
00(D
-3 -3 a
n) Q. c+
co co "0 0
7 0.1
(D0< r.)
a iv n)
a
a X a)
-3
-1. col- rt.
< -•
CD X
V)
(D
V) a
0.
o. rot sw
1.<
0-
CLI fD
(D5
V) V) V) .•
tl) • fl)
0 0.
c
clo
-h fl
7 Ct. 0.
5 0
CD
<
0. fD
OP
• o
CD 'V
-3)
0
-3 0.
rIo
rto
-3 Cu
7L""
t-C CD
C V)
-3 V)
Too
LC
High Volume provides access to more than 20 residences.
CI r- (-) >
• 0 0 x
-., -00 70 •-.4 I. = c--) x 4M( V) V) --I
-< -3 C 0 --.• > C rC r cl• 4-3* 1,1
C "0 ---- -oo -1 0. E LC I- -1 al rn cm al pv
=
0) (5 <0) C 7- 0) mr) mm•---1
'a <0 0) -' VI < --, O. --I a. 0.>
0) CD a cr c-+ o < a 0 a at
<0. z n) 70 5 --, o PD -; 77 5 5
cc -I fp ...i. c .-.■ O 0. 0. 0.
0. -c tn 0) a C Vb ..
...... -.., a, a ...,. x
z 0_ co a c-3 ..• _,.
O rn vl n) 1
G et* t7 V) (1) et 0
01 J. 0 --,. CA J. C -0
II) -.• CL -, Cli c-l• Cu
--' < CD 0 -... 5
. J. = m
cn c+ = co -J.
(1 -3 7
1 0 0) -Jo 1 7C c.0
4t• = --, Di N) -I..
.., )
0 * CM >
-3 .. 1
1- I-
0I I
-3 iv
rs)
00
N.1 1-ok
I N) IN) CT. LT
0 N.) is.) C r.) ro
N.) CT 01 (.71
0000
1 Ni
0 I—. CC
CO s•J
C
IN:
Cc a,
NOIIV3IdISSd10 133b1S
r- •
z —1
m
m
orn
• .0
m
m
1-1 0 2 72
-11 cc
rn
rn co >
—1
rn rm
3
G") m
m co z
..--
t
Bo ' R.0 v\/
zo I R.n.,
ro .33 6:1, /b
Zs406, , z 61,..xcl:�
AII,TE i -rh is pale/ sSrtai .sac Ll,on rv.*u, rQ w han lnq /o i
liras /ass y/�an So acres: (scc :: ��L. / la) Q.r�/ %Jirs.r✓a.�f..�f J
aisi Grn�
SCE' K OAA/
?a Aoad wal/
ID' L so' / ?' C
2/
Jt-
(•in d ,
NOTES
_O. . . F/¢xl'6 /a &Ise ma tan a / per ,5BHPT std acs. lgrava /, crus/larl roc_k, /ron,,g.rrza..
pplace., cn sfa6,'hied sub,/ dc., bet/► Con,pac.Ll.aJ /o 9S% tvor had /iacfor,
Th,oknass o( bdsa, depends an /9aarlal s ems. dire/ Zraf ik. clora "cs.
U_ .. 11Q� .Pita Asphaltic CcnGraia/. IH/4AC ), rt Q, i , "b ; . i-1PT .td. _Vacs.
- r'h,ckn�ass ix, ha deEarmt,l,&d :n ac'czarc/anc� ov L,f� C /...nPLSe 5ta.)c /ar'dS
2.. '
...5AD,.lder ariz� �o.- 2 n r antilj U.se) Gin., p vvmat1L de/9u. Pi .',L`cl it
... JZ: sales /,ps r5 pr iar`a.d. if fh,s /op /.5 //Apra(t./ l dues £.�
Qtusf ....ground... Eepogra ph ha slops. rrtc� y b /ncca. & J ,s o a i»ax.n,trr�
of. 6.. %..L c, ?An ..apprn✓a/ o� b L. f y c■nd /af • nuniy,
HuWTV/LLE
06516N Ck/TEte/
&E./,..5, oAls
_17 A v' APT) (77 -i /Cn( pvik/ iebAf)5
r /1
Y_T ,n! ,L/
.4a.& It . 1 : Lb(
2ont r'stt_
F;4 Lira. •
Local streets shall be designed to service only the development in which
they are contained. The developer shall design certain local streets
(L1, L3) to serve as access to other local streets (L2, L4) as well as
access to adjacent property. Local street L2 may be used only when
serving the equivalent of 20 single family dwelling units or less and is
not intended for extension into adjacent property. In locating local
streets, the developer shall: (a) create building lots of a desirable
elevation, size, shape and orientation; (b) discourage through traffic;
(c) insure access by firemen, police and other emergency serices to all
areas of the tract; (d) insure vision clearance.
For developments within the City, developer shall provide streets in
accordance with the criteria shown in Figures 3 -2 through 3 -5. For all
other developments, developer shall provide streets in accordance with
the criteria shown in Figures 3 -2 through 3 -6.
Section 4: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Figures 3 -3 and 3 -4, STANDARD COLLECTOR STREET CROSS
SECTIONS, as presently constituted, and by the adoption of the new
Figures as follows: Figure 3 -3, STANDARD COLLECTOR STREET CROSS
SECTIONS, Figure 3 -4 and 3 -5, STANDARD LOCAL STREET CROSS SECTIONS and
Figure 3 -6, STANDARD CITY /COUNTY ROADS WITHIN THE ETJ ONLY.
Section 5: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Section 313, Private Streets and Alleys, as presently
constituted, and by the adoption of a new Section 313, Private Streets
and Alleys that shall read:
The developer shall design and construct private streets and alleys in
accordance with this section. Private streets shall be used only within
Unified Developments (See Section 604.2).
Section 6: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Chapter 6, Lot Design Criteria, as presently constituted,
and by the adoption of a new Chapter 6 that shall read:
CHAPTER 6. LOT DESIGN CRITERIA
601. LOT DESIGN, ARRANGEMENT AND LAYOUT
601.1 General Requirements
The developer shall establish lots meeting the following
criteria:
(1) Each lot shall be sufficient size and shape to
allow the construction of a residential, commercial
or industrial unit that can meet the requirements of
established building, construction, housing and
public health codes and ordinances.
(2) Each lot shall have sufficient size and shape to
accommodate easements for all public and private
utility services and facilities.
(3) Each lot shall be located so that direct
vehicular access is provided from a public street or
through an approved private street or permanent
access easement.
6 -1
(4) Residential lots shall front local streets
(L1,L2,L3,L4,L5). A residential lot may face a
collector street (C1,C2,C3) if such lot contains
adequate frontage to provide a circular driveway or a
turnaround area which will permit forward exiting by
a vehicle from the lot. Commercial and industrial
lots shall face local, collector or arterial streets
(L3,C1,C2,A1,A2).
601.2 Lot Shapes
The developer shall design lots so far as possible, with
side lot lines being at right angles or radial to any
adjacent street riyht -of -way line.
601.3 Street Access
All lots shall front or be adjacent to at least one public
street, provided, however, that lots or building sites
established under Section 604.2 may front private streets.
601.4 Rural Lots
(a) Rural subdivisions located in the extra territorial
6 -2
jurisdiction (ETJ) of the city where public water and /or
sewer facilities are available or proposed shall provide
paved streets. Rural subdivisions located in the ETJ where
public water and sewer facilities are not available or
proposed may contain non -paved streets (L5,C3) if the
minimum lot size is restricted by the plat and individual
deeds to a minimum lot size of five (5) acres; provided,
however, that lots may be further subdivided at such time as
full public improvements are provided as required by this
manual.
(b) The developer shall size lots not connected to a public
sewerage system to accommodate on -site private sewage
facilities according to the standards established by the
Walker County Health Department and the Texas Department of
Health "Construction
Facilities."
Standards for Private Sewage
601.5 Utility Connections
The developer shall provide individual utility connections
of all metered utilities for all dwelling units intended for
individual ownership.
601.6 Lot and Block Identification
All blocks established in any subdivision shall be
designated by number with said numbers being consecutive
within the whole subdivision plat. Lots established within
said blocks shall also be numbered with said numbers being
consecutive within each block.
602. RESIDENTIAL LOTS
Residential lots shall conform to the minimum design
criteria as established in Table 6 -1. (See also Chapter 6,
Building Code, Article 1, Section 6 -4 and Article 2)
602.1 Agriculture
This section applies to tracts of land within the
extra - territorial jurisdiction of the City which are divided
6 -5
D
v: --ccNT
O (D Nt ' > > (D 0
fD 4
D N c+ 0
Z (D V) '1 C fD
-v C (Dc-3 x(D
r1 o Q c+
J. J. c•} •Q tL N
C10 -1.' —'
Cu o o n
cr O N N -3 (D
-' 01 C C
(D 01D 0 0
- 0 0. (D
• ,J J. J. C" 1
w. < <c+t<
je L.J2snpui
I_e l.p.Jawwoo
II awoH a<<gow
I awoH aLtgow
asnoqunnol
.uaw..adH /xa Ldna
IepuapqsaN uequa
a
(D
IeunlIno.ufid
T J. J. J.
o ▪ - �• to to 01 • N 01 V 01 W Cam..'
O -� J• N Z Z '• v v v .• v v .
r$ 0 0 \ \ O N .1=t O Cr C 01 01
O= n > C O O C o C 0) a•.
r- v1 1n O O c o O c c o
J.
= .d.
(D = J.
sluawdo1anaa
co) a
mo.
• rD
- I =
• M
L' J.
•
• O
- 0
0
N
J .
N 0.
(D f
0
J•
tC
(") c
(D J.
N C-1
N
O
-3 -0
(D 1J 1-' 1•, 1J 1--' IJ
•3 o o O O c c -- o
1J
Cu .-..
o
(D
Rew ' aJ ow
1--' 1--1
o v 01 w N v a1 Cr ■
O (31 C 01 - (T (T C C D
O O - N ▪ N • O C - C O c \
O C C C O c C O >
N N
v 01
N) Na N N \ \ N N 01 N
(J1 01 cr. 01 •J N 01 CT O cr
0 ---- O
N N
O
-<
m
1-1 N 3
rn 0 -1
h-' N 1•-+ -I 1-1 z
o (1 c TvD0 1 -1
m n m 3
m
-I 7C
F-' 1•-' IJ 1--' 1--' 1--' N IJ N 0-,
01 01 01 01 01 (J'1 (11 C)I (J1 01
N
1--1 N 3
z m 1--1
1-"' 1--' 1J 1-+ 1 . 1-' 1•-' 1-. N 1---' -n co m 1-1
c o 0 0 0 0 o C v1 c PDn3
M c-) z c
--I 7K 3
ix
N 0.
et 1- -^G3
• cozzx
\ \ co r r 1--' N v F-' DT) N 1--1
• rn > > O 01 O 01 m G •-• 3
-n el. ..... -ic
C -< 3
(C (D
• (D
\
r
rt.
to In r D r n (-) C co c) c) 1- c) c) (-
1 to I-. 1" 1-' F-' 1-.' •-' 1--' 1--' ►--' 1--' N N N 3
• ...•
.• •. •. V • ...i N 1--1
> r D r r r r r
r c-I r r > --I z
N to N 1-' h-' -. I--' 1--' •. N -P z 70 1--1
-- -- G m 3
c=) ••• n r r r r r w .. - > m c
M-' 1--' N N) N N N ---- ' �- X --I 3
G
cr.
into large tracts for primarily agricultural /residential
uses. Where such agricultural lots are created, the
developer shall arrange the lots in such a manner as to
permit the opening of future streets and logical
resubdivision.
602.2 Estate Lots
In addition to the criteria listed in Table 6 -1, the
developer shall establish estate lots that conform to the
following requirements:
(1) Lots shall have a width of not less than one half
(1/2) nor more than two (2) times the depth.
(2) The plat shall contain a statement limiting
subdivision or splitting of the lots to a minimum one
acre lot size.
602.3 Urban Residential
Urban residential lots shall be restricted by plat and deeds
for single family detached residential use.
602.4 Duplex/Apartment Lots
In addition to the criteria listed in Table 6-1, the
developer shall establish duplex or apartment lots that
conform to the following requirements:
(1) Lots shall contain an additional 1,500 square feet
for each dwelling unit in excess of two dwelling units.
(2) Each lot shall be individually sewered. (See also
Section 502).
602.5 Garden/Patio Home Lots
The garden/patio house is a single-family detached or
attached unit that allows a structure to be placed against
one or more lot lines rather than centered on the lot. (See
also Section 604.3 Lot Line Developments for additional
requirements). In addition to the criteria listed in Table
6-1, the developer shall establish lots that conform to the
following requirements:
(1) The wall on the zero setback side shall be
constructed with a two (2) hour fire rated wall with no
portion projecting over any property line.
(2) The developer may reduce the front setback to ten
(10') feet along streets located and designed to serve
only the lots within the development.
602.6 Townhouse Lots
In addition to the criteria listed in Table 6 -1, the
developer shall establish townhouse lots that meet the
following requirements:
(1) The developer shall provide all utilities to each
dwelling unit on an individual basis.
(2) All utilities shall be underground.
(3) The developer shall file with the Walker County
Clerk all covenants and declarations governing any
property with a common maintenance or ownership
agreement. The plat shall also reflect the Volume and
Page deed reference of such covenants and declarations.
The developer shall provide the City with copies of all
agreements at the time of the review of the subdivision
plat.
(4) Townhouses shall be grouped in series of no more
than 12 dwelling units per series.
(5) The minimum distance between each series of
townhouses shall be twenty (20) feet.
(6) The developer may reduce the front setback to ten
(10) feet where all vehicular storage is provided at
the rear of the lot.
602.7 Mobile Home (Manufactured Housing) Lots I and II
In addition to the criteria listed in Table 6 -1, the
developer shall establish mobile home lots that meet the
following requirements:
6 -9
(1) A Mobile Home Lot I shall contain only single -wide
structures.
(2) A Mobile Home Lot II may contain either a single
or double wide structure.
(3) Only one (1) mobile home shall be placed on an
individual lot within a mobile home subdivision. (See
also Chapter 11B, Huntsville Code of Ordinance). •
603. COMMERCIAL AND INDUSTRIAL LOTS
The developer shall establish commercial and industrial lots
that conform to the minimum design criteria established in
Table 6 -1. (See also Chapter 6, Building Code, Article 1
and 3, Huntsville Code of Ordinances).
604. ALTERNATIVE DEVELOPMENT SCHEMES
604.1 Key or Flag Lots
Key or flag lots (see Figure 6 -1) may be permitted in
subdivisions proposed for single family residential
developments; provided, however, that the narrowest part of
6 -10
such a lot (the staff) shall not be less than 24 feet in
width nor have a length greater than 200 feet. The
developer shall restrict such lots to prevent the
construction of any building, structure, wall or fence
within the staff portion of such lot. The staff portion of
such lot shall be restricted for access to the lot only.
Such restrictions shall be shown on the face of the plat in
the form of a notation.
Building Setback
Line
---
Fruit
Setback
0
0
01
4,
FLAG LOT
FIG 6-1
604.2 Unified Developments
A unified development is a planned development of land under
singular control that is developed as a whole, whether in a
single development operation or a programmed series of
development, and which includes public and /or private
streets, utilities, and building sites. The plat for such a
development shall indicate all structures and their
relationship to each other and to adjacent uses and
improvements. Such developments may consist of individual
lots or may have common building sites. Common land shall
be an essential and major element of the plan.
The developer shall establish unified developments to meet
the following requirements:
(1) building setbacks along the boundary line of the
development and adjacent to any public street and
density standards shall be according to the standards
established for like structures and /or lots in Table
6 -1 of this manual.
(2) The total of all open space in any residential
unified development shall be at least 30 percent;
provided, however, that the developer may provide less
6 -13
than 30 percent open space upon obtaining approval from
the City by demonstrating that the character of the
amenities incorporated in the development warrant such
decrease. In no case should the open space requirement
be reduced to less than 10 percent of the total land
area of the development. In granting a decrease in
open space, the City shall consider such factors as the
quality of the open sapce provided and the provision of
recreation facilities such as tennis courts, swimming
pools, playground equipment and other recreational
facilities.
(3) Open space for this purpose shall include all
areas not covered by structures, streets or parking.
(See Section 605.4, Parks, Playgrounds and Open Space
Areas).
(4) No space less than twenty (20) feet shall be
permitted between structures.
(5) One property owner's association shall be
established for the entire development.
(6) The property owners association incorporation
shall be filed for record with the Walker County Clerk
6 -14
at the time of filing of the final plat.
See also Texas Revised Civil Statute article 13Ula
(Condominium Act).
604.3 Lot Line Developments
Lot line developments may be established by the
developer as alternatives to the standard building setback
standards established for lots in Table 6 -1. The developer
shall establish residential, commercial and industrial lot
line developments according to the following additional
criteria:
(1) No buildiny shall be constructed on a lot line
unless that lot line is a common boundary line
with another lot platted within the same
development.
(2) The lot line development shall contain at least
two (2) lots.
(3) The setback on the adjacent lot shall be either
zero (0) feet or at least ten (10) feet.
b -15
(4) The wall on the zero setback side shall be
constructed with a minimum fire wall as required
by the building code with no portion projecting
over any property line.
(5) The side yard opposite the zero setback lot line
shall have a setback of at least ten (10) feet
which shall be kept perpetually free of permanent
obstructions. An easement for maintenance on the
adjoining lot shall be provided through deed
restrictions and notation on the subdivision plat
where applicable for lot lines with zero setback
lines.
(6) If the zero lot line side of a lot is adjacent to
a lot having a side setback greater than zero (0),
a permanent easement for maintenance shall be
provided to the zero lot line lot.
(7) Openings on the zero lot line side of a dwelling
be prohibited.
(8) The developer may reduce the rear lot setback to
zero (0) feet if conditions 1,3,4,5,6 and 7 are
also met for the rear lot line.
6 -16
(9) The developer shall provide all utilities to each
dwelling unit on an individual basis.
(10) The developer shall place all utilities
underground.
604.4 Density Increases
The developer may increase density for Duplex /Apartment
lots (see Sec. 602.4) and Unified Developments (see Sec.
604.3); provided, however that the developer must obtain
approval from the City by demonstrating that the character
of the development and /or amenities incorporated in the
development warrant such increases. In no case shall
density increase be more than fifty percent (50 %) in excess
of the maximum density established in Table 6 -1.
The City shall take into consideration the following
factors in granting a density increase.
(a) Unimproved common open space.
(b) Improved common open space.
(c) Character, identity and architectural and siting
variation incorporated in a development; provided these
factors make a substantial contribution to the objectives of
the development. The degree of distinctiveness and the
desirable variation achieved shall govern the amount of
density increase which the commission may approve. Such
variations may include, but are not limited to, the
6 -19
followiny:
(1) Landscapiny: Streetscape; open spaces and plazas;
use of existing landscape; pedestrian way treatment; and
recreational areas.
(2) Siting: Visual focal points; use of existing
physical features such as topography; view; sun and wind
orientation; circulation pattern; physical environment;
variation in building setbacks; and building groups (such as
clustering).
(3) Design features: Street sections; architectural
styles; harmonious use of materials; parking areas broken by
landscape features; and varied use of architectural types.
(b) If the city finds that any of the following conditions
would be created by an increase in density permitted in this
section, it shall either deny the request for density
increase, or limit the increase in density by an amount
sufficient to avoid the creation of any of the following
conditions:
1) Inconvenient or unsafe access to the development;
6-20
(2) Traffic congestion in streets adjoining the
development;
(3) An excessive burden imposed on public facilities
that serve or are proposed to serve the development.
605. PARKS, PLAYGROUNDS AND OPEN SPACE AREAS
605.1 Dedication
The developer of residential lots shall dedicate land
for park uses at locations designated in the comprehensive
plan or otherwise where such dedications are appropriate at
a rate of one (1) acre per one hundred (100) dwelling
units or ten per cent (10 %) of the total development (as
shown on the preliminary plat) whichever is less up to a
maximum of six (6) acres dedicated for park and recreational
purposes. A maximum of fifty percent (50 %) of the dedicated
area may be specified as open space. The developer may
dedicate the area in stages if the development contains two
or more phases. The developer shall show the area marked on
the final plat as DEDICATED FOR PARK, OPEN SPACE AND /OR
RECREATION PURPOSES.
605.2 Money in Lieu of Land
6 -21
If the dedication of park land, as required in Section
605.1 has been determined to work an undue hardship on the
development or the tract size is inadequate for park and /or
recreational purposes, the developer shall deposit with the
City, prior to final plat approval, a cash payment in lieu
of land dedication. Such deposit shall be placed in a
Neighborhood Park and Recreation Improvement Fund
established by the City. Such deposit shall be used by the
City for improvement and /or acquisition of a neighborhood
park, playground or recreation area. Such deposit shall be
used by the City for facilities that will be actually
available to and benefit the persons in said development and
be located within one -half mile of the development. If,
within 18 months, the City has not purchased the land for a
neighborhood park, playground or recreation area or improved
an existing facility within one -half mile of the
development, the City shall reimburse the developer the full
cash payment made in lieu of land dedication.
The developer shall deposit with the City a sum of
money equal to the current assessed value of the land in the
development according to the Walker County Appraisal
District based on the prorated amount of land required in
Section 605.1.
6 -22
605.3 Quality of Park Site
The developer may, with concurrence of the City, make
as extensive improvements or provide recreational facilities
as he may desire. The developer shall dedicate land for
recreation purposes of a character and location suitable for
use as a playground, playfield, or for other recreation
purposes, and shall be relatively level and dry. The
recreation site shall have a total frontage on one (1) or
more streets of at least two hundred (200) feet in depth and
no other dimension of the site shall be less than 100 feet
in depth. The developer, with the City's permission, may
locate the tract at a suitable place on the periphery of the
development, so a more usable tract will result when
additional park land is obtained when adjacent land is
developed.
605.4 Open Space
The developer may dedicate open space areas in partial
fulfillment of the requirements in Section 605.1. Open
space shall include all land and water placed in reserve as
a means to conserve land and other natural resources or for
historic or scenic purposes. Areas dedicated for open space
6-23
uses may include, but not be limited to, sites that:
(1) present existiny or potential hazards such as
earth slippage or subsidence or other geological
hazards;
(2) may be in danger of flooding from stormwater
runoff;
(3) preserve or protect scenic sites;
(4) provide a buffer between incompatible land uses.
605.5 Credit for Private Parks and Recreational Areas
If the developer provides private open space for park
and recreational purposes and such space is to be privately
owned and maintained by the future residents of the
development, such areas shall be credited against the
requirement of dedication for park and recreational land
provided that the following standards are met:
(1) that yards, court areas, setbacks and other open
spaces required in developments are not included
in the computation of such private open spaces;
6 -24
(2) that the private ownership and maintenance of the
open space is adequately provided for by written
agreement; and
(
3) that the use of the private open space is
restricted for park and recreational purposes by
recorded covenants which run with the land in
favor of the future owners of property within the
development.
606. DEED RESTRICTIONS, COVENANTS MAINTENANCE AGREEMENTS
The developer shall provide the City a copy of all deed
restrictions, declarations, covenants, maintenance
agreements and any other requirements placed upon the lot or
lots. Such instruments shall be filed with the County Clerk
at the time of final platting. The final plat shall reflect
the Volume and Page deed reference of such instruments.
Section 7: The Huntsville Design Criteria Manual is hereby amended by
the adoption of a new Section 703 that shall read:
703. DEVELOPMENT
(a) At the time of development of a reserve tract, the developer
shall submit a plat of the reserve tract to the City redesignating
it into a lot and block confiyuration.
(b) Whenever a reserve tract is proposed within a subdivision, the
developer shall place the followiny note on the final plat: PRIOR
TO DEVELOPMENT OF A RESERVE TRACT, A PLAT OF SAID TRACT SHALL BE
SUBMITTED TO THE CITY FOR REVIEW AND APPROVAL ACCORDING TO THE
SUBDIVISION ORDINANCE OF THE CITY OF HUNTSVILLE.
Section 8: The Huntsville Desiyn Criteria Manual is hereby amended by
the repeal of Section 802, Basic Requirements, and by the adoption of a
new Section 802 that shall read:
802. BASIC REQUIREMENTS
802.1. All water mains shall be a minimum of six inches (6 ") in size
and looped. Upon approval of the City, two -inch (2 ") water mains may be
used if looped off of six inch (6 ") or greater mains and intended to
service the equivalent of twenty (20) single family residences or less.
802.2. The City may participate in the cost of any oversize lines
required to serve land areas or improvements beyond the development.
(See extension policy).
802.3. The developer shall install fire hydrants as part of the water
distribution system. The developer shall locate a fire hydrant within
500 feet of all portions of buildiny sites. Fire hydrants shall be
served by supply lines at least six inches (6 ") in size.
802.4. The developer shall install valves at the intersections of all
water mains. The developer shall install in -line valves at
approximately 1,000 foot intervals.
802.5. The depth of cover of water mains shall be 36 inches below
finished grade, except that the depth of cover shall be at least 48
inches in roadways.
802.6. The developer shall install air relief valves and /or air and
vacuum relief valves at critical water line profile summits. They shall
be sized in accordance with City standards.
802.7. The developer shall install blow-offs or flushing valves at
water line profile low points so that the water discharged by draininy
the line can be readily disposed of if required for repairs or
flushing.
802.8. The developer shall install service connections (water "taps")
for each dwelling unit in the development intended for individual
ownership at the time of construction of new water improvements. (If
individual utility connections for apartments are desired, the developer
Shall install service connections for each apartment at the time of
construction of new water improvements. Such service connections shall
be the appropriate size to serve the intended use of the property, as
approved by the City, and shall extend from the public water main to the
lot property line or utility easement line, as the case may be. All
corporation stops, service piping, curb stops, meter boxes and vaults
and any other material required for the connection shall be included in
the service connection installation.
802.9 The developer shall install a metallized tape in the trench above
all new non-metallic public water mains. This tape shall be for the
purpose of future main line location via a metal detection device.
802.10. All water lines, fire hydrants and valves shall conform to City
standards.
(See also Construction Specs.)
Section 9: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Section 902, Basic Requirements, as presently constituted,
and by the adoption of a new Section 902 that shall read:
902. BASIC REQUIREMENTS
902"1. No sewer line shall be less than six (6) inches in inside
diameter.
902.2. The developer shall design all sewers to serve both his property
and the full drainage area tributary to the sewer system. The developer
shall construct a sewer system to serve his development. The City may
participate in the cost of any oversize lines required to serve land
areas or improvements beyond the development. (See extension policy).
902.3. The developer shall install manholes at all intersections of
other sewers six (6) inches in diameter or larger and at intermediate
spacings along the line. The maximum spacing shall be in accordance
with State Department of Health "Sewage System Design Criteria". The
developer shall install manholes at all changes in grade and at the ends
of all sewers that can be extended.
902.4. Individual Sewer Service Connections
a. The developer shall install service connections (sewer "taps ") for
each dwelling unit in single family and duplex residential developments
intended for individual ownership at the time of construction of new
sewer improvements. Such service connections shall be a minimum of four
(4) inch in inside diameter and shall extend from the public sewer main
to the lot property line or utility easement line, as the case may be.
b. The developer shall install service connections (sewer "taps ") for
each dwelling unit in multi - family residential developments (see Section
604.2) intended for individual ownership at the time of construction of
new sewer improvements. When individual utility connections for
apartments are desired, the developer shall install service connections
for each apartment at the time of construction of new sewer
improvements. Each service connection shall serve only one dwelling
unit (no "sharing" of service connections). The individual service
connections shall be a minimum of four (4) inches inside diameter and
may extend to a common building sewer system or individually to the
public sewer. A manhole connection to the public sewer is required for
all service connections greater than four (4) inches inside diameter.
902.5. The developer shall install a metallized tape in the trench above
all new public sewer mains and service connections. This tape shall be
for the purpose of future line location via a metal detection device.
902.6. The developer shall design sewers with straight alignment. If
horizontal curvatures must be used, the smallest radius shall not exceed
that recommended by the pipe manufacturer; provided, however, that any
radius shall not be less than one hundred (100) feet.
902.7. The developer shall design all sewers with hydraulic slopes
sufficient to give mean velocities, when flowing full or half full, of
not less than two (2') feet per second on Kutter's or Manning's formulas
using a minimum "n" value of 0.013.
902.8. The developer shall make no connection to any sanitary sewerage
system within the City that permits the entrance of surface water or
waste of other than domestic sewage characteristics without the specific
authorization by the City. (See also Chapter 17, Huntsville Code of
Ordinances).
902.9. The developer shall extend all sewer mains within a subdivision
to the borders of the subdivision for the future extensions of the
collecting system even if such extensions are not required for service
within the subdivision.
902.10. The developer shall install and backfill all lines, including
all service laterals, below proposed paved areas to City specifications
prior to compaction of the subyrade and placement of the paving.
902.11. The developer shall not design or construct lift stations or
separate treatment facilities unless such lift stations or separate
facilities are more beneficial to the City than constructing an adequate
outfall or approach sewer from the existing system. In determining
benefit, the City shall consider power cost for operation, land costs
and all other costs of lift stations based on a ten year life,
902.12~ If the developer proposes a separate sanitary sewage treatment
system, the Texas Department of Water Resources shall approve the plans
for such system prior to the final plat approval by the City.
Section lU: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Section 1002.2, Determination of Time of Concentration, as
presently constituted, and by the adoption of a new Section 1002.2 that
shall read:
1002.2 Determination of Time of Concentration
The time of concentration may be calculated based on the average run-off
velocities shown below:
Velocity of Run-Off
in F.P.S.
For Slope in Percent
Description U% to 3% 4% to 7% 8% to 11% over 12%
of V. in V. in V. in V. in
Water Course f.p.s. f.p.s° f.p.s. f.p.s.
Overland Surface
Drainage 5 10 15 18
Channels Determine V by Mannings Formula
Storm Sewers Determine V by Mannings Formula
For street or gutter flow, the velocity shall be based on the grade of
the street. In the absence of detailed calculation by MaOOinQ's Formula
for the specific street section, the average velocities shown in Table
10-1 may be used.
Using the average velocities in Table 10-1, the developer shall
calculate the time of concentration by the formula shown in Figure 10-3,
or by other recognized formulas such as the Texas State Department of
Highways and Public Transportation formulas, unless more data is shown
on the plans for calculating time of concentration.
Section 11: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Section I002°4, Underground Storm Drain Design, as
presently constituted, and by the adoption of a new Section I002.4 that
shall read:
1002.4. Underground Storm Drain Design
The developer shall calculate underground storm drain capacity by
Manning's Formula as follows:
Q = 1.486 AR 2/3 S 1/2, where:
O
Q = the discharge in cubic feet per second
A = the cross-sectional area of flow in square
feet
R = the hydraulic radius in feet = Area/wetted perimeter
S = the slope of the hydraulic gradient in
feet per foot
n = the coefficient of roughness
The elevation of the hydraulic gradient of the storm sewer shall be a
minimum of 1.5 feet below the elevation of the adjacent Street gutter.
The developer shall use storm sewer pipe sized so that the average
velocity in the pipe will not exceed 15 feet per second.
Section 12: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Table 12-1, Monumentation Requirements, as presently
constituted, and by the adoption of a new Table 12-1 that shall read:
TABLE 12-1
MONUMENTATION REQUIREMENTS
GENERAL
1. Any monument now shown in City records, existing as shown, is
acceptable as "FOUND".
2. Any record monument, existing as recorded, is acceptable as
"FOUND".
3. All monuments should be tagged with Licensed Surveyor (L.S.)
No. on brass tag set into top of monument.
4. The maximum distance between monuments on any property line shall
be 700 feet.
5. All dimensions hereon are minimums.
6. Contact the City for prior approval of all deviations.
SUBDIVISION BOUNDARY MONUMENTS
1. Either a two inch (2") brass cap or a two inch (2") permanent cap
with metal detector capability, set in concrete is required at all
subdivision boundary corners not (in) falling within City streets.
2. 3/4" x 18" iron pipe required at all subdivision boundaries on
street centerline.
3. Exterior subdivision monuments shall be set before the final
plats are approved by the City.
4. Monuments shall be left exposed for field inspection by the City.
5. Monuments shall be set at any change in the line of the survey.
LOT CORNERS
1. Nail and tags may be set in the curb on prolongations of lot lines
in addition to the required lot corners.
2. Lot corners shall be monumented with 1/2" x 18" iron rods.
STREET CENTERLINE MONUMENTS
1. Centerline monuments shall be 3/4" x 18" iron pipe. In
non -paved surfaces, the top of pipe shall be a minimum of six
inches below the surface. In existing A.C. pavement the top of
pipe shall be set approximately 1/4" below surface level. In PCC
pavement a lead and tack with L.S. tag shall be set into drilled
hole, or approved equal. If an intersection point is on a manhole,
punch marks or chiseled marks shall be set as straddlers on the
manhole rim approximately 90 degrees to each other.
2. Any monument found, not as shown in tie book, with ties that do not
agree with tie book, or if less than two ties can be found, shall
be reset and retied. Any monument mentioned above may be accepted
if approved by the City and properly tied out by the private LS.
Section 13: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Section 1301, General Requirements, as presently
constituted, and by the adoption of a new Section 1301 that shall read:
1301. GENERAL REQUIREMENTS
1301.1 The developer shall submit all plats to the City on sheets 18
inches by 24 inches. The developer shall submit all improvement plans
to the City on sheets 36 inches by 24 inches. A binding margin shall be
provided of not less than one and one -half (1 1/2) inches on the left
side of the sheet and margins not less than one -half (1/2) inch on the
other three sides.
1301.2 Upon completion of the required public improvements, the
developer's Registered Professional Engineer shall present to the City
high quality reproducible, drafting film (4 mils thick) of complete as
built plans for all paving, drainage structures, storm drains, water
lines, sewer lines within thirty (30) days of the completion of each
contract. The Registered Professional Engineer shall certify that the
as built plans are in fact true representations of actual construction.
1301.3 The City shall not accept ownership or maintenance of any public
improvements until the developer submits all final plats and plans
relating to the project to the City.
Section 14: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Section 1301, General Requirements, as presently
constituted, and by the adding a form for "owner's certification" to
Section 1302.2, Subdivision Plats, such amendments to read as follows:
1302.1 If the size of the subdivision is such that the full area cannot
be covered on a single sheet with space for titles and other required
identification, the developer shall draw the plans on a number of
separate sheets with matching lines to facilitate joining them together
as a continuous composite plat. If more than one sheet is necessary to
accommodate the entire tract proposed for subdivision, the developer
shall furnish an index map showing the entire subdivision; the developer
shall indicate each portion of the subdivision on the index map. If
more than one sheet is so used, the developer shall submit photoyraphic
reductions of the various sheets reduced in scale and joined together to
form a single overall composite of the plat on a sheet of high quality
drafting film 18 inches by 24 inches. (See Chapter 30, Article II,
Section 30 -14 Final Plat).
1302.2. Forms for certification shall be placed on the final plat of
all subdivisions as shown in Example 13 -1 through 13 -5. (see attached)
Section 15: The Huntsville Design Criteria Manual is hereby amended by
the repeal of Section 1303.2, Paving Plans, 1303.3, Sanitary Sewer and
Water Plans, 1303.4, Storm Drainage Plans, as presently constituted, and
by the adoption of new Sections 1303.2, 1303.3 and 1303.4 that shall
read:
1303.2. Street Plans
The developer shall submit separate street plans with a plan and profile
of all proposed streets or roads with centerline and top of curb grades,
ditch flowline and tops of ditch grades, and showiny existing and
proposed surface profiles. Each sheet shall include north point, scale,
date, and bench mark description to sea level datum. Scales shall be 1
inch equal 40 or 50 feet horizontally and 1 inch equal 4, 5, or 10 feet
vertically. Each plan shall show all existing and proposed public
improvements (drainage, sewer, water, gas, etc.) within the limits of
the street construction. The typical cross - section of proposed streets
showing the width of roadways and type of pavement and location and
width of sidewalk shall be shown. Each plan shall show the seal and
signature of the registered professional engineer who prepared the
p1
ans.
1303.3 Sanitary Sewer and Water Plans
The developer shall submit separate sewer system plans with a plan and
profile or proposed sanitary sewers, with grades and pipe sizes
EXAMPLE 13-1
OWNER(S) ACKNOWLEDGEMENT AND DEDICATION
STATE OF TEXAS
COUNTY OF
I (We), the undersigned, owner(s) of the land shown on this
plat, and designated herein as the
subdivision in the City (County) of Huntsville—(Walker),
Texas, and whose name is subscribed hereto, hereby dedicate
to the use of the public forever all streets, parks, water
courses, drains, easements and public places thereon shown
for the purpose and consideration therein expressed.
(When the owner is an individual)
WITNESS my (our) hand in the City of
this day of , 19 .
(Signature)
Name to be Printed
(When owner is a company or corporation)
IN TESTIMONY WHEREOF, the (Name of Company) has caused these
presents to be signed by (Name of President), its President
thereunto authorized, attested by its Secretary (or
authorized Trust Officer), (Name of Secretary or authorized
Trust Officer), and its common seal hereunto affixed this
day of , 19 .
(Name of Company)
BY: Signature of President)
President
ATTEST: (Signature of Secretary or
authorized Trust Officer)
Title
(Affix Corporate Seal)
Note: All owners signatures shall be acknowledged by a
Notary Public.
EXAMPLE 13 -2
LIENHOLDERS ACKNOWLEDGEMENT AND SUBORDINATION STATEMENT
(NOTE: Holders of all liens against the property being
platted must be made a part of the first plat or prepared as
separate instruments which shall be filed for record with
the plat).
I (or we), (Name of mortgagee or names of mortgagees),
owner(s) and holder(s) of a lien(s) against the property
described in the plat known as , said
lien(s) being evidenced by instrument of record in Volume
page , of the Mortgage Records of Walker County,
Texas, do hereby in all things subordinate to said plat said
lien(s), and I (we) hereby confirm that I am (we are) the
present owner(s) of said lien(s) and have not assigned the
same nor any part thereof.
By: (Signature of Lienholder
(Name to be printed)
Note: All lienholder signatures shall be
acknowledged by a Notary Public.
OWNER'S CERTIFICATION
I (we), the undersigned, hereby certify that I (we) are the Owner(s) of
the land shown on this plat and designated herein as the
Subdivision in the City (County) of Huntsville (Walker), Texas.
WITNESS my (our) hand(s) in the City of
this day of , 19_.
(signature)
Name to be Printed
EXAMPLE 13-3
CERTIFICATION BY THE ENGINEER:
STATE OF TEXAS
COUNTY OF WALKER
, Registered
Professional Engineer No. in the State of Texas,
hereby certify that proper engineering consideration has
been given this plat.
Registered Professional Engineer
(ENGINEER'S SEAL)
CERTIFICATION OF THE SURVEYOR:
STATE OF TEXAS
COUNTY OF WALKER
I, Registered
Public Surveyor No. in the State of Texas,
hereby certify that this plat is true and correct and was
prepared from an actual survey of the property made under my
supervision on the ground.
Registered Public Surveyor
(SURVEYOR'S SEAL)
EXAMPLE 13-4
CERTIFICATION BY THE DIRECTOR OF PLANNING
I, the undersigned, Director of Planning of the City of
Huntsville, Texas, certify that the plat conforms to the
City Comprehensive Plan, and all applicable design criteria
and standards of the City of Huntsville, Texas.
DATED this day of
, 19
Director of Planning
Huntsville, Texas
CERTIFICATION BY THE CITY ENGINEER
STATE OF TEXAS
COUNTY OF WALKER
I, the undersigned, a registered professional engineer in
the State of Texas, hereby certify that proper engineering
consideration has been given this plat, the construction of
improvements thereon and the easements thereon.
Dated this
day of , 19 .
City Engineer
(CITY ENGINEER'S SEAL)
APPROVAL OF THE PLANNING COMMISSION:
This plat has been submitted to and considered by the
Planning Commission of the City of Huntsville, Texas, with
respect to the platting of the land and is hereby approved
by such Commission.
Dated this
day of , 19
Chairman
EXAMPLE 13-5
CERTIFICATION BY THE COUNTY CLERK:
STATE OF TEXAS
COUNTY OF WALKER
County Clerk in and for said County,
do hereby certify that this plat together with its
certificates of authentication was filed for record in my
office the day of , 19 , in the Deed
Records of Walker County in Volume Pige
County Clerk, Walker County, Texas
(SEAL)
NOTARY PUBLIC ACKNOWLEDGEMENT
STATE OF TEXAS
COUNTY OF
BEFORE ME, the undersigned authority, on this day
personally appeared (Names of persons signing the plat,
owners, corporation officers and lienholders, corporation
titles if appropriate), known to me to be the persons whose
names are subscribed to the foregoing instrument and
acknowledged to me that they executed the same for the
purposes and considerations therein expressed (add for
corporations, "and in the capacity therein and herein set
out, and as the act and deed of said corporation.")
GIVEN UNDER MY HAND AND SEAL OF OFFICE, this (number)
day of (month), (year).
Signature of Notary Public
Notary Public in and for
(name of County) County, Texas
(affix notary seal)
indicated and showing locations of manholes, cleanouts, etc., and a
separate plan of the proposed water distribution system showing pipe
Sizes and location of valves, fire hydrants, and fittings, etc., in
conformance with the City's criteria. A profile is required for all
water lines 10 inches in diameter and larger. Existing public
improvements (streets, sewer, water, gas, etc.), public easements and
existing and proposed topography shall be shown on each plan. Each plan
shall show the seal and signature of the registered professional civil
engineer who prepared the plans. Each sheet shall include north point,
scale, date, and bench mark description to sea level datum.
1303.4 Storm Drainage Plans
The developer shall submit separate storm drainage plans with:
(1) a plan and profile of proposed storm sewers or channels,
showing hydraulic data, pipe grades and sizes, manholes, inlets, pipe
connections, outlet structures, etc., in conformance with the criteria
shown. All plans shall show existing and proposed topography with
contour lines at 2' intervals and all existing public improvements
(streets, sewer, water, etc.) and public easements. Each plan shall
show the seal and signature of the registered professional engineer who
prepared the plans. Each sheet shall include north point, scale, date,
and bench mark description to sea level datum.
Section 16: Any person, firm or corporation violating any provision of
this Ordinance or failing to comply with any requirement of this
Ordinance will be guilty of a misdemeanor and subject to a fine of up to
two hundred ($200.00) dollars upon conviction. Each day during or upon
which said person shall violate or continue violation of any provision
of this Ordinance or non-compliance with any requirement of this
Ordinance shall constitute a distinct and separate offense. The
violation of any provision of this Ordinance or the failure to comply
with any requirement of this Ordinance shall each constitute a distinct
and separate offense.
Section 17: If any section, subsection, sentence, clause, phrase or
portion of this Ordinance is for any reason held invalid or
unconstitutional, such portion shall be deemed a separate, distinct and
independent provision and such holding shall not affect any of the
remaining provisions of this Ordinance.
Section 18: All ordinances and parts of ordinances in conflict with the
provisions of this Ordinance are hereby repealed; provided, however,
that such repeal shall be only to the extent of such inconsistency and
in all other respects this Ordinance shall be cumulative of other
ordinances regulating and governing the subject matter covered by this
Ordinance.
Section 19: This ordinance shall take effect from and after ten (lU)
days from its passage by the City Council. The City Secretary is hereby
ordered to give notice hereof by causiny the caption of this ordinance
to be published in the official newspaper of the City of Huntsville at
least twice within ten days after the passage of this ordinance.
PASSED UNANIMOUSLY FIRST READING THIS 21stDAY OF June , 1983.
PASSED SECOND READING THIS DAY OF , 1983.
APPROVED THIS 21stDAY OF June , 1983.
ATTEST.
h DeShaw, City Secretary
APPROVED AS TO FORM:
SL461( ,0
Scott Bounds, City Attorney
THE CITY OF HUNTSVILLE
.
By G-:
William V. Nash, Mayor