HomeMy Public PortalAboutOrdinance No. 819-97 06-10-1997 ORDINANCE NO. 819-97
AN ORDINANCE ADDING CHAPTER 9, "SUBDIVISIONS"
TO THE CODE OF ORDINANCES, CITY OF RICHLAND
HILLS, TEXAS; ADOPTING COMPREHENSIVE
REGULATIONS GOVERNING PLATTING, REPLATTING,
SUBDIVISION AND DEVELOPMENT OF PROPERTY IN
THE CITY; PROVIDING REGULATIONS CONCERNING
REQUIRED PUBLIC IMPROVEMENTS; PROVIDING A
SEVERABILITY CLAUSE; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the City of Richland Hills, Texas, currently has no comprehensive subdivision
ordinance in effect to regulate the platting, replatting, subdividing and development of property
within the City; and
WHEREAS, increasing development activity is occurring within the City; and
WHEREAS, the Richland Hills Planning and Zoning Commission has prepared a proposed
subdivision ordinance to promote orderly development within the City, and
WHEREAS, the City Council of the City of Richland Hills hereby finds that the health,
i safety and general welfare of the City, and its orderly development, will be promoted by the adoption
of the following subdivision.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
RICHLAND HILLS, TEXAS:
I.
That Chapter 9, "Subdivisions" of the Code of Ordinances, City of Richland Hills, Texas, be hereby
adopted to hereafter be and read as follows:
ORDINANCE NO. 819-97 PAGE 1
' CHAPTER 9
SUBDIVISIONS
SECTION 1: GENERAL
A. PURPOSE
The purposes for which this Ordinance is created are: to provide for the orderly, safe and healthful
development of the area within the City and to promote the health, safety and general welfare of the
community; to establish orderly policies and procedures to guide development of the City; to provide
for establishment of minimum specifications for construction and engineering design criteria to
maintain land values, reduce inconveniences to residents of the area, and to reduce related
unnecessary costs to the City for correction of inadequate environmental conditions; to ensure that
development of land and subdivisions shall be of such nature, shape and location that utilization will
not impair the general welfare and to ensure against the dangers of fires, floods, erosion, landslides,
or other such menaces; to provide proper utilities and services for adequate drainage, water supply,
and disposal of sanitary and industrial waste; to provide streets that ensure safe, convenient and
functional systems for vehicular and pedestrian circulation; to furnish adequate sites, convenient to
schools, parks, playgrounds, and other community services, respecting topography and existing
vegetation so that the natural beauty of the land shall be preserved; to assure adequate building sites;
to require accurate recordation of ownership interests in land that is developed or is to be developed;
and to require platting to obtain a building permit.
B. INTERPRETATION
In the interpretation and application of the provisions of these regulations, it is the intention of the
City Council that the principles, standards and requirements provided for herein shall be minimum
requirements for the platting and developing of subdivisions in the City of Richland Hills, and where
other ordinances of the City are more restrictive in their requirements, or provide greater protection
or control, such other ordinances shall control.
C. DEFINITIONS
For the purposes of this ordinance, the following terms, phrases, words, and their derivations shall
have the meaning ascribed to them in this section. Words and terms not expressly defined herein
are to be construed according to their customary usage in the practice of municipal planning and
engineering. Words defined in the Zoning Ordinance not defined in this Ordinance will have the
meaning set forth in the Zoning Ordinance.
Administrative Officers: Any office referred to in this Ordinance by title, i.e., City Manager, City
Attorney, City Secretary, City Engineer, Director of Public Works, etc., shall be the person so
retained in this position by the City, or their duly authorized representatives.
ORDINANCE NO. 819-97 PAGE 2
• Alley: A minor public right-of--way, not intended to provide the primary means of access to
abutting lots, which is used primarily for vehicular service access to the back or sides of properties
otherwise abutting on a street.
Accessory Building or Structure : A subordinate building having a use customarily incident to and
located on the same lot occupied by the main building. An accessory structure is considered to be
apart of the main building when it has any part of a wall in common with the main building, or is
under an extension of the main roof and designed as an integral part of the main building.
Building Setback Line: The line within a property defining the minimum horizontal distance
between a building or other structure and the adjacent street side, or rear property line.
City: The City of Richland Hills, Texas.
City Planner: The person designated with the responsibility of accepting plats for the City and
preparing the necessary documentation to process a plat through the Planning and Zoning
Commission and the City Council.
Commission: The Planning and Zoning Commission of the City.
City Manager: The officially appointed and authorized City Manager of the City of Richland Hills,
Texas, or his duly authorized representative.
• Comprehensive Land Use Plan: The comprehensive plan of the City and adjoining areas as
adopted by the City Council and the Planning and Zoning Commission, including all its revisions.
This plan indicates the general location recommended for various land uses, transportation routes,
public and private buildings, streets, parks, water, sewer, and other public and private developments
and improvements.
Crosswalk Way: A public right-of--way, four (4) feet or more in width between property lines,
which provides pedestrian circulations.
Cul-de-sac: A street having but one outlet to another street, and terminated on the opposite end by
a vehicular turn-around.
Dead-End Street: A street, other than a cul-de-sac, with only one outlet.
Easement: The word "easement" shall mean an area for restricted use on private property upon
which any public utility including the City, shall have the right to remove and keep removed all or
part of any buildings, fences, trees, shrubs, or other improvements or growths which in any way
endanger or interfere with the construction, maintenance, or efficiency of its respective systems on
any of these easements. Any public utility, including the City, shall at all times have the right of
ingress and egress to and from and upon easements for the purpose of constructing, reconstructing,
• ORDINANCE NO. 819-97 PAGE 3
• inspecting, patrolling, maintaining and adding to or removing all or part of its respective systems
without the necessity at any time of procuring the permission of anyone. An easement may be
utilized for a utility and a drainage system.
Engineer: A person duly authorized under the provisions of the Texas Engineering Registration
Act, as heretofore or hereafter amended, to practice the profession of engineering and who is
specifically qualified to design and prepare construction plans and specifications for subdivision
development.
City Engineer: The Registered Professional Engineer or firm of Registered Professional Consulting
Engineers that has been specifically designated as "City Engineer" by the City Council.
Facilities Agreement: The facilities agreement shall be a legal binding agreement between the City
and the developer specifying the individual and joint responsibilities of both the City and the
developer. Unusual circumstances relating to the subdivision shall be considered in the facilities
agreement such that the purpose of this ordinance shall be best served for each particular
subdivision. Such facilities agreement may stipulate pro rata payments, city participation in unusual
facilities, escrow deposits or other payments for future facilities, waivers granted to the ordinance
and other particular aspects of the development. The facilities agreement shall be recorded in the
Tarrant County Courthouse at the same time the Final Plat is recorded.
Final Plat: (Also Record Plat or Filing Plat). The one official and authentic map of any given
• subdivision of land prepared from actual field measurement and staking of all identifiable points by
a surveyor or engineer with the subdivision location referenced to a survey corner and all boundaries,
corners and curves of the land division sufficiently described so that they can be reproduced without
additional references. Angular measurements and bearings shall be accurate to the nearest minute.
Distances shall be accurate to the nearest tenth of a foot. Only a final plat shall be recorded in the
plat records of Tarrant County, Texas.
Land Planner: Persons other than Surveyors or Engineers who also possess and can demonstrate
a valid proficiency in the planning of residential, commercial, industrial and other related
developments; such proficiency often having been acquired by education in the field of landscape
architecture or other specialized planning curriculum and/or by actual experience and practice in the
field of land planning.
Lot: An undivided tract or parcel of land having frontage on a public street and which is, or in the
future may be offered for sale, conveyance, transfer or improvement; which is designated as a
distinct and separate tract; and which is identified by a tract or lot number or symbol in a duly
approved plat which has been properly filed of record.
Main (Principal) Building or Structure: The building or buildings on a lot which are occupied
by the primary use.
• ORDINANCE NO. 819-97 PAGE 4
• May, Shall: The word "may" is merely directive. The word "shall" is always mandatory.
Pavement Width: The portion of a street available for vehicular traffic. Where curbs are laid, it
is the portion between the faces of the curbs.
Person: Any individual, association, firm, partnership, corporation, governmental agency, political
subdivision or other entity of any kind.
Planning and Zoning Commission: Same as Commission.
Preliminary Plat: The graphic expression of the proposed overall plan for subdividing, improving
and developing a tract shown by superimposing a scale drawing of the proposed land division on a
topographic map and showing in the plan existing and proposed drainage features and facilities,
street layout and direction of curb flow, and other pertinent features with notations sufficient to
substantially identify the general scope and detail of proposed development.
Replatting: The resubdivision or redesign of any part or all of a previously platted subdivision,
addition, lot or tract.
Sketch Plan: A sketch drawing of initial development ideas superimposed on a topographic map
to indicate generally the plan of development and to serve as a working base for noting and
incorporating suggestions of the City Manager, City Planner, City Engineer, or others who are
• consulted prior to the preparation of the preliminary plat.
Street: A public right-of--way, however classified or designated, which provides vehicular access
to adjacent land.
Street Width: The word "street width" shall be the shortest distance between the lines which
delineate the rights-of--way of a street.
Subdivide: The act of creating a subdivision.
Subdivider: Any person or any agent thereof, dividing or proposing to divide land so as to
constitute a subdivision or who is otherwise required to submit a plat as required in this ordinance.
The term "subdivider" shall include the owner, equitable owner or authorized agent of such owner
or equitable owner, of land sought to be subdivided.
Subdivision: (also "Addition") A division of any land, whether vacant or improved, by metes and
bounds, deed, contract for deed, lease, or by any other instrument or method, into two or more lots,
parcels, sites, units, plots, parts, or interests, for the purpose of offer, sale, lease or development.
Subdivision includes re-subdivision and includes any division of land described under § 212.004 of
the Texas Local Government Code. Subdivision shall not include the division of land into parts
greater than five acres, which are exempted from platting under § 212.004 of the Texas Local
ORDINANCE NO. 819-97 PAGE 5
. Government Code.
Surveyor: A licensed State Land Surveyor or a Registered Public Surveyor, as authorized by the
State statutes to practice the profession of surveying.
Utility Easement: An interest in land granted to the City, to the public generally, or to a private
utility company, for installing and maintaining utilities and/or drainage across, over or under private
land, together with the right of ingress and egress thereon with machinery and vehicles necessary
for the maintenance of said utilities.
D. MODIFICATION OR WAIVER
The Planning and Zoning Commission may recommend and the City Council may authorize a
waiver from these subdivision regulations when, in its opinion, an unnecessary or extraordinary
hardship will result from requiring strict compliance.
In granting a waiver, the City Council may prescribe conditions that it deems necessary or desirable
to protect the public interest. In making the findings herein below required, the City Council shall
take into account the nature of the proposed use of the land involved, existing uses of land in the
vicinity, and the probable effect of such waiver upon traffic conditions and upon the public health,
safety, convenience and welfare in the vicinity. No waiver shall be granted unless the Council finds
that all of the following conditions exist:
• 1. That there are s ecial circumstances or conditions affectin the land involved such
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that the strict application of the provisions of this Ordinance would deprive the
applicant of the reasonable use of his land; and
2. That strict application of the provisions of this Ordinance is not necessary to promote
the public health, safety and welfare; and
3. That the granting of the waiver will not be detrimental to the public health, safety or
welfare, or injurious to other property in the area; and
4. That the granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
ordinance.
Such findings of the City Council, together with the specific facts upon which such
findings are based, shall be incorporated into the official minutes of the Council
meeting at which such waiver is granted. Waivers may be granted only when in
harmony with the general purpose and intent of this Ordinance so that the public
health, safety and welfare may be secured and substantial justice done. Pecuniary
hardship to the subdivider, standing alone, shall not be deemed to constitute
• ORDINANCE NO. 819-97 PAGE 6
• unnecessary hardship; and
5. That the granting of the waiver will be in harmony with the spirit and purpose of this
Ordinance.
The Planning & Zoning Commission, in the recommendation of a waiver to the City Council, shall
submit all the specific facts and pertinent data upon which such a waiver has been recommended.
Any waiver granted by the City Council, after considering the material submitted by the Planning
& Zoning Commission, shall be final.
E. APPEALS
Any subdivider aggrieved by a finding or action of the City Council must file a written petition in
a court of competent jurisdiction within thirty (30) days from the date of such finding or action, and
not thereafter.
F. SPECIFIC REQUIREMENTS
A final plat shall not be filed of record until it has been approved by the City Council.
No construction work other than site grading and rough cutting of streets shall begin in any proposed
subdivision prior to the final plat being approved by the City Council and being filed with the
• County Clerk of Tarrant County, Texas.
No changes, erasures, modifications or revisions shall be made in any plat after approval has been
given by the City Council unless said change, revision or modification is first submitted to and
approved by the City Council.
No building permit shall be issued by the City for any building on any land in the City which is not
served by a sewage collection system connected to an approved community treatment plant or public
sewage facility.
G. PLATTING REQUIRED
No person shall subdivide any tract of land which is located within the city or its extraterritorial
jurisdiction, as defined by Chapter 42 of the Texas Local Government Code, unless a plat of the tract
has been prepared, approved and filed of record as provided in this ordinance.
No Building Permit for residential or non-residential construction shall be issued for any building
on any land unless a Final Plat has been filed in the Plat Records of Tarrant County, except as
follows:
a. Where a primary residential structure exists, a building permit to construct an
• ORDINANCE NO. 819-97 PAGE 7
• addition to, or renovation of, the existing residential structure may be issued on
unplatted land, provided that the value of such proposed construction, including the
cumulative value of any proposed and all previously permitted construction permits
on the primary structure, does not exceed fifty (50) percent of the current value of the
existing structure, excluding the value of the land. "Construction permit" as used
herein does not include electrical, plumbing, or similar non-construction activities.
b. A building permit for electrical, plumbing, fence or similar non-construction
activities may be issued on unplatted land in any zoning district except for building
permits which involve structural enclosures.
c. Where a primary structure exists, a building permit for an accessory structure may
be issued on unplatted land in any zoning district.
d. Where a primary non-residential structure exists, a building permit to construct an
addition to, or renovation of, the existing non-residential structure may be issued on
unplatted land, provided that the value of such proposed construction, including the
cumulative value of any proposed and all previously permitted construction permits
on the primary structure, does not exceed fifty (50) percent of the current value of the
existing structure, excluding the value of the land. Construction permit as used
herein does not include electrical, plumbing or similar non-construction activities.
• e. Public Facilities Available - No building permit for a primary building shall be
issued until all necessary public facilities have been installed and have been approved
by the City Engineer.
The owner of any land which is required to be platted as provided herein shall be required to dedicate
to the City a reasonable portion of the land as is necessary for the orderly development of streets,
drainage, utilities, emergency access or other public purposes. If such dedication requirement is
imposed, it shall be a prerequisite of plat approval. A dedication shown on a plat shall be considered
an offer of dedication which maybe withdrawn before approval by the City Council. Upon approval
of the plat by the City Council, the offered dedication shall remain open until refused or accepted
by the City.
The approval of a plat is not considered an acceptance of any proposed dedication and does not
impose on the City any duty regarding the maintenance or improvement of any dedicated parts until
the appropriate city authorities have made actual appropriation of the dedicated parts by entry, use
or improvement.
Prior to acceptance of a dedication, the dedication may be refused or rejected by the vacation of the
plat or by the approval of a replat in accordance with this ordinance. After acceptance of a
dedication, the public improvement and dedication may only be vacated by adoption of a resolution
or ordinance by the City Council in accordance with city policies and state laws.
• ORDINANCE NO. 819-97 PAGE 8
. The disapproval of a plat is considered a refusal of the offered dedication by the City Council.
The City shall not authorize any other person to, nor shall the City itself, sell or supply any water,
gas, electricity, sewerage or other utility service to a property for which a final plat has not been
approved and filed of record, nor in which the standards contained herein or referred to herein have
not been complied with in full. The provisions of this section shall not prohibit the provision of
electric service, for security lighting only, on unplatted property.
The City shall not authorize any other person nor shall the City itself repair, maintain, install or
provide any streets or public utility services in any subdivision for which the standards contained
herein or referred to herein have not been complied with in full.
On behalf of the City, the City Attorney shall, when directed by the City Council, institute
appropriate action in a court of competent jurisdiction to seek an injunction or otherwise to enforce
the provisions of this Ordinance or the standards referred to herein and to seek appropriate damages
as authorized by law.
If any subdivision exists for which a final plat has not been approved or in which the standards
contained herein or referred to herein have not been complied with in full, the City Council shall
pass a resolution reciting the facts of such non-compliance and failure to secure final plat approval,
and reciting the fact that the provisions of Section 1-G will apply to the subdivision and the lots
therein. The City Secretary shall, when directed by the City Council, cause a certified copy of such
• resolution under the corporate seal of the City to be filed in the Deed Records of the County in which
such subdivision or part thereof lies. If full compliance and final plat approval are secured after the
filing of such resolution, the City Secretary shall forthwith file an instrument, in the Deed Records
of such county stating that the provisions of Section 1-G no longer apply.
H. AMENDMENT
The City Council may from time to time amend this Ordinance, upon review and recommendation
by the Planning and Zoning Commission, in accordance with appropriate procedures provided by
law.
I. IMPROVEMENTS REQUIRED
The subdivider shall furnish, install and/or construct the water and sewerage systems and the street
and drainage facilities necessary for the proper development of the subdivision. All such facilities
shall be designed and constructed in accordance with the Design Provisions contained in this
Ordinance, and other standards, specifications, and drawings as may be adopted by the City Council.
Where shown on the master plan, or considered necessary by the City Council in order to protect the
public health, safety or welfare, public facilities shall be sized in excess of that dictated by the design
criteria to provide for future growth and expansion. The City Council shall establish policies
• ORDINANCE NO. 819-97 PAGE 9
• whereby the City will participate in the construction of such oversized facilities or reimburse the
subdivider for the costs of same.
•
• ORDINANCE NO. 819-97 PAGE 10
• SECTION 2: GENERAL SUBDIVISION DEVELOPMENT PROCESSING PROCEDURE
A. PROCEDURE SUMMARY
Any person who plats land as required by this Ordinance shall conform to the general procedure
described as follows:
1. The subdivider shall conduct aPre-Application Conference with the City Planner,
City Engineer and/or City Manager or his duly authorized representative prior to
preparation of a preliminary plat.
2. The subdivider shall prepare and submit to the Planning and Zoning Commission
Preliminary Planning Information for its study and recommendations. The
Preliminary Planning Information shall then be submitted to the City Council for
final action.
Provided, if the preliminary planning information is submitted in "Final Plat" format,
and if no changes are required by the City, it may receive final approval without the
resubmission herein required.
3. Upon approval of the preliminary planning information by the City Council, the sub-
divider may then prepare a Final Plat of all of the land included in the preliminary
• plat for submission to and consideration by the Planning Commission for action.
4. Upon approval of any such final plat by the Planning and Zoning Commission, the
same shall be referred to the City Council for consideration.
5. Upon approval of a final plat the City Planner shall immediately file such plat in the
plat records of Tarrant County, Texas.
The detailed procedures within each phase of the platting process are covered in SECTIONS 3, 4,
5, 6, 7, 8, 9, 10, 11, and 12 of this Ordinance.
• ORDINANCE NO. 819-97 PAGE 11
• SECTION 3: PRE-APPLICATION PROCEDURES
A. SCOPE AND PURPOSE
Prior to the official filing of a preliminary plat the subdivider should avail himself of a copy of the
Subdivision Ordinance and should prepare a land plan of the proposed subdivision. The subdivider
should submit ten (10) copies of the land plan to the City Planner or other administrative officer so
designated by the City Manager. Preparation and presentation of the land plan is not mandatory and
no approvals, either tentative or final, will be given on land plans; however, their preparation is
recommended as an economy measure.
This phase does not require formal applications, payment of a fee, or the filing of a plat, but is rather
an informal consultation with the City, in order that the subdivider may save himself time and money
in the preparation of the preliminary and final plats by determining the rules, regulations and policies
adopted by the City.
The aim and purpose of the pre-application procedure is to offer the developer or subdivider the
background and experience of the City Staff in the preparation of the preliminary plat. It is not the
intent or policy of this Ordinance for City Staff to do the planning or engineering for the subdivider,
but rather to steer his efforts into the most efficient and economical means of coordination with the
Subdivision Ordinance.
• B. LAND PLAN
The subdivider should present such general subdivision information as will outline the existing
conditions of the site, utilities, and available community facilities. A simple rough sketch should
indicate the location of the proposed subdivision, number of residential lots, typical lot width and
depth, commercial areas, park and playground areas, proposed protective covenants or restrictions,
and proposed utilities and street improvements.
C. PRELIMINARY CONFERENCE
At the time the land plan is presented to the City Planner, a preliminary conference should be held
for the general comments and clarifications which are usually necessary. At that time, the subdivider
should obtain copies of all forms, publications, design criteria and standards available from the City
for his reference and for the benefit of his engineer.
• ORDINANCE NO. 819-97 PAGE 12
SECTION 4: PRELIMINARY PLAT REQUIREMENTS
A. GENERAL
The subdivider shall cause to be prepared a preliminary plat by a Professional Engineer, Registered
Public Surveyor and/or Land Planner, in accordance with this Ordinance.
Until a preliminary plat of a subdivision shall have been approved in accordance with this
Ordinance, no person shall subdivide or submit a final plat thereof, or file a record of survey, or a
map or plat for record, or proceed with any grading construction or other work on the same. The
Planning and Zoning Commission shall approve or disapprove any preliminary plat within thirty (30)
days from the date at which it is filed for consideration by the Planning and Zoning Commission.
B. APPLICATION AND COPIES REQUIRED
Application for preliminary plat approval shall be made on an application form provided by the City.
The Subdivider shall submit 1 full size mylar, ten (10) full size blue line prints, one 11 x 17
reduction, and one 1 "-200' scale copy of the preliminary plat to the City Planner together with other
required data, showing all preliminary information as hereinafter required at least twenty (20)
calendar days prior to the date at which it will be considered by the Planning and Zoning
Commission. Also, one full size mylar and two (2) full size prints of the preliminary water and
. sanitary sewer plan along with a preliminary drainage study shall be submitted to the City Engineer
at the same time. Prior to the date set for Planning and Zoning Commission consideration, the City
Planner shall submit one (1) copy of the preliminary planning information to the City Engineer to
obtain his recommendations for the Planning and Zoning Commission. The preliminary information
will be furnished to the Planning and Zoning Commission by the City Planner.
C. FILING FEE
Such preliminary planning information shall be accompanied by a filing fee as specified by City
regulations. No application will be accepted or processed unless the filing fee has been paid. This
fee shall not be refunded should the plat be disapproved.
D. FORMAL APPLICATION
Formal application for preliminary approval of plats shall be made by the subdivider at least twenty
(20) days prior to the date of the Planning and Zoning Commission Meeting at which the subdivider
desires the preliminary plat to be considered.
No application shall be accepted or processed unless accompanied by a completed application form;
application fee; the required preliminary water and sanitary sewer plan, and storm drainage plans;
preliminary drainage study; and the required preliminary plat drawings.
• ORDINANCE NO. 819-97 PAGE 13
• E. FORM AND CONTENT OF PRELIMINARY PLANNING INFORMATION
The plans shall be drawn on sheets 36 inches wide and 22 or 24 inches high with a binding margin
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.
The plans will be drawn to a scale of not more than one hundred (100) feet to one (1) inch.
Whenever 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 plans may be drawn on a number of
separate sheets with matching lines to facilitate joining them together as a continuous composite plat.
When more than one sheet is necessary to accommodate the entire tract proposed for subdivision,
an index map showing the entire subdivision shall be furnished and each portion of the subdivision
shall be indicated on the index map.
Where more than one sheet is so used, they shall also be accompanied by photographic reductions
of the various sheets reduced in scale and joined together to form a single overall composite of the
plat on a sheet not more than 36 inches wide and 22 or 24 inches high.
Where the proposed subdivision constitutes a unit of a larger tract owned by the subdivider, which
is intended to be subsequently subdivided as additional units of the same subdivision, the
preliminary plats shall be accompanied by a layout of the entire area showing the tentative proposed
layout of streets, blocks, drainage, water, sewerage, and other improvements for such areas.
Preliminary Planning Information shall consist of at least the followin se arate sheets:
g P
Sheet No. 1 - Preliminarv Plat
1. Name and address of the Subdivider, record owner, and of the engineer, planner, or
surveyor.
2. Proposed name under which the subdivision is to be recorded, which shall not have
the same spelling as or be pronounced similar to the name of any other subdivision
located within the City.
3. Name of contiguous subdivisions, location of contiguous lots and the name of owners
of contiguous parcels of unsubdivided land and an indication of whether or not
contiguous properties are platted and filed of record.
4. The location of existing blocks, lots, building lines, water courses, ravines, bridges,
culverts, present structures and any pertinent natural features in the area affected,
with principal dimensions and all significant information in regard to property,
immediately adjacent on all sides.
• ORDINANCE NO. 819-97 PAGE 14
5. The tract designation and other description according to the real estate records of the
• City or County Assessor and Recorder; also designation of the proposed uses of land
within the subdivision.
6. Primary control points or descriptions, and ties to such control points to which all
dimensions, angles, bearings, block numbers and similar data shall be referred.
7. A vicinity map showing location of tract by reference to existing streets or highways.
8. Subdivision boundary lines accurate in scale and indicated by heavy lines, of the total
area proposed for subdivision and the computed acreage of the total area. Bearing
and length of each boundary line shall be shown and description by metes and
bounds of the subdivision perimeter shall be supplied separately on 8-1/2 x 11 or 8-
1 /2 by 14 inch paper.
9. The location, dimensions, and name (if applicable) of all existing or recorded streets,
alleys, reservations, easements or other public rights-of--way within the proposed
subdivision, intersecting or contiguous with its boundaries or forming such
boundaries. All existing or recorded residential lots, parks, public areas, permanent
structures within or contiguous with the proposed subdivision shall be shown.
10. Other conditions adjacent to the tract affecting design of the subdivision including
• such information as may be available from field observation, aerial photographs and
available maps.
11. The location, dimensions and name, if applicable, of all proposed streets, alleys,
drainage structure, parks, public areas, reservations, easements or other rights-of-
way, blocks, lots, commercial areas and other sites within the proposed subdivision.
When curved streets are proposed, the radius of the curve shall be shown. For lots
facing on curved streets the chord width of the lot at the front building set back line
shall be shown. A number or letter shall be used to identify each lot or site and
block.
12. The location of lots and blocks proposed for inclusion in the first section of
development.
13. Front building setback lines on all lots and sites. Side yard building setback lines at
street intersections and crosswalk ways.
14. 20' x 20' public open space easement on corner lots at the intersection of an alley and
a street.
15. 35' x 35' public open space easement on comer lots at the intersection of two streets.
• ORDINANCE NO. 819-97 PAGE 15
• Also, place easement statement on plat.
16. Fire lane easement statement as applicable.
17. Flood plain and floodway lines, flood map number and date, and floodway restriction
statement.
18. Utility easement statement.
19. Location of city limits line, and zoning district boundaries, if they traverse the
subdivision, form part of the boundary of the subdivision, or are contiguous to such
boundary.
20. The date of preparation, the scale of the drawing, and a north arrow.
21. All proposed planning shall conform to the current City Zoning Ordinance.
22. Each proposed street, within the subdivision area, shall be named and shall conform
with names of any existing streets of which they may be or become extensions. The
names shall not be duplicate, or be similar to, the recognized name of any other street
located elsewhere in the area subject to these rules and regulations.
23. Designation of all tracts, intended to be for multi-family dwellings, shopping centers,
churches, industry or other uses.
24. Data specifying the gross area of the subdivision, the proposed number of residential
lots and area therefor, and the approximate area in parks and in other non-residential
uses.
25. All parcels of land intended to be dedicated for public use or reserved in the deeds
for the use of all property owners in the proposed subdivision, together with the
purpose of conditions or limitations of such reservations, if any.
26. The following notice shall be placed on the face of each preliminary plat by the
subdivider.
"Preliminary Plat for Review Purpose Only"
27. The following certificates shall be placed on the Preliminary Plat by the subdivider.
• ORDINANCE NO. 819-97 PAGE 16
SAMPLE CERTIFICATE FOR PLANNING & ZONINGCOl~IMISSION APPROVAL
THE PLANNING AND ZONING COMMISSION OF RICHLAND HILLS, ON
(date , 199_ VOTED
AFFIRMATIVELY TO RECOMMEND CONDITIONAL APPROVAL OF THIS
PRELIMINARY PLAT, SUBJECT TO CONDITIONS ENUMERATED IN
MINUTES OF THIS DATE.
BY:
CHAIRMAN
ATTEST:
SECRETARY
SAMPLE CERTIFICATE FOR PLANNING & ZONING COMMISSION APPROVAL
THE CITY COUNCIL OF RICHLAND HILLS ON (date
199_ VOTED AFFIRMATIVELY TO APPROVE THIS
PRELIMINARY PLAT SUBJECT TO CONDITIONS ENUMERATED IN
MINUTES OF THIS DATE.
BY:
MAYOR
ATTEST:
CITY SECRETARY
• ORDINANCE NO. 819-97 PAGE 17
• Sheet No. 2 - Topog_ranhv~Street, and Draina
eg Plan
This sheet may be prepared on a reproducible copy of Sheet No. 1 so that the same
information will be repeated together with the following:
1. Topographical information including contour lines on a basis of two (2') foot
intervals. All elevation shall be on U.S. Coast and Geodetic Survey datum or
referenced to a City bench mark on the same datum. The datum used shall be
specified on the drawing.
2. Any proposed changes in topography shown by contour lines on a basis of five feet
vertical interval in terrain.
3. Areas contributing drainage to the proposed subdivision shall be shown on small
scale supplemental drawings. The information to be submitted shall include the area,
slope and type of development and quantity of drainage in the contributing area.
4. At points where drainage enters or leaves the proposed subdivision the following
information shall be provided:
a. Location of entrance and discharge points
• b. DA (Drainage Area)
c. Q25
d. Q 100
All drainage must be planned in the best interests of the immediate and adjacent
properties. Any present adverse "drainage situations" shall not be made any worse
than existing.
5. Drainage arrows shall be shown for all lots, streets and drainage easements. When
the maximum permissible capacity of streets to carry storm water is exceeded the
location of storm sewers, curb inlets, open channels and other drainage facilities shall
be shown.
6. Supplemental information showing the preliminary design calculations for drainage
shall be furnished and attached to the Topography and Drainage Plan. Calculations
shall conform to the current design criteria adopted by the City. Areas subject to
flooding shall be shown, delineating the 100-year flood limits if applicable.
7. The exact location, dimension, description, and flow line of existing drainage
ORDINANCE NO. 819-97 PAGE 18
structures and the location, flow line and flood plain and floodway of existing water
courses within the subdivision or contiguous tracts.
8. The width of surfacing measured from back-to-back of curbs shall be shown for all
streets. The width of drainage and other easements shall be shown.
9. The responsible entity for the operation and maintenance of any building, park,
equipment, pools, plantings, lawns or other legal interests if it is proposed that they
are to be shared by owners of the real property within the subdivision.
Sheet No. 3 -Water and Sewera eg Plan
1. May be prepared from Sheet No. 1, but should also include topographical contours
at the intervals specified for Sheet No. 2.
2. Existing sewers, water mains, gas mains, electric and telephone lines, culverts, or
other underground structures or utilities within the tract and immediately adjacent
thereto with pipe sizes, grades, locations, and elevations indicated.
In the event water mains and sewers are not on or adjacent to the tract, indicate the
direction and distance to, and size of the nearest ones, showing invert and flowline
elevations of sewers; and depths of water lines and valve locations for water lines.
• 3. The size and location of all proposed water distribution mains including valves and
fire hydrants.
4. The size and location of all proposed sanitary sewer mains including manholes.
Preliminary grades for each main between manholes and the depth at each manhole
and the material used for each manhole shall be shown.
5. The size of water and sewer mains shall conform to the current design criteria
adopted by the City.
F. PROCESSING OF PRELIMINARY PLANNING INFORMATION
The City Planner or his designee shall collect the prescribed fees for the City and shall check the
preliminary data as to its conformity with the master plan, major street plan, land use plan, zoning
districts and as to whether or not the information heretofore specified has generally been submitted.
One (1) full size mylar and two (2) full size prints of all preliminary engineering data shall be
submitted to the City Engineer at the same time application is made for platting. The City Engineer
shall check the same for conformity with the standards and specifications contained or referred to
herein.
• ORDINANCE NO. 819-97 PAGE 19
The City Engineer for the City shall return his findings on the preliminary data to the City Planner
with his suggestions as to modifications, additions or alterations of the proposed preliminary plat
for streets, drainage, water and sewer plans. The City Planner shall make these suggestions available
to the subdivider and the Planning and Zoning Commission.
Within thirty (30) days after the date of application, the Planning and Zoning Commission shall
make its recommendation for approval, disapproval, or tabling action of the preliminary plat. Failure
to act within thirty (30) days shall be deemed approval of the preliminary plat.
The recommendations of the Planning and Zoning Commission shall be considered for final action
at the next available regularly scheduled meeting of the City Council. The City Council shall either
approve or disapprove any such preliminary plat within thirty days of approval or disapproval by the
Planning and Zoning Commission. Upon its own motion or upon request of the subdivider, the
reasons for such disapproval shall be set out in writing.
Approval of a preliminary plat by the City Council shall be deemed an expression of approval of the
layout submitted on the preliminary drawings as a guide to the installation of streets, water, sewer
and other required improvements and utilities and to the preparation of the final plat. Approval of
a preliminary plat shall not constitute approval of the final plat.
The approval of the preliminary plat by the City Council shall be effective for a period of one
hundred eighty (180) days after the approval date, unless reviewed by the City Council in the light
• of new or significant information, which would necessitate the revision of the preliminary plat, such
revision being subject to the same procedures as the original preliminary plat. If a final plat for the
subdivision, or a portion thereof, has not been submitted, at the end of the 180 days after approval,
the preliminary plat shall become null and void, unless the subdivider has requested and received
an extension of time from the City Council.
No construction other than rough site grading and the rough cutting of streets shall be commenced
on the subdivision prior to approval of the final plat.
The City Council through the procedure specified in Section 1-D may waive any of the above
requirements with respect to a small subdivision of no more than five lots, and one not involving
opening of additional streets or alleys or where otherwise the cost of compliance appears
disproportionate to any legitimate municipal interest.
ORDINANCE NO. 819-97 PAGE 20
• SECTION 5: FINAL PLAT AND CONSTRUCTION PLANS
A. GENERAL
No subdivision of land shall be accomplished without proper submittal, approval and adoption of
a final plat prepared by a Registered Public Surveyor or Professional Engineer, and approval of
construction plans and specifications for improvements prepared by a Professional Engineer in
accordance with this Ordinance.
All final plats must first be preceded by properly prepared and approved preliminary plats except as
provided in SECTION 8 of this ordinance.
Copies of all proposed final plats will be sent to the utility companies to determine if additional
utility easements are necessary to serve the subdivision.
Right-of--way for streets shall be dedicated on all plats in accordance with the Thoroughfare Plan.
Utility easements shall be dedicated on the final plat necessary for the orderly development of the
property.
Formal application for approval of final plats shall be made by the subdivider at least twenty (20)
days prior to the date of the Planning and Zoning Commission meeting at which the subdivider
• desires the final plat to be considered.
No application shall be accepted or processed unless accompanied by a completed application form;
application fee; and the required water and sanitary sewer plans, street plans, and storm drainage
plans; drainage study; and the required final plat drawings.
B. APPLICATION AND COPIES REQUIRED
The full size mylar of the final plat shall be executed and submitted to the City Planner along with
ten (10) full size blue line prints, one (1) 11 x 17 reduction, one (1) 1 "-200' scale copy of the plat,
and three (3) copies of the construction plans and specifications and other required data at least 20
(twenty) calendar days prior to the meeting of the Planning & Zoning Commission at which such
plat is to be considered. No final plat shall be accepted or considered by the City until the prescribed
drawings have been submitted, the prescribed filing fees have been paid, and a completed application
form has been submitted.
The final plat may constitute only that portion of the approved preliminary plat which the subdivider
or developer proposes to record and develop; however, such portion shall conform to all the
requirements of this Ordinance.
If final plats are submitted for approval on portions or phases of the proposed subdivision, each
ORDINANCE NO. 819-97 PAGE 21
• portion or phase shall carry the name of the entire subdivision but shall bear a distinguishing letter,
number or subtitle. Block letters shall run consecutively throughout the entire subdivision, even
though such subdivision might be finally approved in sections.
C. FILING FEE AND CERTIFICATES
When the final plat is filed with the City Planner for consideration, it shall be accompanied by an
executed application form and a filing fee as specified by City regulations. The deposit of such plat,
application and fees shall constitute formal request for plat approval.
The final plat shall be accompanied by certificates from the City, School District and County Tax
Collectors showing that all City, School District and County taxes on the land being platted have
been paid to the current year.
D. INSPECTION FEES
A fee of four (4%) percent of the actual costs of street, drainage, water and sewer improvements as
approved by the City Engineer shall be paid to the City by the Subdivider prior to the beginning of
construction on such infrastructure. Tests of material or construction may be ordered by the City.
All such tests shall be paid for by the subdivider or developer. Should that test indicate that the
material or construction does not satisfy the minimum requirements of the City, the costs of all
additional tests on the same or replaced or corrected material or construction shall be paid for by the
• subdivider or developer. Tests shall be taken until the item tested passes the test. All tests shall be
performed by an independent engineer or laboratory approved by the City.
No subdivision will be approved or building permit issued by the City until all fees and costs of tests
have been paid to the City.
E. FORM AND CONTENT OF FINAL PLAT
The final plat shall substantially conform to the preliminary plat as conditionally approved by the
City Council.
The final plat shall be drawn in India or other permanent ink on quality reproducible sheets not larger
than 36 inches wide and 22 or 24 inches high and a margin not less than one and one-half (1-1/2)
inches on the left side of the sheet, and one-half ('/2) inch on other sides. The plat shall be drawn at
a scale of not more than 100 feet to one (1) inch. Where more than one sheet is necessary to
accommodate the entire area, an index sheet showing the entire subdivision at appropriate scale shall
be attached to the plat.
ORDINANCE NO. 819-97 PAGE 22
• In addition to the various requirements for the preliminary plat, the final plat shall also include the
following:
1. The exact location, dimensions, name and description of all existing or recorded
streets, alleys, reservations, easements, or other public rights-of--way within the
subdivision, intersecting or contiguous with its boundary or forming such boundary,
with accurate dimensions, bearings or deflection angles and radii and central angle,
degree of curvature, tangent distance and length of all curves where appropriate.
2. The exact location, dimensions, description and name of all proposed streets, alleys,
drainage, rights-of--way, parks, other public areas, reservations, easement or other
rights-of--way, blocks, lots and other sites within the subdivision with accurate
dimensions, bearing or deflecting angles and radii and central angles, degree of
curvature, tangent distance and length of all curves where appropriate.
3. Owner's acknowledgment and dedications. (See Sample A Below)
4. Engineer's or Surveyor's Certificate (See Sample B Below)
5. A Certificate of Approval for execution by the Planning and Zoning Commission.
(See Sample C Below)
• 6. A Certificate for the City Council's endorsement. (See Sample D Below)
7. Deed restriction for the subdivision may be shown on the plat or on 8-1/2 x 11 inch
paper attached as a supplement to the plat.
• ORDINANCE NO. 819-97 PAGE 23
• SAMPLE A
OWNER'S ACKNOWLEDGMENT AND DEDICATION
STATE OF TEXAS )
OWNER'S ACKNOWLEDGMENT
AND DEDICATION
COUNTY OF TARRANT )
I (we), the undersigned, owner(s) of the land, as recorded in Vol. Page ,DEED RECORDS
TARRANT COUNTY, TEXAS, shown on this plat within the area described by metes and bounds as
follows:
(Metes and Bounds Description of Boundary)
and designated herein as the subdivision to the City of Richland Hills,
Texas, and whose name is subscribed hereto, hereby dedicates to the use of the public forever all
streets, alleys, parks, water courses, drains, easements, rights-of-way and public places thereon shown
for the purpose and consideration therein expressed.
Owner
• Date
STATE OF TEXAS )
COUNTY OF TARRANT )
BEFORE ME, the undersigned authority, on this day personally appeared
known to me to be the person whose name is subscribed to the foregoing instrument, and
acknowledged to me that he executed the same for the purposes and considerations therein stated.
Given under my hand and seal of office this day of , 19_
NOTARY PUBLIC
County, Texas
• ORDINANCE NO. 819-97 PAGE 24
• SAMPLE B
CERTIFICATE OF SURVEYOR OR ENGINEER WHO PREPARED PLAT
STATE OF TEXAS )
CERTIFICATE OF SURVEYOR OR ENGINEER
COUNTY OF TARRANT )
I, the undersigned, a (registered professional engineer/public surveyor) 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.
Engineer or
Surveyor's SEAL
Registered Professional Engineer or
Registered Public Surveyor
Date
SAMPLE C
CERTIFICATE OF APPROVAL OF PLANNING AND ZONING COMMISSION
• This plat has been submitted to and considered by the PLANNING AND ZONING COMMISSION of the
City of Richland Hills, Texas, and is hereby approved by such Commission.
Date this day of , 19_.
By:
Chairman
ATTEST:
Secretary
SAMPLE D
STATEMENT OF ADOPTION BY COUNCIL
THE CITY COUNCIL OF RICHLAND HILLS, TEXAS, ON , 19_, VOTED
AFFIRMATIVELY TO ADOPT THIS PLAT AND APPROVE IT FOR FILING OF RECORD.
BY:
MAYOR
ATTEST:
CITY SECRETARY
• ORDINANCE NO. 819-97 PAGE 25
• F. FORM AND CONTENT OF CONSTRUCTION PLANS AND CALCULATIONS
All improvements shall be designed in accordance with the specific "Design Provisions" detailed
in this Ordinance and related standard details and specifications and any other requirements adopted
by the City Council.
Two (2) copies of complete plans, specifications, engineering calculations, and detailed cost
estimates, for streets, drainage, sanitary sewers, water distribution, and any other improvements to
be performed, shall be submitted with the final filing plat. All engineering issues shall be resolved
before the final plat is approved by the City Council.
These plans shall be submitted on standard 22 or 24 inch by 36 inch sheets, shall be the same size
as the final plat, and shall include the major information required herein.
Paving Plans
A plan and profile of each street with top of curb grades, existing and proposed ground line shown.
Each sheet shall include north point, scale, date, and bench mark description to sea level datum.
Scales shall be 1 inch equa140 or 50 feet horizontally and 1 inch equal 4, 5, or 10 feet vertically.
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 civil engineer who prepared the plans.
Sanitary Sewer and Water Plans
A plan and profile of proposed sanitary sewers, with grades and pipe sizes indicated and showing
locations of manholes, etc., and a plan of the proposed water distribution system showing pipe sizes
and location of valves, fire hydrants, and fittings, etc., in conformance with the criteria as shown in
Section 11 of this Ordinance and the Design Provisions and Standard Details and any other
requirements adopted by the City Council. 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.
Storm Drainage Plans
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 as shown in SECTION 11 of this Ordinance and the
Design Provisions and Standard Details adopted by the City Council. 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.
• ORDINANCE NO. 819-97 PAGE 26
. 2. A general location map of the subdivision showing the entire watershed (a U.S.G.S.
quadrangle is satisfactory).
3. Calculations showing the anticipated storm water flow, including watershed area,
percent runoff, and time of concentrations shall be submitted showing basis for
design for a Q25 and Q 100 storm.
4. Detailed plans shall be submitted for any bridges, culverts, catch basins, any other
drainage structures, or any other improvements to be made.
5. Any existing adverse "drainage situations" shall not be made any worse than existing.
Other Utilities
The subdivider must furnish a written statement to the City designating that the subdivision will be
served with gas or will be totally electric service. If a gas distribution system is to be installed then
all distribution mains and service lines shall be installed before street construction is complete.
G. PROCESSING OF FINAL PLAT AND CONSTRUCTION PLANS
Upon receipt of the final plat with construction plans, the required filing fees, executed application
form and tax certificates, the City Planner or his designee shall check the plat as to its conformity
. with the City's Comprehensive Land Use Plan, Thoroughfare Plan, zoning districts, lot size
requirements, subdivision and street names and other applicable City standards.
The City Engineer shall check the final plat for conformity with applicable engineering standards
and specifications set forth herein as well as with generally accepted engineering principles when
not covered specifically herein. The City Engineer shall return the plat to the City Planner with his
suggestions as to modifications, additions, alterations or other matters pertinent to the plat.
At the regularly scheduled Planning and Zoning Commission meeting, the Planning and Zoning
Commission shall act on the plat. The Planning and Zoning Commission shall make a
recommendation for approval or disapproval of the final plat. Failure to act within thirty (30) days
of submittal shall be deemed approval of the final plat.
The recommendations of the Planning and Zoning Commission shall be considered for final action
at the next regularly scheduled meeting of the City Council. The Council shall either approve or
disapprove any such final plat within thirty (30) days of approval or disapproval by the Planning and
Zoning Commission.
If the final plat is disapproved, the City Council shall, upon request of the subdivider, state in writing
its reasons for disapproval of the final plat. Disapproval action taken by the City Council shall be
final, regardless of any previous approval action by the Planning and Zoning Commission.
ORDINANCE NO. 819-97 PAGE 27
• If the final plat is approved, the City Planner shall have the approval certificate on the plat executed
by the Mayor and attested by the City Secretary.
After the final plat has been approved by the City Council, but before construction of water, sewer,
street, drainage or other public improvements are started, the Subdivider shall furnish the City with
three (3) sets of the completed detailed construction plans and specifications.
Lot corner markers shall be iron pins not less than one half inch (1/z") in diameter and no less than
eighteen inches (18") long and shall be set flush with the ground at each lot corner by the Subdivider.
Block corners and lot corners shall be set prior to construction of public facilities.
The approved final plat shall be recorded by the City Planner in the office of the Tarrant County
Clerk.
Upon filing the final plat in the County Records, the City Planner shall have one (1) photostatic copy
made by the County Clerk showing the Cabinet and Slide where filed.
Approval of the final plat shall be deemed void if the final plat as approved by the Council has not
been executed by the owner and returned to the City for recording in the plat records in the Office
of the Tarrant County Clerk within six (6) months of the date of City Council approval of the plat.
ORDINANCE NO. 819-97 PAGE 28
. SECTION 6: REQUIREMENTS FOR CONSTRUCTION
A. INSPECTION
All construction, such as street grading, street paving, drainage structures, curb and gutter, storm
sewers, sanitary sewers, and water mains, shall be subject to inspection during the construction
period by the proper authorities of the City, and shall be constructed in accordance with the approved
engineering plans, Subdivision Ordinance requirements and the Richland Hills City Standard
Specifications governing such work.
Upon completion of construction the developer or subdivider shall request the City Engineer to make
a final inspection of the work and to file a report of the results of such inspection.
B. CONSTRUCTION BONDS
All contractors employed by the Subdivider shall furnish the City a good and sufficient performance
bond, in an amount equal to one hundred percent (100%) of the costs of the improvements required,
and a good and sufficient two (2) year maintenance bond, in an amount equal to fifty percent (50%)
of the costs of the improvements required; both bonds shall be executed by a reputable and solvent
corporate surety, holding a license to do business in the State of Texas, or other security approved
by the City Attorney, in favor of the City to indemnify the City against any performance for project
completion or repairs which may become necessary to any part of the construction work performed
in connection with the subdivision, arising from defective workmanship or materials used therein,
for a full period of two (2) years from the date of final acceptance of the entire project. Final
acceptance will be withheld until said maintenance bond is furnished to the City. Such Bond or
other security shall be approved as to form and legality by the City Attorney.
C. ACCEPTANCE BY CITY
Acceptance of improvements by the City shall be in the form of a letter from the City Manager or
other authorized City Official to the Subdivider stating that inspections were conducted as the
facilities were completed in accordance with specifications and standards provided for herein or
approved by the City Council at the time the final plat was approved for said subdivision.
After the work has been accepted by the City, as-built construction drawings of such work shall be
submitted to the City. One (1) full size set of mylars and one (1) full size set of prints shall be
submitted to the City Engineer.
D. ISSUANCE OF BUILDING PERMITS
No building permit, water, sewer, plumbing or electrical permit or service shall be issued or allowed
to a Subdivider, owner or any other person with respect to any property in any subdivision covered
by this Ordinance until such time as all of the applicable requirements of this Ordinance have been
• ORDINANCE NO. 819-97 PAGE 29
• satisfactorily completed and the construction accepted by the City.
ORDINANCE NO. 819-97 PAGE 30
• SECTION 7: REQUIREMENTS FOR REPLATTING
A. OWNERSHIP
In order to replat a tract of land for which a final plat is filed of record, the entire tract to be replatted
must be fully owned by the person or persons desiring to replat.
B. PROCEDURES
The procedure for replatting (resubdividing) shall be the same as for subdividing as provided by this
Ordinance.
All utility companies which furnish the City with water, gas, electric, telephone and television cable
service, shall be notified of the proposed replat and given the opportunity to comment on the replat.
Replats of property zoned single family or duplex at any time during the preceding five (5) years
requires a public hearing with public notice to all property owners in the original subdivision within
two hundred feet (200') of the lot(s) to be replatted. This requirement also applies to property
similarly limited by deed restrictions.
Replats of residentially zoned property other than single family or duplex, commercially zoned
property, and industrially zoned property require a public hearing be held but do not require public
. notice.
Right-of--way for streets shall be dedicated on all replats in accordance with the Thoroughfare Plan.
Utility easements necessary for the orderly development of the property shall be dedicated on all
replats.
ORDINANCE NO. 819-97 PAGE 31
. SECTION 8: REQUIREMENTS FOR A SHORT FORM PLAT
A. SHORT FORM PLAT
To facilitate the Plat approval process in those instances (including minor street dedication, easement
dedication and replats) where the highly formalized Standard Form approval procedure is obviously
not necessary for an understanding of a given development process or the effects and implications
thereof, or for the protection of proximate individual interest, or for the protection and guidance of
community interests, or for the protection and guidance of community development as a whole, the
Short Form Plat approval procedure may be applicable when the following conditions have been
met:
1. The Short Form Plat and supporting instruments are respectively drawn and compiled
in compliance with the requirements for a Final Plat.
2. The Short Form Plat and supporting instruments or subdivision they represent are not
otherwise in contravention with Chapter 212, Local Government Code.
3. Each lot and block has frontage upon a dedicated and improved street to City
specifications.
4. All easements to each block, or lot have been previously granted or are shown on the
Plat.
5. The proposed development neither contains nor creates a significant drainage
problem, nor is topography a salient development consideration.
6. All utilities required to serve each block, or lot are in place or arrangements to
provide same have been made with the appropriate agency.
7. The proposed lots shall meet the size requirements of the Zoning Ordinance.
8. Subject property shall not exceed five (5) acres.
9. The property so platted shall conform in size and shape to the lots in the vicinity.
10. All design, engineering, improvements and specifications of documents to be
submitted that are applicable to Final Plats shall be applicable to the Short Form Plat.
Applicant's Duties: The Short Form Plat shall be submitted together with written application,
application fees, tax certificates and inspection fees for subdivision approval, in as many copies and
as per specifications as required for a Final Plat.
• ORDINANCE NO. 819-97 PAGE 32
Processing: The Short Form Plat shall be processed in the same manner herein provided for a Final
• Plat.
•
• ORDINANCE NO. 819-97 PAGE 33
SECTION 9: REQUIREMENTS FOR VACATING A PLAT
• A. VACATING A PLAT
Plats may be vacated if such vacation is processed in accordance with the provisions set forth in
Section 212.013 & Section 212.014 of the Texas Local Government Code. Additionally, an
executed application form, application fee, tax certificates, and prescribed drawings as required for
a Final Plat shall be submitted.
• ORDINANCE NO. 819-97 PAGE 34
SECTION 10: REQUIREMENTS FOR AMENDING A PLAT
• A. AMENDING A PLAT
The City Council may approve and issue an amending plat, which may be recorded and is
controlling over the preceding plat without vacation of that plat, if the amending plat is signed by
the applicants only and is solely for one or more of the following purposes:
1. to correct an error in a course or distance shown on the preceding plat;
2. to add a course or distance that was omitted on the preceding plat;
3. to correct an error in a real property description shown on the preceding plat.
4. to indicate monuments set after the death, disability, or retirement from practice of
the engineer or surveyor responsible for setting monuments;
5. to show the location or character of a monument that has been changed in location
or character or that is shown incorrectly as to location or character on the preceding
plat;
6. to correct any other type of scrivener or clerical error or omission previously
approved by the municipal authority responsible for approving plats, including lot
numbers, acreage, street names, and identification of adjacent recorded plats;
7. to correct an error in courses and distances of lot lines between two adjacent lots if:
a. both lot owners join in the application for amending the plat;
b. neither lot is abolished;
c. the amendment does not attempt to remove recorded covenants or
restrictions; and
d. the amendment does not have a material adverse effect on the property rights
of the other owners in the plat;
8. to relocate a lot line to eliminate an inadvertent encroachment of a building or other
improvement on a lot line or easement;
9. to relocate one or more lot lines between one or more adjacent lots if:
a. the owners of all those lots join in the application for amending the plat;
ORDINANCE NO. 819-97 PAGE 35
b. the amendment does not attempt to remove recorded covenants or
• restrictions; and
c. the amendment does not increase the number of lots; or
10. to make necessary changes to the preceding plat to create six or fewer lots in the
subdivision covered buy the preceding plat i£
a. the changes do not affect applicable zoning and other regulations of the
municipality;
b. the changes do not attempt to amend or remove any covenants or restrictions;
and
c. the area covered by the changes is located in an area that the municipal
planning commission or other appropriate governing body of the municipality
has approved, after a public hearing, as a residential improvement area.
11. To replat one or more lots fronting on an existing street if:
a. the owners of all those lots join in the application for amending the plat;
• b. the amendment does not attempt to remove recorded covenants or restrictions;
c. the amendment does not increase the number of lots; and
d. the amendment does not create or require the creation of a new street or make
necessary the extension of municipal facilities.
Notice, a hearing, and the approval of other lot owners are not required for the approval and issuance
of an amending plat.
An executed application form, application fee, tax certificates, and prescribed drawings as required
for a final plat shall be submitted.
• ORDINANCE NO. 819-97 PAGE 36
SECTION 11: DESIGN PROVISIONS
• A. GENERAL
This part of the Subdivision Ordinance is primarily intended for the use of the Subdivider's Engineer
to enable him to design required community facilities which will be acceptable to the City. There
may be special circumstances which would dictate requirements in excess of those outlined;
however, in most cases, these special circumstances will be apparent to the Subdivider's Engineer
while preparing the plans for the subdivision.
The City Council may grant a waiver in accordance with Section 1-D of this Ordinance where
specific topographic or other conditions make a waiver from these standards necessary in order to
achieve the best overall design.
There is hereby adopted by reference and made a part of these regulations design standards and
specifications which shall control the design, construction and installation of street paving, curbs and
gutters, sidewalks, utilities and other public improvements required herein. All references to City
Design Standards and Specifications shall mean and include those standards and specifications,
together with all exhibits, charts, drawings and diagrams appertaining thereto, which have been
approved by the officials having jurisdiction and placed on file in the offices of said officials.
Provisions not stated herein will be regulated by the "North Central Texas Council of Government
Standard Specifications" for Public Works Construction.
• B. STREETS
General Requirements
1. The arrangements, character, extent, width, grade and location of all proposed streets
shall conform to the Thoroughfare Plan -and their relationship shall be considered to
that of the existing and planned streets, to topographical conditions, to public
convenience and safety, and in their appropriate relation to the proposed uses of the
land to be served by such streets.
2. All streets should be designed to be in line with existing streets in adjoining
subdivisions.
When conditions permit, centerline offsets should be at least two hundred feet (200').
Greater centerline offsets as may be required by the City Engineer shall be planned
where necessary for traffic safety.
3. Streets shall be named to provide continuity with existing streets. Names and
numbers will be reviewed by emergency services for final approval or recommended
changes.
• ORDINANCE NO. 819-97 PAGE 37
4. Streets designated to be dead-ended permanently shall be platted and constructed
• with a paved cul-de-sac. Any dead-end street of a temporary nature, if longer than
two hundred (200) feet, shall have a surfaced turning area eighty (80) feet in diameter
for a cul-de-sac, and barricades as per the Richland Hills Standard Details.
Temporary dead-end streets shall have provisions for future extension of the street
and utilities and, if the temporary cul-de-sac is utilized, a reversionary right to the
land abutting the turn-around for excess right-of--way shall be provided.
5. A street ending permanently in a cul-de-sac should not be longer than six hundred
(600) feet and shall be provided at the closed end with aturn-around having an
outside roadway diameter of at least eighty (80) feet, and a street property line
diameter of at least one hundred (100) feet. On extra wide lots, cul-de-sacs may be
longer.
6. Streets should be platted to allow two tiers of lots between streets when possible.
7. The reservation in private ownership of strips of land at the end of proposed or
existing streets and intended solely or primarily for the purpose of controlling access
to property not included in the subdivision shall be prohibited.
8. Construction of half streets shall be governed by the provisions in the North Central
Texas Council of Government Standards for Public Works Construction.
• 9. Local streets shall be laid out so that their use by through traffic will be discouraged.
Street Class Requirements
1. Street layout shall provide for continuation of collector streets in areas between
arterials.
2. Those local streets designated by the City Council shall be extended to the tract
boundary to provide future connection with adjoining unplatted lands. In general,
these extensions should be at such intervals as necessary to facilitate internal
vehicular circulation with adjoining unplatted lands.
3. Where single family or duplex uses abut an existing or proposed collector or arterial
street, the plat or dedication instrument will provide:
Lots to side onto the collector or arterial with anon-access restriction on the collector
or arterial side; or
Reverse frontage with screening and containing anon-access restriction along the
rear property line; or
• ORDINANCE NO. 819-97 PAGE 38
• Lots with screened rear alleys; or other treatment as may be necessary or required for
adequate protection of adjoining properties, and as approved by the City
Council after taking into consideration the proposed method ofoff-street parking and
maneuvering which will prevent the necessity of backing into the arterial street.
Street Classification
Definitions
Street
Classification Functions -Uses
Local Street A street which distributes traffic to and from residences. It is
short in length and non-continuous to discourage through
traffic. It serves low-density residential/single family uses.
Minor Collector A street which carries traffic from local streets to other
collector streets. Also, it may serve local facilities such as
schools and churches, low and medium density residential,
limited commercial facilities, elementary schools, some small
offices and as direct access within industrial parks.
Street
Classification Functions -Uses
Major Collector A street which carries traffic from collector streets to arterials.
Also, it may serve local facilities such as schools, churches,
fast food restaurants and mini-malls, medium and high
density residential, limited commercial facilities, elementary
schools, offices and as direct access within industrial parks.
Minor Arterial A street which receives traffic from collectors and distributes
traffic to major arterials and activity centers. Also, it may
feed through-traffic to freeways. Further it serves uses such
as, high schools, universities, other major educational-
vocational facilities, and concentrations of high-density
residential, commercial facilities.
Major Arterial A street which receives traffic from collectors and distributes
it to major activity centers. Also, it feeds through-traffic to
freeways. Further it serves uses such as universities, other
major educational facilities, concentrations of high-density
commercial, regional commercial facilities, other
• ORDINANCE NO. 819-97 PAGE 39
concentrated commercial facilities, industrial complexes, and
• major public facilities such as airports.
Freeways Freeways carry all types of traffic. They receive traffic from
collectors and arterials and distribute traffic to major activity
centers. Traffic on freeways does not stop, and all
intersections are grade-separated.
Street Design
General Provisions
1. All dedicated streets shall conform to the following:
GENERAL DESIGN CRITERIA
Minimum Minimum
Street Classification Right-of- Roadway Width Parkway
Way Width (Face to Face) Width
• Local Street 50' 30" 10'
Minor Collector 60' 36' 12'
Major Collector 80' 53' 12'
Two Minor Arterial plus center turn facilities when 100' 28' each 12'
required
Major Arterial (plus center turn facilities) 120' 2 @ 40' 12'
Freeway TxDOT
Standards
2. All dedicated streets shall conform to the following Technical Design Criteria:
3. TABLE 1
• ORDINANCE NO. 819-97 PAGE 40
Minimum
Design Maximum Minimum
Street Speed Percent Percent Area free from storm water, using
Classification (MPH) Grade Grade a 5-year frequency storm
Local Street 35 10 0.6 N/A
Minor Collector 40 6 0.6 N/A
Major Collector 50 6 0.6 One lane (normally the center 12')
Arterials 50 6 0.6 One lane each direction
4. Horizontal Curves
Where streets classified as Local are platted with curves, the degree of curvature
should, as much as is practical, be consistent with the criteria for horizontal curves
and minimum stopping sight distance for the design speed, in accordance with good
engineering practice.
When streets classified as Collector or Arterial are platted with curves, the degree of
curvature shall be such so that the street when constructed will meet the requirements
• for horizontal curves and minimum stopping sight distance, etc., for the design speed,
in accordance with good engineering practice.
5. No street intersecting an arterial street should vary from a 90° angle of intersection
by more than 5°. Intersections of Collector streets, and Local streets should not vary
from 90° by more than 5°.
6. Pavement Types and Thicknesses shall be in accordance with the Richland Hills
Street Design Standards.
7. Provisions not stated herein will be regulated by the "North Central Texas Council
of Government Standard Specifications for Public Works Construction."
C. ALLEYS
General Provisions
1. Alleys serving single family residential and duplex areas shall have a minimum right-
ORDINANCE NO. 819-97 PAGE 41
• of-way width oftwenty-four feet (24'). Alley turnouts shall be paved to the property
line and shall be 12 feet wide at that point. Alleys shall be paved in accordance with
City Design Standards and Specifications, for a minimum width of twelve feet (12')
exclusive of any curbs which may be required. A uniform transition in alley
pavement widths shall be made in a distance of not less than twenty feet (20').
2. Alleys should intersect streets at right angles or radially to curved streets.
3. Dead-end alleys shall be prohibited.
4. In cases where two alleys intersect or turn a sharp angle, lot corners shall be platted
so that a triangular area of 25' x 25' or greater, is dedicated as part of the alley for the
purpose of providing a minimum radius of thirty feet (30') to the inside edge of the
alley paving.
5. Alley paving should have a minimum grade of 0.6% and a maximum grade of 10.0%.
6. Alley construction shall meet the requirements of the Richland Hills Standard Details
D. EASEMENTS
General
• The developer shall be responsible for the acquisition of the following easements and widths:
1. Minimum Utility (Sanitary Sewer and Water) Easement Widths:
a. For both sanitary sewer pipe and water pipe less than 15" DIA, at a maximum
depth often feet (10'), the width of the required easement is fifteen feet (1 S').
b. For larger pipe sizes, where the maximum depth is ten feet (10'), the
following table shall apply:
Pipe Size ,in. DIA) Width of Easement
Sanitary Sewer Pipe 20 ft.
15" thru 21"
Sanitary Sewer Pipe 25 ft.
24" thru 30"
Sanitary Sewer Pipe 30 ft.
36" and above
• ORDINANCE NO. 819-97 PAGE 42
• Water Pipe 20 ft.
15" thru 21"
Water Pipe 25 ft.
24" thru 42"
Water Pipe 30 ft.
48" and above
c. For all mains with depths greater than ten feet (10'), the minimum easement
width shall be: depth of pipe times 2.0, plus the width of pipe, plus two feet
(2'), rounded up to the nearest five foot (5') interval. Easement shall not
exceed 50 feet unless required by special circumstances.
2. Easements of at least five feet (5') in width shall be provided on each side of all rear
lot lines and along side lot lines, where necessary, for utilities such as cable
television, electric, telephone, street lights and gas. Easements having greater width
dimensions may also be required along or across lots where engineering design or
special conditions make it necessary for the installation of utilities outside public
rights-of--way. For lots facing on curvilinear streets, the rear easement should consist
of straight lines with a minimum of points of deflection.
• The following full statement of restrictions shall be placed in the easement dedication instrument.
1. Utility Easements: Any public utility, including the City of Richland Hills, shall
have the right to move and keep moved all or part of any buildings, fences, trees,
shrubs, other growths or improvements which in any way endanger or interfere with
the construction, maintenance, or efficiency of its respective systems on any of the
easements shown on the plat; and any public utility, including the City of Richland
Hills, shall have the right at all times of ingress and egress to and from and upon said
easements for the purpose of construction, reconstruction, inspection, patrolling,
maintaining and adding to or removing all or part of its respective systems without
the necessity at any time of procuring the permission of anyone.
2. Emergency Access and Fire Lane Easements -shall be provided in locations required
by the Chief of the City of Richland Hills Fire Department. These easements shall
meet the requirements of the Richland Hills Fire Department Specifications for Fire
Lanes as indicated below:
a. Fire lanes shall be designated by the Fire Department or duly authorized
representative. (Reference: Section 10.204, Uniform Fire Code)
b. The color of the striping shall be bright red paint six inches (6") in width.
• ORDINANCE NO. 819-97 PAGE 43
• Required wording shall be in white letters, four inches (4") in height with the
width of the stroke at least one-half inch (1 /2").
c. The words "NO PARKING-FIRE LANE" shall be painted every fifteen feet
(15') centered within the red striping.
d. The designated width of a fire lane shall be twenty-four feet (24') of
unobstructed width between the red striping, measured from the inside of the
stripe.
e. Fire lanes shall have an unobstructed vertical clearance of fourteen feet (14').
£ Fire lanes shall have anall-weather surface designed to support the imposed
loads of the fire apparatus.
g. Fire lanes shall be installed before the construction of a building, and along
with the installation of fire hydrants, be ready for use by the Fire Department
during the construction of the building project.
h. All dead-end fire lanes in excess of one hundred fifty feet (150') shall be
provided with aturn-around approved by the Fire Department with an
additional distance often feet (10') on all sides clear of permanent structures.
• i. A turning radius shall be provided with a minimum of fifty foot (50') outside
and thirty foot (30') inside diameters.
j. Variations to this list and the fire code requirement shall be requested in
writing to the Fire Chief.
k. All fire lanes are subject to field verification.
3. A 35' x 35' triangular public "open space" easement is required on corner lots at the
intersection of two streets. A 20' x 20' triangular public "open space" easement is
required on corner lots at the intersection of an alley and a street. The following full
statement of restrictions shall be placed in the dedication instrument or on the face
of the plat:
Public Open Space Restriction:
1. No structure, object, or plant of any type may obstruct vision from a height of
twenty-four (24) inches to a height of eleven (11) feet above the top of the curb,
including, but not limited to buildings, fences, walks, signs, trees, shrubs, cars,
trucks, etc., in the public open space easement as shown on this plat. These public
• ORDINANCE NO. 819-97 PAGE 44
• space easements will remain in effect until vacated by ordinance adopted by the City
Council of the City of Richland Hills or replatting of the property.
2. Public Open Space Restrictions may be altered to permit, on commercially zoned
lots, the placement within the easement area of:
One single pole sign with said pole not to
exceed twelve (12) inches in diameter and
with every portion of said sign allowing a
minimum height clearance between it and
the ground of eleven (11) feet.
Drainage Easements
Easements for storm drainage facilities shall be provided at locations containing proposed or existing
drainage ways.
(a) Storm drainage easements of twenty feet (20') minimum width shall be provided for
existing and proposed enclosed drainage systems. Easements shall be centered on
the systems, unless otherwise approved by the City Engineer. Larger easements,
where necessary, shall be provided as follows:
• Pipe Size Width of Easement
30" thru 42" 25 ft.
48" thru 60" 30 ft.
(b) Storm drainage easements along proposed or existing open channels shall provide
sufficient width for the required channel designed for "fully developed conditions"
and such additional width, fifteen feet (15') minimum, as may be required to provide
ingress and egress for maintenance equipment; to provide clearance from fences and
space for utility poles; to allow maintenance of the channel bank; and to provide
adequate slopes necessary along the bank. Adequate slopes for natural channels is
defined as 4:1 (run:rise); natural slopes steeper than this will be permitted only when
approved by the appropriate public works maintenance division.
(c) Storm drainage easements shall be provided for emergency overflow drainageways
of sufficient width to contain within the easement storm water resulting from a 100-
year frequency rain event based on "fully developed conditions."
(d) The storm drainage facilities indicated in (b) and (c) above shall be designed with
one foot (1') of "free-board"; however, if this one foot (1') of "free-board" increases
• ORDINANCE NO. 819-97 PAGE 45
• the capacity of the storm drainage facility by a factor greater than "1.25 X the
capacity required for the discharge from a fully developed 100-year rain event", then
the storm drainage facility shall be designed to have "free-board" up to the "1.25 X
the capacity required for the discharge from a fully developed 100-year rain event"
elevation.
The width of the easements described in Items (a) through (d) above shall be substantiated by a
drainage study and drainage calculations or other criteria submitted to and approved by the City
Engineer.
"FIRM" Identified Flood Hazard Areas
Drainage Easements shall be provided along the top of bank of natural drainageways, lakes
or reservoirs. Such Drainage Easements shall encompass all areas within the natural
drainageways, lakes or reservoirs, plus such additional width, fifteen feet (15') minimum,
extended above and beyond the top of bank or as may be required to provide ingress and
egress to allow maintenance of the banks and for the protection of adjacent property, as
determined and required by the City Engineer.
The following full statement of restrictions shall be placed in the dedication instrument of
the subdivision plat:
• Floodway Restriction Statement
The developer's engineer will be required to submit a report to the "Federal
Emergency Management Agency" for any development that alters a floodway.
Development shall not begin within a "floodway" without an approved plan by
FEMA.
No construction, without the written approval of the City of Richland Hills shall be
allowed within an identified "FIRM" floodplain area, and then only after detailed
flood plain development permit including engineering plans and studies show that no
rise in the Base Flood Elevation (BFE) will result, that no flooding will result, that
no obstruction to the natural flow of water will result; and subject to all owners of
the property affected by such construction becoming a party to the request. Where
construction is permitted, all finished floor elevations shall be a minimum of one foot
(1') above the 100-year flood elevation.
The existing creeks, lakes, reservoirs, or drainage channel traversing along or across
portions of this addition, will remain open at all times and will be maintained by the
individual owners of the lot or lots that are traversed by or adjacent to the drainage
courses along or across said lots. The City of Richland Hills will not be responsible
for the maintenance and operation of said drainageways or for the control of erosion.
• ORDINANCE NO. 819-97 PAGE 46
• Each property owner shall keep the natural drainage channels traversing or adjacent
to his property clean and free of debris, silt, or any substance which would result in
unsanitary conditions and the City shall have the right of ingress and egress for the
purpose of inspection and supervision of maintenance work by the property owner
to alleviate any undesirable conditions which may occur. The natural drainage
channel, as in the case of all natural drainage channels, are subject to storm water
overflow and natural bank erosion to an extent that cannot be definitely defined. The
City of Richland Hills shall not be liable for damages of any nature resulting from the
occurrence of these natural phenomena, nor resulting from a failure of any
structure(s) within the natural drainage channels. The natural drainage channel
crossing each lot is shown by the floodway easement line as shown on the plat.
E. BLOCKS
The length of a block shall be considered to be the distance from property corner to property corner
measured along the property line of the block face:
1. of greatest dimension, or
2. on which the greatest number of lots face.
• The width of a block shall be considered to be the distance from property corner to property corner
measured along the property line of the block face:
3. of least dimension, or
4. on which the fewest number of lots face.
The length, width and shapes of blocks shall be determined with due regard to:
(a) provision of adequate building sites suitable to the special needs the type of
use contemplates;
(b) zoning requirements as to lot sizes and dimensions;
(c) needs for convenient access, circulation, control and safety of street traffic.
In general, intersecting streets should be provided at such intervals as to serve traffic adequately and
to meet existing streets or customary subdivision practices. Where no existing subdivision controls,
the block lengths should not exceed one thousand three-hundred twenty (1,320) feet. Where no
existing subdivision controls, the blocks should not be less than five hundred (500) feet in length;
however, incases where physical barriers, property ownership, or individual usage creates conditions
• ORDINANCE NO. 819-97 PAGE 47
• where it is appropriate that these standards be varied, the length may be increased or decreased to
meet existing conditions, having due regard for connecting streets, circulation of traffic and public
safety.
Where long blocks in the vicinity of a school, park or shopping center are platted, the City Council
may require a public walkway near the middle of long blocks or opposite a street that terminates
between the streets at the ends of the block. If required, the walkway shall not be less than four (4)
feet, constructed of concrete, and shall have a concrete walk of a minimum width of four (4) feet
through the block from sidewalk to sidewalk, or curb to curb, or if no street, to the property line
adjacent to school, park or shopping center.
F. LOTS
The lot arrangement and design shall be such that all lots will provide satisfactory and desirable
building sites, properly related to topography and the character of surrounding development.
All side lines of lots shall be at approximately right angles to straight street lines and radial to curved
street lines except where a variation to this rule will provide a better street and lot layout.
No lot shall have less area of width at the building line than is required by the zoning regulations that
apply to the area in which it is located.
• Lots shall be consistent with zoning regulations. Proposed uses shall be shown on the preliminary
plat.
Residential Buildin Lg fines
Building lines shall be shown on all lots in the subdivision but not less restrictive than the zoning
ordinance.
G. LAND UNSUITABLE FOR SUBDIVISION
Any land which, in its natural state, is subject to a 100-year flood or which cannot be properly
drained shall not be subdivided, re-subdivided or developed until receipt of evidence that the
construction of specific improvements proposed by the Subdivider can be expected to yield a usable
building site. Thereafter the Planning and Zoning Commission and City Council may approve plats;
however, construction upon such land shall be prohibited until the specific improvements have been
planned and construction guaranteed.
H. RECREATION AND PUBLIC LANDS
• ORDINANCE NO. 819-97 PAGE 48
Providing adequate sites for recreation, parks, open space, school sites, and other community
facilities is a public necessity in an urban area. The acquisition and improvement of these sites in
step with private development of the area served by them is of mutual benefit to the subdivider and
to the public. Therefore when advised during the preapplication conference that the Parks &
Recreation Open Space Master Plan and/or Comprehensive Land Use Plan shows a need for said
facilities either partially or totally within the proposed development area, the subdivider shall include
in his preliminary plat design sites for such purposes.
I. UNIFIED RESIDENTIAL DEVELOPMENT (PLANNED UNIT DEVELOPMENT)
All proposed unified residential developments, also referred to as planned unit developments, shall
comply with the provisions relating thereto and contained within the Comprehensive Zoning
Ordinance. All streets not dedicated to the public shall be paved to Street Design Standards adopted
by the City of Richland Hills, and shall be maintained by means of a Home Owner's Association,
or other means as approved by the City Council.
Any request to dedicate a private street as a public street shall be approved only if arrangements are
made to bring the street into conformity with all City standards and regulations in effect at the time
of dedication at the cost of affected property owners.
All private streets that intersect with public streets shall be constructed with standard drive type
approaches. In such cases where an unusual condition exists, the City Engineer may approve
. standard intersection approaches if the approval is requested prior to the preparation of the plans.
Private streets will be named and shown on the plat. Private streets shall be indicated as such on the
plat. Street signs for said private streets shall be erected and maintained by the Home Owner's
Association.
J. DRIVEWAYS, PARKING, AND SIGNS
One and Two Family Residential Drivewavs
The location and size of ingress and egress driveways for one and two family residences shall be
subject to the approval of the City Engineer.
Residential driveways to serve single car garages, carports, and/or storage areas shall be not less than
eleven (11) feet nor more than fifteen (15) feet in width, measured at the property line. Residential
driveways to serve two car garages, carports, and/or storage areas shall be not less than eleven (11)
feet nor more than twenty-four (24) feet in width, measured at the property line. When residential
driveways are required to serve three or more car garages, carports, and/or storage areas, the size and
location of the driveway(s) shall be subject to the approval of the City Engineer, after an adequate
engineering analysis of the parking, maneuvering and access requirements. A driveway should not
begin less than fifteen feet (15') from the point of tangency of the corner radius of an intersection.
• ORDINANCE NO. 819-97 PAGE 49
. The radius of all driveway returns shall be a minimum of five feet (5'); however, if in the
professional opinion of the City Engineer, a situation justifies, driveways may be built at an angle
other than perpendicular to the roadway and/or with driveway return radii of as much as twenty feet
(20'). Residential driveways shall not be constructed closer than ten feet (10') apart.
Joint driveway approaches may be approved provided a letter of agreement signed by all adjoining
property owners is delivered to and approved by the City Engineer.
Multi-Family Residential, Commercial and Industrial Driveway
The location of ingress and egress and the size of all multi-family residential, commercial, and
industrial driveways shall be subject to the approval of the City Engineer. Driveways should not
exceed sixty-five percent (65%) of the property frontage. Multi-family residential, commercial and
industrial driveways shall be a minimum of fifteen feet (15') and a maximum of thirty-six feet (36')
in width measured at the property line. When the property frontage is seventy-five feet (75') or
greater, the driveway measured at the property line shall not begin less than five feet (5') from the
property corner. When the property frontage is less than seventy-five feet (75'), the driveway
measured at the property line may begin a minimum of fifteen feet (15') from the property corner,
provided there is not an existing driveway within fifteen (15) feet of the property corner on the
adjacent property. A minimum of twenty (20) feet, measured at the property line, should be
maintained between driveways.
. The radius of all driveway returns shall be a minimum of fifteen feet (15'); however, if in the
professional opinion of the City Engineer a situation justifies, driveways may be built at an angle
other than perpendicular to the roadway and/or with driveway return radii of as much as twenty-five
feet (25'). The larger radius driveway returns may only be approved if a minimum often (10) feet
of tangent curb can be constructed between the driveway returns.
Joint driveway approaches may be approved provided a letter of agreement signed by all adjoining
property owners is delivered to and approved by the City Engineer.
Parkins
Off-street parking shall be provided as required in all the applicable zoning provisions of the Zoning
Ordinance, and shall be paved.
Off-street parking areas shall be maintained by the Owner.
No new "head-in" parking is permitted, except for one and two-family residential. Off-street parking
layouts shall afford the driver the ability to accomplish all maneuvers to enter or exit the parking
spaces on private property.
The area between the property line and curb line and/or edge of pavement (Street Parkway) shall not
ORDINANCE NO. 819-97 PAGE 50
be used for off-street parking.
General
Nothing in this article shall require the changing of existing driveways and/or parking except under
one or more of the following conditions:
1. During widening and/or reconstruction of streets, the driveways will be brought into
conformity with the present standards and head-in parking will be eliminated;
2. During new building construction or major additions and remodeling of existing
buildings all driveways and parking requirements will be brought into conformity
with the present standards and head-in parking will be eliminated;
3. When the City Engineer determines that prevailing traffic conditions require the
elimination of existing head-in parking that makes use of public rights-of--way in
order to correct a serious traffic hazard.
Street Names and Signs
1. Street names. Names of new streets shall not duplicate or cause confusion with the
names of existing streets, unless the new streets are a continuation of or in alignment
• with existing streets, in which case names of existing streets shall be used.
2. Street signs. Street Name and Traffic Control Devices, including school zone
flashing lights, additional traffic signal apparatus, etc. shall be paid for by the
Subdivider or Developer for all intersections within or abutting the subdivision.
Payment shall be made prior to infrastructure construction in the subdivision. Such
signs shall be of a type approved by the City Engineer.
K. STORM DRAINAGE FACILITIES
General
Drainage facilities shall be provided and constructed by the subdivider or developer in accordance
with current design criteria adopted by the City and the Richland Hills Standard Specifications for
Street and Drainage Construction and the following basic requirements:
1. When conditions upstream from a proposed channel or storm drain outside the limits
of the ownership of the subdivider or developer do not permit maximum design flow,
the drainage facilities shall be designed based on potential and fully developed
conditions.
• ORDINANCE NO. 819-97 PAGE 51
• 2. When conditions downstream from a proposed channel or storm drain outside the
limits of the ownership of the subdivider or developer do not permit maximum design
flow, water surface elevations fora 100-year design frequency shall be indicated
considering the downstream condition in order to define the potential flood hazards.
Solutions to protect the property shall be developed.
3. All drainage improvements shall be designed to an acceptable outfall.
4. Where there is a question as to the justification or size of drainage facilities, doubt
will be resolved in favor of additional drainage capacity.
5. The combined capacity of storm drain pipe, street and surface drainage shall contain
the 100 year design flow at the R.O.W. lines. The finish floor elevation shall be at
least one foot (1') above the 100-year flood Base Flood Elevation (BFE).
6. The developer shall install an underground storm drain beginning at the point where
the calculated storm water runoff is of such a quantity that it will overflow the street
at curb height. The storm drain shall be constructed from this point to an approved
outlet where the storm water can be discharged safely without damage or flooding of
adjacent property.
7. The developer may install a concrete lined channel in lieu of installing pipe larger
• than sixty inches (60"). When the pipe required to meet these subdivision regulations
is less than sixty inches (60"), the flow from this rain event must be carried in such
a pipe. When an open channel is necessary, it shall be at the rear of residential lots
and meet the requirements of "North Central Council of Government Standard for
Public Works Construction." In the event it is necessary to locate the drainage
facility adjacent to and parallel to a street it shall be a closed conduit even though
pipe sizes larger than sixty inches (60") are required.
8. A permanent six foot (6') chain link fence or other fence meeting the requirements
of the City shall be constructed to enclose the channel area where it is adjacent to
residential lots and also in other cases where it is deemed necessary to restrict access
to the channel.
9. All drainage facilities shall be constructed on public right-of--way or easements
dedicated for the purpose. Drainage easements shall be of a sufficient size to permit
access for maintenance of the drainage facility.
10. When a drainage ditch or storm drain pipe, culvert or bridge is proposed, calculations
shall be submitted showing basis for design.
11. When a drainage channel, storm drain pipe, culvert or bridge is proposed, completed
• ORDINANCE NO. 819-97 PAGE 52
• plans, profiles and specifications shall be submitted, showing complete construction
details and detailed cost estimate.
12. The subdivider or developer shall indicate present DA's Izs~ Iioo~ Q2s~ and Q,oo•
13. The subdivider or developer shall indicate proposed DA's Izs, I,oo, Qzs, and Q,oo•
14. The subdivider or developer shall indicate both present and proposed contours and
direction of drainage.
15. Any present adverse drainage problems shall not be made worse.
16. Proposed drainage shall flow to drainage easements, storm drain facilities and/or
publicly dedicated streets only.
17. Existing capacities of drainage easements, storm drain facilities and/or publicly
dedicated streets shall be indicated.
18. Existing capacities of drainage easements, storm drain facilities and/or publicly
dedicated shall not be exceeded.
19. Directing or allowing drainage onto private property will not be allowed.
• Design Criteria
Drainage requirements shall be based on the Rational Method of Design (Q =CIA).
Q = Discharge or surface runoff in cubic feet per second.
C = Coefficient of runoff -
0.35 for parks and undeveloped areas
0.50 for single family or duplex residential areas
0.80 for multi-family residential areas
1.00 for paved, commercial, and industrial areas
I = Intensity of runoff in inches per hour.
A = Drainage areas in acres.
A minimum time of concentration often minutes shall be used, with detailed computation made to
determine the exact time of concentration to each inlet facility.
• ORDINANCE NO. 819-97 PAGE 53
Design Storm Frequency
• Maximum Allowable Recommended
Description of Time of Design
Area To Be Concentration Frequency
Type of FacilitX Drained {Minutes) Years
*Storm Sewers Residential, 20 25
Commercial and
Manufacturing
*Culverts, Any type of area 30 100
Bridges, less than 100
Channels and acres
Creeks
*Culverts, Any type of area 45 100
Bridges, greater than 100
Channels and acres but less than
Creeks 1,000 acres
*Culverts, Any type of area 60 100
Bridges, greater than 1,000
Channels and acres
Creeks
• *In all cases, the discharge from a 100-year rain event for "fully developed conditions" shall be
completely carried within a drainage easement and/or R.O.W.
L. WATER FACILITIES
General
All subdivisions developed subsequent to this ordinance shall be provided with an approved water
system. In the absence of specific standards contained in this ordinance, all water supply,
distribution, pumping, and storage improvements shall be designed in accordance with the most
current standards of the American Water Works Association and the most current edition of "Rules
and Regulations for Public Water Systems" of the Texas Department of Health Resources and Texas
Natural Resources Conservation Commission (TNRCC) Regulations. Materials and construction
shall meet the requirements of Richland Hills standard details and specifications for water and
sanitary sewer construction.
Basic Requirements
1. All water mains in residential areas shall be a minimum of six inches (6") in size and
looped. Water mains in industrial and commercial areas shall be a minimum eight
inches (8") in size.
• ORDINANCE NO. 819-97 PAGE 54
• 2. The City may participate in the cost of any oversize lines required to serve land areas
and improvements beyond the subdivision. The City's participation will be the
difference in the actual construction cost of the oversized line and the estimated
construction cost, as determined by the City's Engineer, of the line properly sized to
serve only the land area of the development.
3. The cost of mains larger than six inches (6") must be borne by the subdivider or
developer if such larger main is required to adequately serve the subdivision.
4. Standard fire hydrants shall be installed as a part of the water distribution system.
Fire hydrants in a mercantile and industrial area shall be on street intersections and
so located that there will be a fire hydrant every three hundred (300) feet. Fire
hydrants in a residential area shall be located on all street intersections and not over
five hundred feet 500') apart. Fire hydrants shall be considered as the actual fire
hydrant, six inch (6") valve, "tee," and the necessary piping.
5. Valves of approved design shall be installed at the intersections of all water mains
so as to provide for proper maintenance and operation of the system and to provide
a means of shutting off the supply to portions of the systems for repairs. Sufficient
valves shall be installed to cause no more than fifteen (15) lots to be out of service
in the event of a water main break.
• 6. The depth of cover shall be a minimum of thirty-six inches (36") below finished
grade.
7. Pipeline Markers will be used to locate road crossings and cross country lines in rural
areas.
8. Valve markers shall be provided in rural areas.
9. Corporation stops and meter boxes shall be provided at all services.
10. Adequate Air Relief, draining, and flushing valves must be provided for flushing,
disinfection, daily operation requirements, and repairs.
11. All water mains installed within a subdivision must extend to the borders of the
subdivision as required for future extensions of the water distribution system
regardless of whether or not such extensions are required for service within the
subdivision. At the end of such water main, a fire hydrant assembly shall be installed
plus an additional valve for any future extensions.
M. SANITARY SEWERAGE FACILITIES
• ORDINANCE NO. 819-97 PAGE 55
General
• All subdivisions developed subse uent to this Ordinance shall be rovided with an a roved
q p pp
sewerage disposal system conforming to the current criteria adopted by the City and the
requirements of Texas Natural Resource Conservation Commission Regulations. Materials and
construction shall meet the requirements of Richland Hills Standard Details and Specifications for
Water and Sanitary Sewer Construction.
Basic Requirements
1. No sanitary sewer main shall be less than six inches (6") in nominal diameter.
Sanitary sewer mains of six inches (6") diameter can only be installed when all four
(4) of the following criteria are met:
(a). the main is less that 2501ineal feet in length;
(b). the main is installed straight (NOT on a curve);
(c). there is no possible way the main can be extended onto in the future:
and
(d). manholes are installed on both ends of the six inch (6") main.
2. All sanitary sewers shall be designed with consideration for serving the full drainage
area subject to collection by the sewer in question except as modified with the
concurrence of the City's Engineer because of the projected rate of development or
the financial feasibility of the proposed extension.
3. Manholes shall be located at all intersections of other sanitary sewers and at
intermediate spacings along the line. Generally the maximum spacing should not
exceed five hundred feet (500'). Manholes should be located at all changes in grade
and at the ends of all sanitary sewers that will be extended or not extended; i.e.,
clean-outs will not be allowed.
4. Sanitary sewers should be designed with straight alignment whenever possible.
When horizontal curvatures must be used, the smallest radius should be determined
by the pipe manufacturers data, but in no case less than a one hundred (100) foot
radius shall be used.
5. All sanitary sewers shall be designed 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 an "n" value of 0.013.
ORDINANCE NO. 819-97 PAGE 56
6. No connection shall be made to any sanitary sewerage system within the City which
• will permit the entrance of surface water and waste of other than domestic sewage
characteristics.
7. All materials and workmanship incorporated in the sanitary sewage system
extensions shall be in accordance with the currently adopted Richland Hills Standard
Details and Specifications for Water and Sanitary Sewer Construction.
8. All lateral and sanitary sewer mains installed within a subdivision must extend to the
borders of the subdivision as required for future extensions of the collecting system
regardless of whether or not such extensions are required for service within the
subdivision.
9. All service laterals below areas proposed to be paved shall be installed and properly
backfilled prior to compaction of the subgrade and placement of the paving.
10. Any service lateral used for the discharge of industrial waste into the City's sanitary
sewers shall have a control manhole constructed and maintained by the discharger of
the industrial waste. The control manhole shall be constructed downstream from any
storage tanks or pretreatment works and shall be used by the City for sampling and
monitoring the industrial waste.
•
• ORDINANCE NO. 819-97 PAGE 57
SECTION 12: FACILITIES AGREEMENT
• Facilities A reement
The subdivider shall be required to enter into an agreement with the City which will govern his
subdivision if there are off-site utility extensions, off-site street extensions and/or modifications,
perimeter street construction and/or modifications, perimeter street ordinance responsibilities,
sidewalk ordinance responsibilities, pro-rata payments, city participation and cost, escrow deposits
or other future considerations, waivers granted to the ordinance or other nonstandard development
regulation. This agreement shall be based upon the requirements of this section and shall provide
the city with specific authority to complete the improvements required in the agreement in the event
of failure by the developer and to recover the full legal cost of such measures. The City may
subordinate the facilities agreement to the prime lender if provided for in said agreement.
The facilities agreement shall be a legally binding agreement between the City and the developer
specifying the individual and joint responsibilities of both the City and the developer. Unusual
circumstances relating to the subdivision shall be considered in the facilities agreement such that the
purpose of this ordinance is best served for each particular subdivision. Such facilities agreement
may stipulate pro-rata payments, city participation in unusual facilities, escrow deposits or other
payments for future facilities, waivers granted to this ordinance and other particular aspects of the
development. The developer shall include in such agreement a hold harmless indemnity clause
agreeing to hold the city harmless against any claim arising out of this developer's subdivision or any
• actions taken therein.
The developer shall have a continuing responsibility under this facilities agreement after the filing
of the final plat and until all facilities and improvements required under this facilities agreement have
been completed. When the construction of required improvements has proceeded to the point that
certain parts of the subdivision are adequately served, the City Manager may release specified
portions of the subdivision prior to the completion of all improvements. This shall not be done if
the release of such improvements would jeopardize or hinder the continued construction of required
improvements, and the facilities agreement shall remain in force for all portions of the subdivision
for which a release has not been executed.
The facilities agreement shall be recorded in the Tarrant County Courthouse at the same time the
final plat is recorded.
II.
Penalty Clause. Any person, firm or corporation who shall violate any of the provisions of
this Ordinance or who shall fail to comply with any provision hereof shall be guilty of a
misdemeanor and, upon conviction, shall be subject to a fine not to exceed Five Hundred Dollars
($500.00), and each day that such violation continues shall constitute a separate offense and shall
be punishable accordingly. Prosecution or conviction under this provision shall never be a bar to
• ORDINANCE NO. 819-97 PAGE 58
any other remedy or relief for violations of this Ordinance.
III.
Severability Clause. That it is hereby declared to be the intention of the City Council that
the sections, paragraphs, sentences, clauses and phrases of this ordinance are severable, and if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared invalid or
unconstitutional by the valid judgement or decree of any court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have been enacted the City Council
without the incorporation in this ordinance of any such invalid or unconstitutional phrase, clause,
sentence, paragraph or section.
IV.
Effective Date. This ordinance shall be in full force and effect from and after its passage and
publication as provided by the Richland Hills City Charter and the laws of the State of Texas.
PRESENTED, GIVEN FIRST READING AND APPROVED at the regular meeting of the
Richland Hills City Council on the 10th day of ,Tune , 1997, by a vote of ~ ayes, ~
_ nays, and ~ abstentions.
~ "~p~'•, APPROVED:
.
~
~
r- :~-~.y
e ~ fr 4
C.F. Kelley, Mayor
• ~ ~ ~ ~
ATTEST:
a ~ ~s
~
Terri s, City Secretary
APPROVED AS TO FORM AND LEGALITY:
1
aul F. Wiener ie, City Attorney
ORDINANCE NO. 819-97 PAGE 59