HomeMy WebLinkAboutAgenda UDCAC 03.01.2016Notice of Meeting for the
Unified Development Code Advisory Committee
of the City of Georgetown
March 1, 2016 at 3:00 PM
at Historic Light and Water Works Building, 406 W. 8th Street, Georgetown, Texas
78626
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Regular Session
(This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose
authorized by the Open Meetings Act, Texas Government Code 551.)
A Call to Order
Public Wishing to Address the Board
On a subject that is posted on this agenda: Please fill out a speaker registration form which can be
found at the Board meeting. Clearly print your name, the letter of the item on which you wish to speak,
and present it to the Staff Liaison, preferably prior to the start of the meeting. You will be called
forward to speak when the Board considers that item.
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a
written request with the Staff Liaison no later than one week prior to the Board meeting. The request
must include the speaker's name and the specific topic to be addressed with sufficient information to
inform the board and the public. For Board Liaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
B As of the deadline, no persons were signed up to speak on items other than what was posted on the
agenda.
Legislative Regular Agenda
C Consideration of the minutes of the January 19, 2016 meeting of the Unified Development Code
Advisory Committee.
D Review and discussion of certain road standards in UDC Chapter 12. Jordan Maddox, AICP,
Principal Planner and Nat Waggoner, PMP, Transportation Analyst
E Review and discussion of proposed amendments to UDC Chapter 13. Jordan J. Maddox, AICP,
Principal Planner and Wesley Wright, PE, Engineering Director
F Review and discussion of proposed amendments to UDC Chapter 3. Valerie Kreger, AICP,
Principal Planner and Jordan Maddox, AICP, Principal Planner
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G Discussion regarding the regularly scheduled day of the meetings of the Unified Development
Code Advisory Committee.
Adjournment
CERTIFICATE OF POSTING
I, Shelley Nowling, City Secretary for the City of Georgetown, Texas, do hereby certify that this
Notice of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general
public at all times, on the ______ day of __________________, 2016, at __________, and remained
so posted for at least 72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Shelley Nowling, City Secretary
Page 2 of 28
City of Georgetown, Texas
Unified Development Code Advisory Committee
March 1, 2016
SUBJECT:
Review and discussion of certain road standards in UDC Chapter 12. Jordan Maddox, AICP,
Principal Planner and Nat Waggoner, PMP, Transportation Analyst
ITEM SUMMARY:
Staff has been working internally and with Williamson County to overhaul the transportation
provisions of the code. There are many major components of the chapter that include sidewalks,
traffic studies, subdivision connections points, etc. and language on those subjects will return to
the Commission at a later date. For the March meeting, staff wants to focus on street sections and
technical standards. At the May meeting, street layout and neighborhood design requirements,
including internal and external street connectivity standards, will be presented.
Key points from the presented material from Chapter 12.
* Re-organization of the chapter to distinguish between the regional, comprehensive plan
roadways and local neighborhood streets.
* Increase the ROW and pavement width of Major Collectors
* Add additional ROW at intersections of Comprehensive Plan roadways
* Introduce an Unloaded Residential Collector. De-emphasize Loaded Collectors by reducing
speed, ADT capacity and removing shared driveway ability
* Increase pavement on local streets to 31 feet from 28 feet – fire code
* Make provisions for alternative streets, including streets with one-sided parking in limited
circumstances, context-sensitive design tying street design to land use context, streets with
incorporated street trees in the ROW and shorter setbacks, and streets associated with the City's
mixed-use zoning district
* Require dedication and construction of regional trails as a public improvement with
development, per the Trails Master Plan.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
Chapter 12 Draft 2.25.16 Backup Material
Page 3 of 28
Chapter 12 Pedestrian and Vehicle Circulation
Section 12.01 General
12.01.010 Purpose
The planning for an integrated vehicle, pedestrian, and bicycle transportation network is
essential for the continued efficient movement of people and goods. These standards ensure
that public roads, sidewalks and trails in the city limits and the extraterritorial jurisdiction are
of a sufficient quality to ensure public health, safety, and welfare; and that the comprehensive
network has sufficient connectivity and access from residential areas to commercial and
employment centers to promote the safe, orderly, and healthful development of the City. The
City’s Comprehensive Plan shall serve as a guide for the location and functionality of a
cohesive and integrated transportation network.
An interconnected street system is necessary to ensure that streets function in an
interdependent manner, provide adequate access for emergency and service vehicles, enhance
walkability by ensuring connected transportation routes, and provide continuous and
comprehensible traffic routes. Adequate streets shall be provided such that the arrangement,
character, extent, width, and grade of each shall be considered in their relation to existing and
planned streets, to the topographical conditions, to the public safety and convenience, and to
their appropriate relationship to the proposed use of the land to be served by such streets.
12.01.010 Authority
The provisions of this Chapter are adopted pursuant to Texas Local Government Code
Chapters 211 and 212, and the City Charter.
12.01.040 Applicability
A. The standards of this Chapter apply to all development within the jurisdiction of the
City of Georgetown.
B. All required improvements shall be designed to the City standards set forth herein, and
as described in the Construction Specifications and Standards Manual or any specially-
developed constructions standards provided by the Development Engineer.
C. No development shall be approved until conformance to these standards is
demonstrated.
Section 12.02 Comprehensive Plan Thoroughfares
The City’s Comprehensive Plan includes elements for Regional Trails and an Overall
Transportation Plan. Goals from the Overall Transportation Plan include:
A. Improve the local roadway system, including new thoroughfare linkages to enhance
connectivity, improved and coordinated traffic signalization, and access management
standards.
B. A functional, well-integrated, multi-modal transportation system providing a variety of
choices.
C. Reduce reliance on single-occupant automobile traffic and enhance bicycle and
pedestrian mobility and accessibility by encouraging compact land use development.
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D. Provide for a high degree of safety for motorists, transit users, pedestrians and bicyclists.
E. Discourage through-traffic on collector and local streets
F. Preserve right-of-way for future roadway development and expansion
12.02.010 General
It is necessary and desirable to obtain rights-of-way for off-site, abutting, and internal streets
to support new development at the time of platting or development of the land. All
development shall provide for adequate roads to support proposed development through
compliance with the following minimum standards governing dedication and improvement
of internal roadways and adjacent thoroughfares. For purposes of this Section “adjacent
thoroughfares” shall include thoroughfares abutting the proposed subdivision, whether
located within the boundaries of the subdivision or within public rights-of-way. Each
development shall provide for the continuation of all streets depicted on the City’s Overall
Transportation Plan, approved Concept Plans, plats, or other City-approved document
depicting a planned street connection.
The precise alignment of thoroughfares included in the Overall Transportation Plan may be
varied to allow adjustments that increase the compatibility of the right-of-way with natural or
man- made features such as steep slopes, waterways, wildlife habitats, neighborhoods,
historic structures, or existing roadways.
12.02.020 Minimum Road Standards
A. Standards and Specifications
The property owner shall dedicate and improve all required rights-of-way for internal
roadways and adjacent thoroughfares in accordance with the classification of streets
contained in the Comprehensive Plan. Utility assignments within street rights-of-way
can be found within the City’s adopted Construction and Specifications Manual
B. Dedication and Improvement of Internal Roadways and Adjacent Thoroughfares
1. The property owner shall dedicate and improve one-half of the right-of-way
necessary to meet the specification in the Comprehensive Plan.
2. In addition to meeting the dedication and improvement requirements to meet the
minimum Comprehensive Plan specifications, the City may require additional land
and improvements for rights-of-way for adjacent thoroughfares where necessary to
achieve adequacy of the road network and where such additional land and
improvements are proportional to the traffic impacts generated by the proposed
development, depending on factors such as the impact of the development on the
adjacent thoroughfare, the timing of development in relation to need for the
thoroughfare, and the likelihood that adjoining property will develop in a timely
manner.
3. In the case of adjacent frontage or service roads for State and Federally designated
highways, the property owner shall dedicate sufficient right-of-way and make
authorized improvements in order to provide an adequate road network to serve the
development.
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C. Participation in Costs of Improvements
The City may participate in the costs of improvements required by this Section in order
to achieve proportionality between the traffic impacts created by the proposed
development and the obligation to provide adequate roadways. In such cases, the
property owner shall be responsible for the entire initial costs of road improvements,
including design costs. Reimbursement of the City’s agreed share of the costs shall be
made as funds become available. The construction of improvements and the provisions
for participation in costs by the City shall be included in a subdivision improvement
agreement.
12.02.030 Comprehensive Plan Classifications
Table 12.03.030
Standard Regional Trail Major Collector Minor Arterial Major Arterial
Average Daily Trip (ADT)
Range or <LOS “C” --- 1-2500 2501-12,500 12,501-24,000
Right-of-way
(min. feet) 20 78 110 135
Right-of-way at
intersections (feet) --- 90 122 147
Median Width (feet) ---
--- 24 24
Paved Width (feet) 10 47 51 75
Lanes (number of) --- 4 4 6
Lane Width --- 11 12 12
Parking ---
Interim only Prohibited Prohibited
Bikeway Lanes (feet) ---
Interim only 5 5
Sidewalks (feet) 10 6 6 6
Sidewalk/Trail
Clear Zone (feet)
---
8 10 15
Design Speed (mph) ---
35 40 45
Table Notes
1. All Right-of-way (ROW) and paved widths listed in the table are minimum dimensions.
Additional ROW and/or ROW reservation easements may be required by the Development
Engineer or by TxDOT for the future expansion of specific roadways or due to drainage,
utilities, or to meet other provisions of the Comprehensive Plan or this Code. Public Utility
Easements (PUE) shall be required along every street right-of-way per Section 13.03 of this
Code.
2. Right–of-way at intersections of any Comprehensive Plan roadway are increased 12 feet for
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a distance of 200 feet from the right-of-way of the intersecting roadway.
3. All paved width dimensions are measured from face-of-curb to face-of-curb and include the
street gutter.
4. Sidewalks are required on both sides of all streets, unless otherwise indicated in the table.
Sidewalk or Trail clear zone separation may be required by ASHHTO in excess of the
standards of the table.
5. No driveway access to platted single-family or two-family lots nor alleys are permitted on
Comprehensive Plan Roadways, nor from any State Highway, farm to market road, ranch
road, or numbered County road.
6. A Major Collector serving non-residential and multi-family development may be striped on
an interim basis for two through lanes with parking on each side or two through lanes with a
center turn lane and bikes lanes at the discretion of the Development Engineer.
7. Major collectors located within a residential subdivision shall include a minimum 12-foot
landscaped median separating travel lanes. Such collectors have a maximum street length of
1500 feet, unless it is a Comprehensive Plan roadway.
8. Major Arterials may be designed intermittently at 40 mph at the discretion of the
Development Engineer.
9. Cul-de-sacs are not permitted on collectors or arterials.
10. Landscape lots and signage are prohibited within any part of the right-of-way on a
comprehensive plan roadway or trail.
11. Highways depicted on the Overall Transportation Plan shall follow the minimum
requirements of a Major Arterial. Additional right-of-way may be required.
Section 12.03 Local and Neighborhood Streets
The neighborhood street network shall form an organized, connected pattern that defines the
community both functionally and visibly. Streets shall take the form of two-way streets, two
one-way streets separated by a landscaped median or a residential lane and shall be designed
to respect and follow the existing terrain and natural contours. Streets should, when possible,
parallel existing tree lines, minimize construction and grading costs, promote pedestrian
movement and minimize crossing of open space areas. In addition, streets should be designed
to be short in length with cross-street access and traffic calming measures, when appropriate,
to promote safety and discourage speeding.
12.03.010 Developer Responsibilities
The developer is responsible for payment of all costs of materials and installation of all
infrastructure and public improvements required by this Chapter, unless otherwise specified.
All streets shall be platted as public right-of-way according to the standards described in this
Chapter. Private streets may be considered within the ETJ in accordance with the Williamson
County Subdivision Regulations, or within the city limits through a Planned Unit
Development or Mixed-Use Regulating Plan. Private streets shall meet all requirements of this
Chapter. Driveways functioning in a similar fashion to a private street may not provide access
to more than four (4) lots before a public street is required.
Page 7 of 28
12.03.020 Local Street Classifications
Table 12.03.020 Neighborhood Street Classification Standards
Standard Alley Residential
Lane Local Street
Residential
Collector -
Loaded
Residential
Collector -
Unloaded
Right-of-way
(min. feet)
20
(private) 50 50 65 50
Paved Width (min.
feet) 15 20 31 37 25
Design Speed
(mph) --- 30 30 30 35
Street Length (feet) 1200 300 1000 1500 1500
Average Daily Trip
(ADT) Projected
Range or <LOS “C”
--- 1-800 1-800 801-1200 801-2500
Driveways
Permitted Yes No Yes Yes No
Parking Prohibited Pull-out
parking only 2 Sides 2 Sides Prohibited
Sidewalks (feet) None 5 5 6 6
Sidewalk/Trail Clear
Zone (feet) - Zero Zero 5 6
Table Notes
1) All ROW and paved widths listed in the table are minimum dimensions. Additional right-of-
way and/or easements may be required by the Development Engineer due to drainage,
utilities, or to meet other provisions of this Code. Public Utility Easements (PUE) shall be
required along every street right-of-way per Section 13.03 of this Code.
2) All paved width dimensions are measured from face-of-curb to face-of-curb. Streets
approved for a ribbon curb are measured from outside to outside of the ribbon curb.
3) Sidewalks are required on both sides of all streets, unless otherwise indicated in the table.
Sidewalk or Trail clear zone separation may be required by ASHHTO in excess of the
standards of the table.
4) All alleys shall have at least two direct access points to public streets. Alleys shall be platted
in a private lot with full public access rights including public safety and utilities.
5) Residential Lanes require alleys in order to provide access to the lots fronting on the lane.
6) Unloaded Residential Collectors shall not have residential lots fronting on the roadway, nor
permitted access to residential lots. Access to parkland, amenity centers, or common areas
is permitted.
7) Driveway access to Single-family or Two-family dwelling units on Loaded Residential
Collectors is permitted when spaced 100 feet apart measured from center to center of
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driveway. Shared driveways are not permitted on residential collectors.
8) Loaded Residential Collectors shall have curbed bulb-outs measuring 15x6 feet in the
parking lanes located every 250 feet and at all intersections.
9) Residential Collectors may not exceed 14 feet lane width. Bike Lanes or other striping will be
necessary for pavements that have driving lanes exceeding 14 feet.
10) Collectors shall end at a 4-way public street intersection in accordance with the Subdivision
and Street Design Standards below. Collectors shall not end with a cul-de-sac or other turn-
around.
11) Unloaded Residential Collectors and subdivisions that meet the Residential Rural/Estate
Subdivision Exemption may construct ribbon curbs in lieu of curb and gutter. Drainage for
such subdivisions and streets shall follow the requirements in this Code.
12.03.030 Alternative Streets
• Streets with one-side parking.
o Applies to locals and loaded residential collectors in conservation subdivisions,
residential rural estate subdivisions, or by subdivision variance. Bump-out design
with signage clearly marking and identifying parking lane required.
• Context-Sensitive Design
o OTP Section 4
• Street Tree Option
o 11.5-foot parkway for shade trees
• Mixed-Use Streets
o Streets identified in Section 4.11 as urban street types serving properties zoned MU
(Mixed-Use)
Section 12.04 Subdivision and Street Design
Placeholder
Section 12.05 Design and Technical Standards
1. Street Design and Geometry
Street curves shall be designed in accordance with design speed standards established in
this Chapter in conjunction with the AASHTO Manual. Exceptions to the curve
standards and design speeds for local streets may be considered at the discretion of the
Development Engineer. Exceptions for collector-level and higher roadways shall be
considered a subdivision variance. Any approved design speeds differing from the
standards shall require advisory signage.
a. Vertical and horizontal curves shall be designed in accordance with AASHTO
standards.
b. Reverse curves shall be separated by a minimum tangent of 100 feet.
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c. The maximum deflection in alignment permitted without use of curve shall be
ten (10) degrees.
d. Street tangents shall not exceed 600 feet.
2. Intersection Alignment
a. All streets shall intersect at a 90 degree angle, except where existing conditions
will not permit. Variations of up to 15 degrees on local streets and more than five
(5) degrees on major streets may be approved by the Development Engineer.
b. Each new street intersecting with or extending to meet an existing street shall be
tied to the existing street on center line with dimensions and bearings to show
relationship. Where off-sets in alignments of local streets or Loaded Residential
Collectors are, in the opinion of the Development Engineer, unavoidable due to
natural features or other unique elements of the land, such off-sets may be
included provided the distance between center lines is not less than 125 feet.
3. Turning Radius
a. All local and collector street corners shall have 15 foot radii, except acute corners
which shall have a radii of 25 feet. All intersections and cul-de-sacs shall include
a 25-foot inside, 50-foot outside turning radius for fire apparatus. Collectors and
Arterial streets shall have a minimum corner radii of 25 feet. No buildings, sign,
or parking shall be allowed in the area between the corner curves and the chord
connecting the ends of the curves except as approved by the Development
Engineer.
b. All street intersections containing one or more residential collector level and
above streets, shall include 25-foot right of way flares/cutbacks. The 25-foot
flare/cutback will be measured along the tangents from the point of intersection
of the two right-of-way lines.
c. Cul-de-sac turn-arounds shall have a minimum paved radius of 50 feet and 60-
foot R.O.W. for a single- family and two-family use and 60 feet pavement and 70-
foot R.O.W. for other uses.
4. Intersection Visibility and Sight Triangle
It is imperative for public safety that street visibility be preserved, particularly at
intersections within the established sight triangle. Sight visibility shall be established
with the following requirements:
a. At the intersection of two local streets, a sight triangle shall be based on the back
of the curb or edge of pavement where no curbs are in existence. On all other
street intersections, the sight triangle shall be based on the right-of-way. The
sides of the sight triangle shall extend for 25 feet along the right-of-way/curb
from the projected intersection of said right-of-way/curb. Where the right-of-
way/curb curves as the intersection is approached, the tangents at the points of
beginning for the corner curve shall be projected to determine the origination of
the sides of the sight triangle.
b. No construction, planting, or grading shall be permitted to interfere with the
sight triangle between the heights of three (3) and eight (8) feet measured from
the crown of the street, except as approved by the Development Engineer.
Outside of the established sight triangle, the Development Engineer or designee
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has the authority to determine that any natural or manmade objects in the right-
of-way or beyond that interfere with street visibility, shall be ei removed,
shortened, or otherwise altered to restore visibility.
5. Street Curbs
Allowed curb types include stand-up curb and gutter, rollover/mountable curbs, and
ribbon curbs, designed and constructed consistent with the Construction Specification
Manual. Certain curb types may be warranted in areas due to drainage or other
consideration, at the approval of the Development Engineer. Mountable and ribbon
curbs require a clear zone safety separation between sidewalks, detailed in Section 12.08.
6. Street Lights
Street lights shall be required along all streets at intervals not to exceed 300 feet, all street
intersections, and at the terminus of a cul-de-sac, except in Residential Rural/Estate
Subdivisions. The type, size of luminaire, location, size of street light service, and
installation shall be determined by the City’s Electrical Engineer or designee. Installation
procedures, street light standards and mounting poles shall be governed by the
Construction Specification Manual.
In a Residential Rural/Estate subdivision, installation of street lights shall only be
required at any intersection entering the subdivision. The subdivider shall be
responsible for the installation and capping of electrical conduits at all street
intersections so as to allow for future installation of street lights.
7. Street Trees
Street trees are permitted in the right-of-way only through the approved local street
cross-section that is designed specifically for street trees. All other trees planted along
streets shall be located in the front yard outside of the public utility easement, unless
otherwise approved by the Director. Street trees planted within the right-of-way shall be
planted in a parkway that is at least 10 feet in depth, be spaced a minimum of 30 feet
apart, installed with a surrounding root barrier impeding root growth towards the curb
and sidewalk, and all tree species shall be approved by the Urban Forester on the
Construction Plans. Street trees shall be maintained by the adjacent property owner,
property owner association, or special district and a maintenance agreement and plat
note shall be established prior to recordation of the final plat for the subdivision.
8. Driveway Standards
All driveways to public or private streets shall require a permit through a Site
Development Plan, Building Permit, or Driveway Access Permit, in accordance with the
terms of this Code.
a. A traffic study may be required for a Driveway Access Permit or Site
Development Plan at the discretion of the Development Engineer per Section 3.19
of this Code.
b. Driveways shall be no wider than 30 feet, except where a median is present
within the driveway. When a median is desired or required, the driveway width
shall not exceed 45 feet and the median shall be constructed with a rollover curb.
On roadways operated by the Texas Department of Transportation (TxDOT), the
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Development Engineer may defer to TxDOT in circumstances where these
standards are not practical.
c. Residential driveways shall be separated from a street intersection by a
minimum of 50 feet, measured from the right of way to the center of the
driveway.
d. Commercial driveways shall be separated from a street intersection in
accordance with table 12.07.030, measured from the right of way to the center of
the driveway,
e. The Development Engineer shall have the authority to require the closure or
relocation of existing driveway access points where multiple access points to the
site are available.
Table 12.07.030 Driveway Spacing
Commercial Driveway Spacing
Posted Speed (MPH) Driveway Spacing (Feet)
< 30 200
35 250
40 305
45 360
50 425
Minimum Connection Spacing Criteria for Highway Frontage Roads
Minimum Connection Spacing (feet)
Posted Speed (MPH) One-Way Frontage Roads Two-Way Frontage Roads
<30 200 200
35 250 300
40 305 360
45 360 435
>50 425 510
Page 12 of 28
Desirable Spacing between Highway Exit Ramps and Driveways
Total Volume
(Frontage Road + Ramp)
(vph)
Driveway or Side Street Volume
(vph)
Spacing
(feet)
Number of Weaving Lanes
2 3 4
< 2500 < 250 460 460 560
> 250 520 460 560
> 750 790 460 560
> 1000 1000 460 560
>2500 < 250 920 460 560
> 250 950 460 560
> 750 1000 600 690
> 1000 1000 1000 1000
* The standards in this table are included with Cit y of Georgetown Driveway Spacing Study based on
AASHTO sight distance standards, adopted July 2001; and the City of Georgetown, Access
Management Policy adopted December 2003.
Section 12.08 Pedestrian and Bicycle Mobility
12.08.010 General
A. Comprehensive Plan Requirements
Any sidewalk, pedestrian path /trail /greenbelt or bicycle trail identified within the City
Sidewalk Master Plan, Overall Transportation Plan or the Parks Recreation and Open Space
Master Plan shall be required of the developer at the time of development.
B. Sidewalk Requirements
1. Sidewalks shall be constructed on both sides of all streets to the minimum widths
described in Tables 12.03.030 and 12.04.020 of this Code. Sidewalks shall be
constructed consistent with the Construction Specifications and Standards Manual
and in conformance with the requirements of the Americans with Disabilities Act.
2. Sidewalks located within a one-quarter mile radius of an existing park, school, or
land owned by a public school district for the purpose of a future school, shall be at
least six (6) feet in width with an established clear zone from the back of curb of at
least three (3) feet.
3. Sidewalks located within the Downtown Overlay District shall comply with the
design standards in the 2003 Downtown Master Plan, as amended.
4. Buildings requiring a new construction building permit shall require a sidewalk
built to current standards and specifications if no sidewalk exists or if the existing
sidewalk is deemed unsafe.
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5. Sidewalks constructed along an Overall Transportation Plan roadway and/or as part
of a Site Development Plan shall be located within the street’s public utility easement
and shall be maintained in perpetuity by the property owner and their successors.
Public access shall be granted and depicted on the plat, Site Development Plan or a
separate recorded easement or plat. Easements shall be required for sidewalk
connections to future adjacent sidewalks and recorded accordingly.
6. Pedestrian access ways from public sidewalks to buildings that are open to the
public shall follow a reasonably direct path from the sidewalk to the main entry
point of the building.
7. Sidewalks constructed as infill, retrofitted, or rehabilitation projects should follow
the standards of this Chapter where practical to do so, but consideration shall be
given to the built and natural environment when locating such sidewalks.
C. Trails
Regional Trails depicted on the Trails Master Plan shall be dedicated and constructed at the
time of development as a public improvement in the general locations and alignments
depicted therein.
1. If the trail is not located on public property, a minimum of 20 feet of right-of-way or
public access easement, as approved by the Parks Director, shall be dedicated.
2. The minimum width of the trail shall be ten (10) feet, constructed to the standards
depicted in the Trails Master Plan, or otherwise approved by the Parks Director.
3. Trails and sidewalks do not count against the impervious cover percentage.
4. Trails shall be constructed in accordance with the Trails Master Plan and American
Association of State Highway and Transportation Officials (AASHTO) standards,
whichever is most stringent.
D. On-Street Bicycle Facilities
1. Bikeways identified in the City's Overall Transportation Plan and Downtown Master
Plan are to be designed to accommodate the necessary criteria as stated in this
section, the described plans, and the Construction Manual.
2. Where provided, bikeways should be designed and located so as to separate
bicyclists from other vehicular and pedestrian traffic. Two-way bikeways should be
avoided along roadways.
3. Design and construction of all bicycle facilities shall meet or exceed standards set
forth in the “Guide for Development of Bicycle Facilities” published by the
American Association of State Highway and Transportation Officials (AASHTO).
Signing and pavement markings for such facilities shall be in accordance with the
Manual on Uniform Traffic Control Devices (MUTCD).
Page 14 of 28
City of Georgetown, Texas
Unified Development Code Advisory Committee
March 1, 2016
SUBJECT:
Review and discussion of proposed amendments to UDC Chapter 13. Jordan J. Maddox, AICP,
Principal Planner and Wesley Wright, PE, Engineering Director
ITEM SUMMARY:
Chapter 13 is primarily focused on non-transportation public infrastructure requirements, such as
water/wastewater, electric, easements, etc. Staff has spent time cleaning up language and refining
certain objectives. The draft presented to the Committee is still in rough form and additional
language will likely be added before the next meeting. Parkland and Special Districts are still in
development and will be discussed at the May UDC meeting.
Key changes to the chapter at this point are listed below:
* Organizes the chapter in a more linear fashion for each type of utility
* Subdivision’s 80% Rule (for small projects)
Clarification of applicability and narrower interpretation
Ensures Stormwater, ROW, fire flow, utility master plan line, sidewalks
* Returns a subdivision variance process to certain sections
Water, wastewater and electric exceptions for extraordinary circumstances
* New section for electric requirements
Clarifies where underground electric is required
* Prohibit planting of Shade Trees within a street PUE on a typical street section
* Require partial infrastructure to be built before fiscal surety can be filed to complete
requirements for subdivision requirements
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddox
ATTACHMENTS:
Description Type
Chapter 13 Draft 2.26.16 Backup Material
Page 15 of 28
Page 1 of 8
Chapter 13 Infrastructure and Public Improvements
Section 13.01 General Provisions
The purpose of this Chapter is to ensure the orderly continuation of public improvements for the
future growth of Georgetown, including the planning, design, and construction thereof. The intent of
this Chapter is to ensure that development provides for construction of adequate public improvements
in a safe, equitable, and efficient manner that does not burden the taxpayers and ratepayers of the
community.
13.01.010 Applicability
The provisions of this Chapter are adopted pursuant to Texas Local Government Code Chapters 211
and 212, and the City Charter.
13.01.020 Public Improvements
Land proposed for development in the City and the City’s ETJ shall be served adequately by essential
public facilities and services, including but not limited to water distribution, wastewater collection and
treatment, roadways, pedestrian circulation, storm drainage conveyance, and park and recreational
facilities. Development requiring connection to a public utility system shall design and install public
improvements in accordance with the Comprehensive Plan and shall meet the minimum requirements
established by this Code, the City’s Construction Standards and Specification Manual and any other
adopted City design or technical criteria. Improvements required for development under the
provisions of this Code include, but are not limited to:
A. Stormwater drainage system including but not limited to drainage easements, channels, storm
sewer lines and inlets, per the provisions of Chapter 11 of this Code.
B. Streets, including but not limited to sidewalks, alleys, bridges, and street lighting, per the
provisions of Chapter 12 of this Code.
C. Utility system, including but not limited to water, wastewater, and electric infrastructure, per the
provisions of this Chapter.
D. Utility services for communications, gas, other electric providers, or other approved service shall
be installed in conformance with the approved utility assignment locations and associated
franchise agreements.
13.01.030 Public Improvement Exemptions
A. Eighty (80) Percent Rule
Within the City’s jurisdiction, residential subdivisions processed as a Minor Plat or a
Resubdivision of four (4) or fewer lots may be eligible for an exemption to certain public
improvements required by this Code. If the subdivision qualifies for this exemption, the
subdivider may provide certain public improvements to the same or similar level, as determined
by the Development Engineer, as the existing improvements for 80% of contiguous properties
that contain a residential or agricultural use, except as follows. The 80% Rule exemption does not
apply to the public improvements required in the following sections or chapters in this Code:
1. Chapter 11. Stormwater.
2. Section 12.02. Comprehensive Plan roadway right‐of‐way dedication.
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3. Section 12.08. Sidewalks, in the city limits only. Sidewalks in the ETJ are exempt.
4. Section 13.03. Public Utility Easements.
5. Section 13.04. Fire Flow, unless granted an exception by the Fire Chief.
6. Section 13.07. Monumentation and Control Point Markers.
7. Section 13.08. Utility Master Plan lines.
B. Residential Rural/Estate Subdivisions
Single‐family development within the Agriculture (AG) and Residential Estate (RE) Districts, or
in the City’s extraterritorial jurisdiction (“Rural Residential Subdivisions”) may qualify for
modified standards throughout this Chapter and other chapters of this Code, where specified. It
is the intent that these modified standards be used to create a rural‐type atmosphere for a
development without sacrificing the integrity of current or future infrastructure systems. In
addition to any and all other provisions of this Code, prior to resubdivision of a Residential Rural
Subdivision to a density which does not meet the rural exemption, dedicated improvements shall
be upgraded to conform to this Chapter.
C. Subdivision Variances
The requirements in the following sections of this Chapter are eligible to be considered for a
Subdivision Variance, per Section 3.22 of this Code.
1. Section 13.04
2. Section 13.05
3. Section 13.06
Section 13.02 Public Improvement Requirements
The City shall not supply water, wastewater, or electricity according to the standards of this Chapter for
any tract of land unless a plat has been approved and recorded for said tract of land, nor shall the city
have any obligation to extend utility service to any parcel created in violation of the subdivision
requirements of this Code. No person shall make a connection to or tap into the city water system,
electric system, or wastewater system without a permit or express prior written approval. Temporary
utility service may be provided according to the standards and procedures of the utility provider and are
not subject to the requirements of this Chapter.
13.02.020 Subdivider to Pay All Installation Costs
The developer is responsible for payment of all costs of materials and installation of all infrastructure
and public improvements required by this Chapter, unless otherwise specified.
13.02.030 Continuity of Improvements
All improvements shall be designed and installed to provide for a logical system of utilities, drainage
and streets and to create continuity of improvements for the development of adjacent properties. All
required public improvements shall be extended the entire street perimeter of a development. Utility
assignments can be found in the City’s adopted Construction and Specifications Manual.
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13.02.040 Inspection and Acceptance of Improvements
1. During the course of installation and construction of the required improvements, the
Development Engineer or designee shall make periodic inspections of the construction to insure
that all improvements comply with municipal requirements.
2. Compaction tests on embankments and flexible bases, depth tests on flexible bases and
pavements, and pressure tests on piping systems are required prior to final approval.
3. The City will charge engineering inspection fees during construction and for final inspection. The
City will not provide layout work or daily inspection.
4. The Development Engineer shall reject such construction if it fails to comply with the standards
and specifications contained or referred to herein. Upon completion of installation and
construction of all required improvements, the developer may seek acceptance of all public
improvements by the City according to the provisions in the following section. The developer
shall furnish all necessary materials to make the final tap or connection.
5. The City may accept public improvements only after the subdivider has submitted record
drawings including a statement signed by a registered Professional Engineer that all
improvements have been installed and constructed in accordance with the submitted as‐built
plans. Additionally, the subdivider and their hired contractors shall furnish to the City a written
guarantee that all workmanship and materials associated with public improvements shall be free
of defects for a period of two (2) year from the date of acceptance by the Development Engineer.
The two (2) year maintenance bond in the amount of 10% of the construction cost of all
workmanship and materials shall be submitted to the City per the approved City form.
13.02.050 Maintenance and Supervision
1. The City shall not repair, maintain, install, or provide any streets, public utilities or services in
any subdivision for which a Final Plat has not been approved and recorded, nor in which the
standards contained herein or referred to herein have not been complied with in full.
2. Improvements constructed to a standard varying from City specifications but approved by the
City require a maintenance agreement stating responsibility for maintaining the improvements.
3. Improvements that are not or cannot be satisfactorily maintained by an existing public agency,
provisions shall be made for the establishment of a Property Owners Association or other entity
acceptable to the City for the proper and continuous operation, maintenance, and supervision of
such facilities. A copy of the agreement(s) providing for such shall be presented to the Director
and approved as to form by the City Attorney prior to recordation of a Final Plat and shall be
filed of record with the plat thereof.
Section 13.03 Utility Easements
1. Uniform and continuous public utility easements (P.U.E.) shall be provided along all street lot
lines at a minimum of 10 feet. If not dedicated by plat, the easement shall be granted at the time
of Site Development Plan or by separate instrument. The Development Engineer may consider
approval of an easement location other than along the street lot line.
2. Alongside arterial, major collectors and highways, the P.U.E. shall be a minimum of 15 feet.
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3. Where utility easements are not themselves straight within each block or if the same do not
connect on a straight course with utility easements of adjoining blocks, then an additional
easement shall be provided for the placement of guy wires on lot division lines in order to
support poles set on curving or deviating rights‐of‐way or easements.
4. Utility easements may be required across parts of lots other than as described above upon
recommendation of the Development Engineer. Easements for water, wastewater and storm
sewer lines shall be at least 20 feet in total width if situated between lots. Where the proposed
development adjoins an unplatted area, up to the full 20‐foot width of easement may be required
along the rear of lots adjoining the unplatted area.
5. Utility easements may be fenced if unlocked gates are provided to allow free movement of
excavating machines, maintenance equipment, and personnel throughout the full length of the
easement.
6. Shade Trees shall not be planted within a street P.U.E, unless approved by the Director.
Section 13.04 Water Standards
All subdivisions shall be served with an adequate water supply and distribution systems for fire
protection and domestic use, unless otherwise specified. The developer shall be responsible for
providing an approved public water supply system, including water distribution lines, fire hydrants,
valves, and water towers, consistent with the City’s Comprehensive Plan. Extension of water utilities
shall conform to the City’s adopted Utility Extension and Improvement Policy, as amended.
Where an approved public water supply or distribution main is less than one‐half mile from the
property boundary and connection to the system is both possible and permissible by the City or
authorized provider of the public water service, the subdivider shall be required to connect to the
public water supply.
1. The design and construction of the public water system shall comply with regulations
covering extension of public water systems adopted by the Texas Commission on
Environmental Quality (TCEQ).
2. The main size for water distribution system improvements and extensions shall be a
minimum diameter of eight (8) inches.
3. Water infrastructure shall be of sufficient size to furnish adequate domestic water supply to
furnish fire protection and water services to all lots. Fire flow protection shall be provided in
conformance with the City’s adopted Fire Code, as amended.
4. Fire hydrants shall be provided as required by the City’s Construction Standards and
Specifications Manual.
5. For subdivisions that are not served by a public water supply, the subdivider shall show
proof of a safe and adequate water supply to the permitting authority.
Section 13.05 Wastewater Standards
Subdividers shall be responsible for providing an approved public wastewater system, consistent
with the Comprehensive Plan, including wastewater lines, manholes, and lift stations. All
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improvements shall be designed and constructed according to the City’s Construction Standards and
Specifications. Extension of wastewater utilities shall conform to the City’s adopted Utility Extension
and Improvement Policy, as amended.
1. The design and construction of all wastewater systems shall comply with regulations
covering extension of public sanitary wastewater systems adopted by the Texas Commission
on Environmental Quality and any entity or agency having jurisdiction, and with the City’s
design and construction standards.
2. The main gravity size for wastewater improvements shall be a minimum diameter of eight
(8) inches.
3. All public sanitary wastewater systems shall be designed and constructed to operate on a
gravity flow basis. In extraordinary circumstances and at the discretion of the Development
Engineer, a subdivision with lots larger than one (1) acre may design a low‐pressure,
vacuum, or gravity flow system to minimize the need for lift stations.
4. Where an approved public wastewater collection main or outfall line is less than one‐half
mile from the property boundary and connection to the system is both technically possible
and permissible by the City or authorized provider of the centralized wastewater services,
the subdivider shall be required to install a public wastewater collection system and shall
bear the cost of connecting the subdivision to such existing wastewater collection system.
5. Where an approved public wastewater collection main or outfall line is more than one‐half
mile away from the property boundary, a subdivider may utilize an on‐site septic system for
each lot unless the extension of a wastewater collection main or outfall lines is scheduled in
the City’s Capital Improvements Plan to be completed to a point within one‐half mile away
from the property boundary within five (5) years from the date of the Preliminary Plat
approval. In such instance, the subdivider shall be required to install a public wastewater
collection system and shall bear the cost of connecting the subdivision to such existing
wastewater collection system.
Section 13.06 Electric Standards
The City’s Electrical Engineer or the developer, with approval of the City’s Electrical Engineer, shall
design the electrical system for all development. Where permanent electric service is desired and/or
improvements required, the electric improvements shall be installed and maintained as follows:
1. For residential subdivisions, all electric distribution lines and individual service lines shall be
installed underground unless located within an alley or otherwise approved. If overhead lines
existed prior to underground installation, such poles, guy wires, and related structures shall be
removed following construction of the underground infrastructure.
2. For non‐residential and multi‐family development where no existing overhead infrastructure
exists, underground electric utility lines shall be required along the street and within the site.
Where existing overhead infrastructure is to be relocated, it shall be re‐installed underground.
3. Underground electric and communication service lines shall be located and installed according
to the Construction Standards and Specifications Manual.
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4. Electric transformers and related equipment shall be mounted on pads at ground level. For non‐
residential development, such equipment shall be located outside of the street yard where
practical and preferably located behind the front façade of the primary building structure. Such
equipment shall be reasonably separated from pedestrian or vehicular access ways, shall have
approved driveway or all‐weather vehicular accessibility, shall not conflict with roadway sight
visibility, and shall be located outside of future right‐of‐way.
5. Screening of pad‐mounted transformers shall consist of barrier fencing or shrub plantings
located no closer than three (3) feet from the transformer, except for the entry side of the
transformer which shall have a minimum of 10 feet of unobstructed clearance. The entry side of
the transformer shall not face a public street unless located behind the front façade of the
primary building structure. The transformer pad shall be located with adequate room for the
required landscape screening to occur consistent with these provisions.
6. Once utility service lines have been installed underground, the installation of new above‐ground
lines in that location is prohibited, except in rare occasions approved by the Electrical Engineer.
7. The installation and maintenance of street lights, and electric service thereto, shall be the
responsibility of the subdivider/developer as provided in Chapter 12 of this Code.
Section 13.07 Monuments and Control Point Markers
All subdivision lots shall provide monuments and control points as follows.
1. Four corners of subdivisions and points of curvature (P.C.) and points of tangency (P.T.) along
perimeter boundary lines of subdivisions shall be marked with a one‐half inch iron rod, two feet
in length (or monument of similar substance as approved by the City), set in the center of a
concrete monument six inches in diameter and 30 inches deep, with the top flush with the
finished grade.
2. Where, due to topographic conditions, permanent structures or other conditions, the view is
obstructed between any two adjacent monuments, intermediate monuments shall be set as to
assure a clear view between adjacent monuments.
3. Corner markers, consisting of a one‐half inch iron rod or three‐fourths inch pipe, two feet in
length (or monument of similar substance as approved by the City), shall be driven flush with the
ground surface to mark the corners of all lots, all block corners, and at P.C.s and P.T.s alongside
any street right‐of‐way.
4. One permanent benchmark shall be installed and referenced to the City of Georgetown Control
Network established in March 1996. The Development Engineer may waive the requirement for
installation of a benchmark for subdivisions smaller than 50 acres when at least two benchmarks
are located within one‐half mile of the subdivision boundaries.
5. All monuments and control points shall be placed by a licensed land surveyor, and shall be in
place prior to acceptance of any street improvements.
6. The subdivision should be rotated to the City of Georgetown Control Network and coordinates
included on the plat at four corner markers.
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Section 13.08 Master Plan Infrastructure
The City’s comprehensive plan includes utility master plans for the water distribution, wastewater
collection and electric utility. Each master plan identifies future system improvements that are
necessary to meet or exceed treatment and transport requirements for the specific utility. The planning
horizon for the plan is up to 20 years in the future.
A. Line Extension
When a master plan requires the installation of facilities designed to serve an area in excess of that
required to serve a development, the subdivider shall extend such utilities at its own expense. All
necessary easements and/or rights‐of‐way shall be dedicated at no cost to the City.
B. Oversized Facilities
When a master plan requires the installation of facilities exceeding the requirements for the specific
development beyond the utility minimum size, the facility shall be considered oversized.
C. Impact Fee Credits
When the subdivider constructs line extensions included in the 10‐year Capital Improvement Plan
(CIP), the subdivider may be eligible for an Impact Fee Credit on the fee assessment for each lot in
the subdivision. Impact Fee Credit shall be calculated based upon the number and size of service
connections and the allocation of costs in the most recent Impact Fee Calculation.
D. Oversizing Cost Participation
The City may, at its sole discretion, participate with the subdivider in the cost of oversized facilities
based upon, but not limited to the following factors: 1) the approved utility budget for the current
year, 2) the ability of the specific utility to fund any future costs, 3) the degree to which the project
conforms to and accomplishes the 5‐year CIP priorities, 4) the degree to which the project
accomplishes the utility Master Plan, and 5) the impact to system operations. Any cost participation
contract shall be approved by resolution of the City Council prior to approval of the Final Plat.
1. Cost participation shall be based upon the cost differential between the master plan line size
and the minimum line size required to serve the development, for eligible construction costs.
2. When the subdivider constructs line extensions included in the current 5‐year CIP, the
approved cost participation contract shall provide for the payment to be scheduled during
the same fiscal year as the CIP project that would have accomplished the line extension, and
after the date of the issuance of the Certificate of Acceptance by the City.
3. The fees shall be calculated by the City using information from the developer’s engineer,
using a methodology that apportions the developer’s planned usage (based upon the
minimum pipe size) to the available usage due to oversizing. The developer’s engineer shall
use the City’s approved water or wastewater master plan as a basis for calculating
residential flow per dwelling unit. Calculations for non‐residential units shall be calculated
using the latest edition of the “Design Criteria for Sewage Systems,” as produced by the
Texas Commission on Environmental Quality.
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4. The calculation of cost participation shall be based on construction costs in effect at the time
the tap is made. All calculations shall be submitted to the City for appropriate review,
verification, and approval.
5. A Cost Participation Contract is not a guarantee of capacity. Guarantee of capacity is
achieved through payment of impact fees.
Section 13.09 Subdivision Improvement Guarantee
In lieu of full construction of all public improvements for a development, a plat may be recorded
with partial fulfillment of public infrastructure by posting financial security to complete the
requirement. To be eligible to file financial security in order to fulfill the infrastructure obligations, at
least 50% of each required public improvement depicted on the approved Construction Plans shall be
completed and inspected, at the discretion of the Development Engineer. Off‐sites and improvements
required by ordinance to extend to adjacent properties shall not be eligible for posting of financial
security.
Financial Security shall be provided in an amount of at least 125 percent of the cost of the required
public improvements, as estimated by a licensed professional and approved by the Development
Engineer. The Development Engineer has the discretion to reduce the percentage of the financial
security instrument based on the amount of the construction completed.
The financial instrument shall state the name of the development or subdivision and shall list the
required improvements and estimate costs thereof. A plat shall not be recorded unless the subdivider
has provided the financial security in a form provided by the City and approved as to form and
legality by the City Attorney. No release of any security shall occur until the City has formally
accepted the improvement that is the subject of such security. The guarantee shall not expire. The
following methods are acceptable forms of financial security.
1. Performance Bond
A bond executed by a surety company licensed in the State of Texas and acceptable to the
City of Georgetown.
2. Trust Agreement
A deposit in a bank or trust company in the name of the City, and approved by the City, in a
trust account. Selection of the trustee shall be subject to approval by the City.
3. Letter of Credit
A letter of credit, in a form approved by the City, signed by a principal officer of a local
bank, local savings and loan association, or other financial institution, acceptable to the City,
agreeing to pay to the City of Georgetown on demand.
Section 13.10 Special Districts
Placeholder
Section 13.11 Parkland
Placeholder
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City of Georgetown, Texas
Unified Development Code Advisory Committee
March 1, 2016
SUBJECT:
Review and discussion of proposed amendments to UDC Chapter 3. Valerie Kreger, AICP,
Principal Planner and Jordan Maddox, AICP, Principal Planner
ITEM SUMMARY:
The proposed revisions to Chapter 3 presented at this time relate to the changes to Chapter 13 and
the platting of land. The purpose and focus of these amendments is specifically the provision and
extension of public improvements at time of development. To accomplish this, the changes to the
chapter at this time include requiring a recorded plat prior to development and the possible
inclusion of a new development plat process.
As with Chapter 13, the drafts presented to the Committee are still in rough form and additional
language will likely be added before the next meeting.
FINANCIAL IMPACT:
-
SUBMITTED BY:
Valerie Kreger
ATTACHMENTS:
Description Type
Chapter 3 Draft 2.26.16 Backup Material
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Chapter 3 Applications and Permits
Section 3.08 Subdivision of Land
3.08.010 Plat Required
A. Pursuant to the authority granted in Texas Local Government Code Chapter 212 and the
City Charter, prior to the subdivision, resubdivision, assembly or development of any
land within the City or its extraterritorial jurisdiction, all plats and construction plans for
public improvements must first be approved in accordance with these regulations.
B. The owner of a tract of land located within the City limits or the extraterritorial
jurisdiction who divides the tract in two or more parts to lay out a subdivision of the
tract or to lay out streets, parks, or other parts of the tract intended to be dedicated to
public use or for the use of purchasers or owners of lots fronting on or adjacent to the
streets, parks, or other parts must have a plat of the subdivision prepareduse for
building development, shall cause a plat to be made in accordance with this chapter.
C. A division of a tract under this Section includes a division regardless of whether it is
made by using a metes and bounds description in a deed of conveyance or in a contract
for a deed, by using a contract for sale or other executory contract to convey or by using
any other method.
D. No Site Development Plan, Stormwater Permit, Building Permit, Certificate of
Occupancy, or utility services may be approved or issued for the construction or
development of any parcel or tract of land until a plat has been recorded in accordance
with this chapterunless such property is in conformity with the provisions of this Code.
E. A subdivision plat shall be required for the development of any parcel of land not
otherwise included in a recorded plat. The division of any lot or any parcel of land by
the use of metes and bounds description for the purpose of development is prohibited.
3.08.020 Exemptions from Required Plat
The following situations shall not require review by the City under the subdivision
provisions. However, Williamson County may still require subdivision approval under its
regulations for subdivisions located in the City’s ETJ.
A. Land constituting a single tract, lot, site, or parcel for which a legal deed of record
describing the boundary of said tract, lot, site, or parcel was filed of record in the deed
records of Williamson County, Texas, on or before May 10, 1977, provided that such
parcel or tract of land has not thereafter been subdivided into two or more parcels or
tracts of land. However, a subdivision plat shall be required where development on the
parcel or tract of land occurs and where such development is not related to any farm,
ranch, or other agricultural use existing on the existing on the effective date of this
ordinance;
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B. A division of land into parts greater than five acres, where each part has at least 25 feet
of frontage on a public street access and no public improvement is being proposed or
required to be dedicated. The term public improvement shall mean any right‐of‐way,
easement, or physical improvement of any kind intended for public use. However, a
Development Plat may be required;
C. A division of land created by order of a court of competent jurisdiction, including the
probate of an estate, provided however, that prior to construction of
improvementsdevelopment, a plat meeting the requirements of this Chapter shall be
approved and recorded prior to the issuance of permits;
D. Construction of additions or alterations to an existing building where no public utility
extension or public improvement, drainage, street, parking increase, or street access
change is required to meet the standards of this Code for such building addition or
alterations;
E. Operation of existing cemeteries complying with all state and local laws and regulations;
and
F. Acquisition of land by the City, County, or State for a governmental purpose.
3.08.080 Recording Plats
Recording plats are those subdivision plats that are to be a document of legal record and
include Final Plats, Minor Plats, Replats, and Amending Plats and Development Plats.
F. Development Plats
1. Applicability
For purposes of this Section, the term “development” means the new construction of
any building or structure. “Development” does not include construction of any
building or improvement used for agricultural purposes. This Section shall apply to
any land lying within the City or within its ETJ, as follows:
a. The development of any tract of land which has not been platted or replatted
prior to the effective date of this Ordinance, unless expressly exempted herein; or
b. The development of any tract of land for which the property owner claims an
exemption from the City’s Subdivision Ordinance, including requirements to
replat, which exemption is not expressly provided for in such regulations; or
c. The development of any tract of land for which the only access is a private
easement or street; and/or
d. The division of any tract of land resulting in parcels or lots each of which is
greater than five acres in size, and where no public improvement is proposed to
be dedicated or constructed.
2. Exceptions
No development plat shall be required where (i) the tract to be developed has
received final plat or replat approval or was created prior to the effective date of this
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Chapter, or (ii) a subdivision plat is also required under the ordinances of the City.
The Planning Commission may from time to time exempt other development or land
divisions from the requirements of this Section.
3. Prohibition on Development
No development shall commence, nor shall any building permit, utility connection
permit, electrical connection permit or similar permit be issued for any development
or land division subject to this Section, until a development plat has been reviewed
and approved by the Planning Commission, or the Planning Director if a minor plat,
and filed of record at the applicable County.
4. Approval Criteria
The development plat shall not be approved until the following standards have been
satisfied:
a. The proposed development conforms to the Comprehensive Plan, plans, rules
and ordinances of the City concerning its current and future streets, sidewalks,
alleys, and public utilities facilities;
b. Public dedications to serve the development have been tendered; and
c. The proposed development conforms to the general plan, rules and ordinance of
the City that are related to development of a land parcel not otherwise subject to
the City’s platting requirements.
5. Conditions
The Planning Director, in the case of a minor plat, or otherwise the Planning
Commission, may impose such conditions on the approval of the development plat
as are necessary to insure compliance with the standards above.
Section 3.09 Site Development Plan
3.09.030 Criteria for Approval
A Site Development Plan shall be approved if it is in compliance with the following criteria:
A. A complete application and fee have been submitted.
B. The application and content of the application are consistent with the provisions of this
Unified Development Code, the Comprehensive Plan, and any other applicable City
regulations.
C. The application and content of the application are consistent with the UDC
Development Manual, City’s Construction Specifications and Standards Manual, this
Code and any written interpretations of this Code.
D. Site Development Plans may not be approved on any parcel of land not otherwise
included in a recorded plat.
D.E. Compliance with any approved plat, Development Agreement or other agreement or
ordinance governing the parcel of land to which the Site Development Plan is related.
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E.F. Compliance with any additional Site Development Plan approval criteria required for
Overlay Districts or any Site Development Plan approval criteria adopted as part of a
special area plan.
F.G. Prior to final approval of any plan within the City Limits, the applicant must certify to
the Drainage Engineer that all City Drainage Manual requirements for a Stormwater
Permit are met by the Site Development Plan. Approval of the Site Development Plan
constitutes approval of the Stormwater Permit.
G.H. The Site Development Plan shall conform to standard engineering practices and must
be sealed by a Professional Engineer licensed in the State of Texas, except as otherwise
provided for in this Section.
H.I The materials, embedment, and testing of all private main utility line 6‐inches and
above in diameter shall meet the requirements of the City’s Construction Specifications
and Standards Manual and/or the approved City Building Codes.
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