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HomeMy WebLinkAboutOrdinance 1982 ORDINANCE NO. 1982 AN ORDINANCE ENACTING REVISED SUBDIVISION REGULA TIONS, PRESCRIBING RULES AND REGULATIONS GOVERNING PLATS AND THE SUBDIVISION OF LAND WITHIN THE CITY LIMITS OF THE CITY OF NORTH RICHLAND HILLS, TEXAS; PRESCRIBING REGULA TIONS FOR THE CONSTRUCTION OF STREETS, ALLEYS, EASEMENTS, AND PUBLIC UTILITIES; REPEALING PREVIOUS ORDINANCES; CONTAINING A SAVINGS CLAUSE, A SEVERABILITY CLAUSE, A PENAL TY FOR VIOLATION, AND AN EFFECTIVE DATE. WHEREAS, on March 13, 1989, the City Council of the City of North Richland Hills adopted a subdivision ordinance to regulate the division of property within the city limits; and WHEREAS, the City Council is of the opinion that said ordinance, as originally adopted and amended, does not totally reflect all the development policies of the City, and has become difficult to amend, understand and administer, and is in need of reorganization and new notation; and WHEREAS, after holding public hearings the Planning and Zoning Commission of the City of North Richland Hills has forwarded a recommendation to the City Council for adoption of revised subdivision regulations, and repealing Ordinance Number 1579, as amended; NOW THEREFORE BE IT ORDAINED by the City Council of the City of North Richland Hills, Texas: 1. That, the attached document referred to as EXHIBIT "A" is hereby incorporated into this Ordinance verbatim. 2. That, this Ordinance shall be in full force and effect from and after its passage. 3. That, Ordinance Number 1579, as amended, is hereby repealed. 4. Savings Clause - These regulations shal1 not be construed as abating any action now pending under, or by virtue of, prior existing subdivision regulations, or as discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm or corporation, or as waiving any right of the City under any section or provision existing at the time of adoption of these regulations, or as vacating or annulling any rights obtained by any person, firm, or corporation, by lawful action of the City except as shall be expressly provided for in these regulations. 5. Severability Clause· Should any portion or part of this Ordinance be held for any reason invalid or unenforceable, the same shall not be construed to affect any other valid portion hereof, but all valid portions hereof shall remain in full force and effect. 6. Penalty Clause· A violation of any provision of this Ordinance shall be a misdemeanor, punishable by a fine not to exceed Two Hundred ($200) dollars. Any person who shall violate any provision of this Ordinance shall be deemed guilty of a separate offense for each and every day that such violation shall continue. APPROVED BY THE PLANNING AND ZONING COMMISSION this 24th day of March, 1994. ~, i~:~' Chairman 1 nningrånd'Zoning Commission ./~. /j! /; 7 14 'lfZ")~// /~#~þ .. secre~ P anmng and Zonmg CommIssIOn PASSED AND APPROVED BY THE CITY COUNCIL this 9th day of May, 1994. A TTES1("-j, " J /1 . '\"'7f~J/£v ~~ City Secrlfary APP~OVE", D, TO FO 'Y~ Atto ey Subdivision Regulations City of NorthRichland Hills TABLE OF CONTENTS OF THE SUBDIVISION REGULATIONS FOR THE CITY OF NORTH RICHLAND HILLS RXHIDIT "A" Section Description ARTICLE 1 POLICIES, PURPOSES AND ADMINISTRATIVE AUTHORITY 100 105 110 115 120 125 130 135 140 145 150 155 160 165 170 Title Authority Purpose Policy Jurisdiction and Applicability Conflicts with Public and Private Provisions Repeal of Previous Regulations Building Pennits Official City Map General Construction of Language Variances Enforcement of Regulations Confonn~Ulce with Applicable Rules and Regulations Amendments Penali tes ARTICLE 2 GENERAL PROVISIONS FOR ALL PLATS 200 205 210 215 220 225 230 235 240 250 255 260 265 270 275 280 Plat Required Classification of Plat Submittals General Platting Procedures Approval of City Council Required Application Fonn and Content Official Submission Dates Coordination of Zoning Applicaiton with Subdivision Approval Taxes and Liens Paid Plat Application Fees Frontage on Improved Roads Required Vacation of Plats Plats Straddling Municipal Boundaries Processing Preliminary Plats Effective Period of Preliminary Plat Approval Processing Final Plats, Amended Plats, or Replats Official Filing and Recording Final Plat" ARTICLE 3 REQUIREMENTS FOR PUBLIC AND SEMI-PUBLIC IMPROVEMENTS 300 305 310 General Infrastructure Policy Water Facility Requirements City Participation in Water System Oversizing Table of Contents Page Number I-I 1-1 I-I 1-2 1-2 1-2 1-2 1-2 1-3 1-3 1-3 1-4 1-4 1-5 1-5 2-1 2-1 2-1 2-2 2-2 2-2 2-2 2-2 2-3 2-3 2-3 2-3 2-3 2-3 2-4 2-4 3-1 3-1 3-1 Page i Subdivision Regulations Section 315 320 325 330 335 340 345 350 3.52 355 360 362 365 370 372 375 380 382 385 390 400 405 410 415 420 425 430 435 440 445 450 455 500 505 510 515 520 525 530 535 540 Table of Contenl$ City of NorthRichland Hills Description Fire Hydrant Requirements Sewerage Facility Requirements City Participation in Sewer System Oversizing Utilities to be Constructed in Right-of-ways Street Right-of- Way Dedication Street Improvement Requirements City Participation in Thoroughtfare Street Improvements Perimeter Street Requirements Sidewalk Requirements Masonry Screening Wall Requirements Drainage Improvement Requirements Offsite Drainage Street Lighting City - Developer Agreements Temporary Improvements Maintenance Bond Requirments Public Works Construction Pennit Required Inspection of Proposed Public Facilities Final W alk- Through and Construction Debris Letter of Completion and Dedication of Public Improvements ARTICLE 4 REQUIREMENTS FOR SUBMfITAL OF A PRELIMINARY PLAT Preliminary Plat Approval Required Optional General Development Plan Platting Land Under Same Ownership Phasing Development Preliminary Plat Documents Required Preliminary Plat Application Preliminary Plat Drawing Preliminary Drainage Analysis Preliminary Utility Layout Taxes and Liens Paid Certificates Review, Processing and Approval of Preliminary Plat Grading of Site Prior to Final Plat Approval ARTICLE 5 REQUIREMENTS FOR SUBMITTAL <)I<' A FINAL PLAT Final Plat Approval Required Confonnity with Preliminary Plat Final Plat Documents Required Final Plat Application Final Plat Drawing Drainage Study Engineering I Construction Drawings Taxes and Liens Paid Certificates Review, Processing and Approval of Final Plat P~e Number Pageii 3-2 3-2 3-2 3-2 3-2 3-2 3-3 3-3 3-3 3-4 3-4 3-4 3-4 3-5 3-5 3-5 3-5 3-5 3-5 3-6 4-1 4-1 4-1 4-2 4-2 4-2 4-2 4-2 4-2 4-3 4-3 4-3 5-1 5-1 5-1 5-1 5-1 5-1 5-2 5-2 5-2 Subdivision Regulations Section 600 605 610 615 620 625 630 635 640 700 710 720 725 730 735 740 745 800 810 820 830 840 850 900 910 920 Table of Contents City of NorthRichland Hills Description ARTICLE 6 REQUIREMENTS FOR SUBMITTAL OF A REPLAT Replat Approval Required Replat Document,> Required Repiat Application Replat Drawing Taxes and Liens Paid Certificates Preliminary Drainage Analysis or Drainage Study Utility Layout or Engineering Drawings Review, Processing and Approval of Repiats Replat Public Hearing Requirements ARTICLE 7 REQUIREMENTS FOR SUBMIIT AL OF A SHORT FORM FINAL PLAT Short Fonn Final Plat Approval Required Short Fonn Final Plat Prerequisites Short Fonn Final Plat Documents Required Short Fonn Final Plat Application Final Plat Drawing Preliminary Drainage Analysis Taxes and Liens Paid Certificates Review, Processing and Approval of Short Fonn Final Plat ARTICLE 8 REQUIREMENTS FOR SUBMIITAL OF AN AMENDED PLAT Amended Plat Approval Required Amended Plat Prerequisites Amended Plat Documents Required Amended Plat Application Final Piat Drawing Review, Processing and Approval of Amended Plat ARTICLE 9 TECHNICAL SPECIFICA TIONS FOR PLAT DRA WINGS Requirements for all Plat Drawings Additional Requirements for Preliminary Plat Drawings Additional Requirements for Replats, Short Fonn Final Plats, Amended Plats, and Final Plat Drawings Page Number Page iii 6-1 6-1 6-1 6-1 6-1 6-1 6-2 6-2 6-2 7-1 7.1 7-1 7-1 7-2 7-2 7-2 7-2 8-1 8-1 8-1 8-1 8-1 8-1 9-1 9-3 9-4 Subdivision Regulations Section 1000 1010 1100 1200 1210 1220 1230 1300 1310 Appendix A Appendix B Appendix C Table of Contents City of NorthRichland Hills Description ARTICLE 10 SUBDIVISION DESIGN CRITERIA Confonnity with Zoning Regulations General Design Criteria ARTICLE 11 STREET AND EASEMENT V ACA TIONS In General ARTICLE 12 INSTALLATION OF PERMANENT FIELD MONUMENTS General Subdivision Boundaries Internal B lock Comers Lot Comers ARTICLE 13 DEFINITIONS Definitions in General Words and Tenns Defined APPENDIX City - Developer Agreements TMTéU1t County Plat Filing Requirements Replat and Amended Plat Requirements of Úle Texas Local Govenunent Code Pa~e Number Pageiv 10-1 10-1 11-1 12-1 12-1 12-1 12-1 13-1 13-1 A-I A-4 A-7 Subdivision Regulations City of North Richland Hills ARTICLE 1 POLICIES, PURPOSES AND ADMINISTRATIVE AUTHORITY Section 100. Title These regulations shall hereinafter be known, cited and referred to as the Subdivision Regulations of the City of North Richland Hills, Texas, and they shall be a part of the Code of Ordinances of the City of North Richland Hills, Texas. Section 105. Authority These Subdivision Regulations are adopted under the authority of the Constitution and laws of the State of Texas, as promulgated by Chapter 212 of the Texas Local Government Code, as heretofore, or hereafter amended. These Subdivision Regulations are adopted pursuant to the provisions of Article XIV of the Home Rule Charter for the City of North Richland Hill, Texas. Section 110. Purpose The regulations contained herein are adopted to promote and encourage the development of high quality subdivisions by establishing sù'Uldards for the provision of adequate light, air, open space, stonn water drainage, transportation, public utilities, and suiù'1bie building lots. Though the application of these regulations, the interests of the public, as well as those public and private parties, both present and future, having interest in property affected by these regulations are protected by eSù'1blishing fair and rational procedures for developing land. These regulations are designed and intended to achieve the following purposes and shall be administered so as to: A. Promote the health, safety, morals and general welfare of the City; illId B. Promote the orderly and healthful development of the City; and C. Provide for adequate light, air, and privacy; to secure safety from tire, tlood, and other danger; to prevent overcrowding of the land and undue congestion of population; and to provide minimum width and depth of building lots and building lines; and D. Protect and conserve the value of land throughout the City; and E. Provide the most beneticial circulation of traftïc throughout the City, having particular regard to the avoidance of congestion in the streets illId highways, and pedestrian traftïc movements; and to provide for the proper location and width of streets; and F. Establish reasonable standards of design and procedures for subdivisions and fe-subdivisions, in order to further the orderly layout and use of land; and to insure proper legal descriptions and documentation of subdivided land; and G. Insure that public facilities are available for every buiiding site and with suftïcient capacity to serve the proposed subdivision, and to provide public facilities for future developments; and H. Assure the adequacy of drainage facilities; and to encourage the wise use and management of natural resources throughout the City in order to preserve the integrity, sù'1bility, and beauty of the community; and 1. Preserve the topography of the City and to insure appropriate development with regard to natural features, and Article 1 Policies, Purposes and Administrative Authority Page I-I Subdivision Regulations City of North Richland Hills 1. Address other needs necessary for insuring the creation and continuance of a healthy, attractive, safe and efficient community iliat provides for the conservation, enhancement and protection of its human and natural resources. Section 115. Policy In order to carry out the purpose of these regulations, it is hereby declared to be the policy of the City to consider the subdivision of land, and its subsequent development, as subject to the control of the municipality, pursUéU1t to the Comprehensive Plan, for ilie orderly, planned, efficient and economic.:ll development of the City. Furthennore, it is tbe policy of ilie City that: A. Land shall not be subdivided, for purposes of development, until proper provision has been made for drainage, water, sewerage, and transportation facilities. B. All public improvements shall confonn to and be properly related to the Comprehensive Lmld Use Plml of the City and the Design Manual. C. These regulations shall supplement and faciliUlte tbe enforcement of provisions and standards conUlined in the Zoning Ordinance and building codes adopted by the City. Section 120. Jurisdiction and Applicability These subdivision rules and regulations shall apply to all subdivisions of land, as defined herein, and all land development activities located witbin the corporate limits of the City of Nortb Richland Hills. Section 125. Conflicts with Public and Private Provisions A. Except where indicated, these regulations are not intended to interfere with, abrogate, or annul any otber public ordinance, rule or regulation, statute, or other provision of law. B These regulations are not intended to abrogate any easement, deed restriction, covenant or any other private agreement or deed restriction. Section 130. Repeal of Previous Regulations Upon the adoption of tbese regulations, the Subdivision Regulations of The City of North Richland Hills, adopted March 13, 1989, as mnended, are hereby repealed. Section 135. ßuilding Permits A. Pi at Required - No Building Pennit for residential or commercial construction shall be issued for mlY primary building on any parcel of property for which a Final Plat has not been approved by the City Council and filed for record in the Deed Records of Tarrant County, except as foIlows: 1. Where a primary residential structure exists, a Building Permit to construct an addition to, or renovation of, the existing residential structure may be issued on an unplatted lot, provided that the value of such proposed construction, including the cumulative value of any proposed and all previously pennitted construction pennits on the primary structure, does not exceed fifty (50) percent of the current value of the existing structure, excluding tbe value of the land. Construction pennits as used herein does not include electrical, plumbing or similar non-construction activies. 2. A Building Pennit for electrical, plumbing, fence or similar non-construction activities may be issued on an unplatted lot in any zoning district except for building pennits which involve structural enclosures. Article t Policies. Purposes and Administrative Aul/JOrity Page 1-2 Subdivision Regulations City of North Richland Hills 3. A Building Pennit for an accessory structure may be issued on an unplatted lot on Agriculturally zoned property. 4. Where a primary non-residential structure exists, a Building Pennit to construct an addition to, or renovation of, the existing non-residential structure may be issued on an unplatted lot, provided that the value of such proposed construction, including the cumulative value of ~U1y proposed and all previousiy pennitted construction pennits 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 pennits as used herein does not include electrical, plumbing or similar non-construction activites. B. Public Facilities Available - No Building Pennit for a primary building will be issued until all proposed public facilities have been installed and have been approved by the Public Works Deparunent. C. Model Homes - A Building Pennit may be issued for a single family dwelling to be used as a Model Home when in the opinion of the Building Official and the Public Works Director adequate public facilities have been made available. D. The City will not issue Building Pennits on any subdivision which remains unproved by tile Public Works Deparunent for a period of four years or more from the date of the Final Plat approval until a current engineering review of said plat has been conducted. Section 140. Official City Map The Planning and Zoning Coordinator shall maintain an Official City Map which shall indicate all subdivisions, lots and street right-of-ways. Subdivision plats hereafter approved shall be placed on the Official Map in a timely order. The Official City Map shall include the nmnes of all streets and street suffix classifications. Where street name inconsistencies exist from one subdivision to another, the Planning and Zoning Coordinator shall place on the Official City Map the generally accepted street nmne, its proper spelling, and suffix ciassification. The Pimming mId Zoning Coordinator shall assign street address nUlges for each block and coordinate these with the Office of the Fire Marshal. Section 145. General Construction of Language A. Unless the context clearly indicates to the contrary, words used in the present tense include the future tense; words used in the plural number include the singular; the word "herein" means "in tilese regulations"; the word "regulations" means "these regulations." B. A "person" includes a corporation, a partnership, and an incorporated association of persons such as a club; "shall" is always mandatory; a "building" includes a "structure"; a "building" or "structure" includes any part thereof; "used" or "occupied" as applied to any land or building shall be construed to include tile words "intended, arranged, or designed to be used or occupied." Section 150. Variances The Planning and Zoning Commission may recommend varimlces from these regulations to the City Council upon written request from the subdivider stating the grounds for such variance. Where the City Council finds that extraordinary hardships or practical difficulties may result from strict compliance with these regulations, mId / or the purposes of these regulations may be served to a greater extent by an altemative proposal, it may recommend approval of a variance to these subdivision regulations, provided that such variance shall not have the effect of nullifying the intent and purpose of these regulations; and further provided that the City Council shall not approve varimlces unless it shall make findings based upon the evidence presented to it in each specific case that: A. The conditions upon which the request for a variance is based are unique to the property and are not applicable generally to other properties; or Article 1 Policies. Purposes and Administrative Authority Page 1-3 Subdivision Regulations City of North Richland Hills B. A tract has peculiar physical surroundings, severe topographical conditions, or unique environmental qualities worthy of protection; or C. Where a hardship to the owner would result. rather than a mere inconvenience; or D. The variance will not have an adverse effect on the intent of these provisions or the Comprehensive Land Use Plan. Section 155. Enforcement of Regulations A. Appropriate actions may be taken to prevent a violation of these regulations; to prevent unlawful construction; to restrain, correct, or abate a violation; to prevent illegal occupancy of a building structure or premises. Furthennore, water meters, sewer taps or other utilities shall not be made available until the provisions of these regulations have been brought into compliance. B. It shall be the responsibility of the Planning and Zoning Coordinator to enforce the administrative provisions of these regulations, C. It shall be the responsibility of the Building Official to enforce the development provisions of these regulations. D. The subdivision of any lot or any parcel of land by the use of a metes and bounds description for the purpose of sale, transfer, or lease with the intent of creating a building lot by evading úlese regulations, shall be considered as a violation of this Ordinance. All such described subdivisions shall be subject to all of the requirements contained in these regulations. E. No building pennit shall be issued for the construction of a building, or structure, located on a iot or piat subdivided or sold in violation of the provisions of these regulations. F. The Planning and Zoning Coordinator shall be responsible for any interpretation of these regulations and where a detennination of these regulations is in conflict with a request by a developer, the Planning and Zoning Commission shall rule and decide on these questions. Section 160. Conformance with Applicable Rules and Regulations These Subdivision Regulations shall be held to be the minimum requirements for the development of a subdivision within the corporate limits of the City of North Richland Hills. In addition to the requirements established herein, all subdivision plats shall be in confonnance with the following: A. All applicable State statutory provisions contained in Chapter 212, Texas Local Govenunent Code. B. The zoning ordinance, building and housing codes, and other applicable laws of the City. C. The Official Comprehensive Land Use Plan, Capital Improvements Progrmn of Úle City, Master Drainage Plan, Parks Plan, Master Thoroughfare Plan, and any other official plan adopted by the City Council which has an effect on the subdivision of property in the City. D. Any regulations of the City and County Health Deparunents mld appropriate Sl.:'lte agencies. E. The regulations of the Texas Deparunent of Transporl.:'ltion, when the subdivision, or any lot conl.:'lÍned therein, abuts a state mainl.:'lined highway. F. The sl.:1l1dards, codes and regulations adopted for administration by the Building Official. Article I Policies, Purposes and Administrative Authority Page 1-4 Subdivision Regulations City of North Richland Hills Section 165. Amendments Amendments to these regulations shall be made by the City Council upon recommendation by t11e Plmming m1d Zoning Commission. The Planning and Zoning Commission and the City Council shall conduct a public hearing on all proposed amendments to these regulations. Said public hearing shall be advertised in a newspaper having general circulation in the City at least ten days prior to the public hearing. An mnendment may be initiated in one of the following manners: A. Upon a majority vote of the City Council; or B. Upon a majority vote of the Planning and Zoning Commission; or C. Upon written request from a citizen. Section 170. Penalties Any person, finn, or corporation who fails to comply with, or vioiates any of these regulations shall be subject to a tine of not more than Two Hundred ($200) Dollars. Each day that such violation continues to exist shall constitute a separate violation. Article 1 Policies. Purposes and Administrative Authority Page 1-5 Subdivision Regulations City of North Richland Hills ARTICLE 2 GENERAL PROVISIONS FOR ALL PLATS Section 200. Plat Required It shall be unlawful for a person, finn, corporation or organization owning a tract of léU1d located within the corporate limits of North Richland Hills to hereafter divide the same tract into two or more parts to layout a subdivision, to lay out a building lot, or to layout streets, alleys, squares, 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, alleys, squares, parks. or other parts for purpose of development without having a plat of the subdivision prepared and approved according to these subdivision regulations. A division of a tract 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 of sale or other executory contract to convey, or by using any other method for purpose of development. A division of land under these regulations does not include a division of land into parts greater than five acres, where each part has access and no public improvement is being dedicated. The provisions of these subdivision regulations shall apply to any dcvelopment which is intended as a single lot, tract or parcel where a primary structure will be located. Furthermore, no land shall be subdividcd for purposes of development until: A. A Prcliminary Plat, when applicable, in the fonnat as described within these regulations, has received approval from the Plillming and Zoning Commission; and B. A Replat, Amended Plat, Short Fonn Piat or Final Plat, when applicable, in the fonnat described within these regulations, has received approval from the Plillming and Zoning Commission illld the City Council; illld C. The approved Replat, Amended Plat, Short Fonn Plat or Final Plat, when applicable, has been filed with tbe County Clerk. Section 205. Classification of Plat Submittals Whenever a subdivision of land is proposed, the Planning illld Zoning Coordinator will advise the appliCilllt whether tbe review procedures of a Preliminary Plat, Final Plat, Amended Plat, Short Fonn Final Plat or Replat will apply and supply tbe applicant with tbe appropriate application fonns. Section 210. General Platting Procedures The procedures for obtaining approval of a subdivision plat for unplatted property include the following steps completed in the scquence iisted below: A. Preliminary Plat - The submission of a Preliminary Plat Application to the Planning and Zoning Commission, with subsequent approval thereof, is a prerequisite to the submission of a Final Plat. The minimum requirements for a Preliminary Plat submittal are conù'Úned in Article 4, "Requirements for Submitù'11 of a Preliminary Plat". B. Zoning Change - Submission of an Application for a Zoning District Change to the Planning and Zoning Commission and the City Council, with subsequent approval thereof, is required where the current zoning classification is not compatible with the type of development being proposed. This procedure may be concurrcnt with the submiWll of the Plat. C. Final Plat - Submission of a Final Plat Application to the Planning and Zoning Commission and the City Council, with subsequent approval thereof, is required prior to the filing of a Final Plat with the Tarrant County Clerk's Office. The minimum requirements for a Final Plat submittal are conwined in Article 5, "Requirements for Submitù'1l of a Final Plat". Article 2 General Provisions for all Plats Page 2-1 Subdivision Re~ulalions City of North Richland Hills D. Filing of Plat - Upon approvéÙ of a Final Plat by the City Council, the Final Plat may be filed with the Tarrant County Clerk's Office. E. Construct Public Improvements - Upon approvéÙ of the Final Plat by the City Council and authorization from the Public Works Director, the developer may proceed with the construction of all public improvements. The requirements for public improvements are contained in Article 3, "Requirements for Public and Semi-public Improvements". Section 215. Approval of City Council Required No improvements shéÙI be initiated and no pennit for the erection of a structure shéÙI be granted unLiI the subdividing owner, or authorized agent, shéÙI apply for and obtain approvéÙ of such proposed subdivision from the City Council, and every subdivision plat considered by the City Council shall have received prior approvéÙ from the Planning and Zoning Commission. Section 220. Application Form and Content The subdividing owner, or authorized agent, shéÙI submit a written application for a subdivision to the City on the proper fonns fumished by the Planning and Zoning Coordinator. Written consent shéÙl be required from the legéÙ owner of the premises if the applicant is not the owner of record. The lack of infonnation under any item specified herein, or incorrect infonnation supplied by the applicant, shall be cause for disapproval of the plat. Section 225. Official Submission Dates No subdivision piat shall be considered by the Planning and Zoning Commission until it has been detennined that the submittal is complete and in conformance with the requirements of this Ordinance. For the purpose of these regulations, the date of the regular meeting of the Planning and Zoning Commission at which the approvéÙ of the Plat is to be considered shéÙI constitute the official submittal date of the plat from which the sL,ïtutory period requiring fonnal approvéÙ or disapprovéÙ of the plat shéÙl commence. Unless a waiver is requested by the developer, action shéÙl be taken by the Planning and Zoning COlmnission within 30 days. Section 230. Coordination of Zoning Application with Subdivision Approval Every subdivision plat shall be consistent with and confonn to existing zoning regulations and the following criteria: A. No subdivision plat will be submitted to the Pianning and Zoning Commission for approvéÙ which conL,ïins any inconsistent zoning classification. However, this requirement may be waived when an application for a zone change seeking proper zoning classification has been filed with the Planning and Zoning Commission. B. In the event that a change in the zoning classification is required to accommodate the proposed development, it is the intent of these regulations that subdivision review be carried out simuIk'meously with the review of any zoning application. C. No subdivision lot shéÙl be approved which is bisected by a zoning district boundary, unless said lot conL,ïÏns multiple types of uses. Section 235. Taxes and Liens Paid Prior to the consideration of a subdivision plat by the Planning and Zoning Commission, any delinquent L:ïxes and any outsL,ïnding liens due the City of North Richland Hills must be paid. Article 2 General Provisions for all Plals Page 2-2 Subdivision Regulations City of North Richlanrl Hills Section 240. Plat Application Fees Every applicant requesting approval of a subdivision plat shall pay the applicable fee at tlle time of submitL:'\l. Such fee shall include any recording fees required by the Tarrant County Clerk's Office. Application fees for Preliminary Plats, Short Fonn Final Plats, Amended Plats and Final Plats shall be established by separate ordinance approved by the City Council. Section 250. Frontage on Improved Roads Required No subdivision shall be approved unless the area to be subdivided has a minimum of fifty (50) feet of contiguous frontage on and access to mI existing public street, or an accepL:'\ble public access approved by the Planning and Zoning Commission, and such access meets the minimum street construction requirements conL:'\ined in the Design Manual. Where such street does not meet said minimum sL:'mdards, the owner shall construct that portion of the street which provides public access and frontage to the subdivision, or provide a cash escrow to !lIe City for the estimated cost of improvement, or provide mI altemative which is acceptable to the Plmming ~Uld Zoning Commission. Section 255. Vacation of Plat.. All actions for vacation of a plat shall be consistent with applicabie SL:'\te sL:'\tutes as conL:'\ined in Chapter 212, Texas Local Govemment Code (see Appendix C). Section 260. Plats Straddling Municipal Boundaries Whenever access to a subdivision is required across land situated in mI adjacent municipality, the Planning mId Zoning Commission may require written approvai from the affected City. Section 265. Processing Preliminary Plats A. Upon receipt of a Preliminary Plat, all required documents, mld payment of all required filing fees. the Plmming and Zoning Coordinator shall check the Preliminary Plat for completeness. No Preliminary Plat shall be processed for review which is detennined to be incomplete. B. The Planning and Zoning Coordinator shall coordinate the review of the Preliminary Plat with the applicable municipal deparunents and public utility companies. Upon completion of the SL:'\ff review and receipt of any responses to comments from the developer, the Preliminary Plat may be placed on the next available meeting agenda for consideration by the Planning mld Zoning Commission. C. After the Planning and Zoning Commission has reviewed the Preliminary Plat, !lIe applicant shall be advised of any required chmIges and / or additions mId upon satisfactory completion of any imposed requirements by !lIe Planning and Zoning Commission, the applicant may proceed with the submittal of a Final Plat. Section 270. Effective Period of Preliminary Plat Approval The approval by the Plmming and Zoning Commission of a Preliminary Plat shall be effective for a period of one (I) year. If a Final Plat Application has not been submitted on at least a portion of the area covered by the Preliminary Plat within one (I) year from the date of the approval of the Preliminary Plat by the Planning and Zoning Commission, the Preliminary Plat shall be declared null and void. If in the event that only a portion of the Preliminary Plat has been submitted for Final Plat action, those areas not platted within three (3) years of the date of Preliminary Plat approval shall be declared null and void, unless an extension of time is granted by !lIe Planning and Zoning Commission. Any portion of a Preliminary Plat not receiving final approval by the Planning and Zoning Commission and the City Council within the period of time set forth herein shall be declared null mld void, and the deveioper shall be required to resubmit for preliminary approval and such resubmittal shall be subject to any ncw subdivision regulations and pay any applicable fees. Article 2 General Provisions for aJ I Plats Page 2-3 Subdivision Regulations City of North Richland Hills Section 275. Processing Final Plats, Amended Plats, or Replats A. Upon receipt of a Replat, Amended Plat, Short Fonn Final Plat, or Final Plat, all required documents, and payment of all required filing fees, tbe Planning and Zoning Coordinator shall check tbe submittal for completeness. No Replat, Amended Plat, Short Fonn Plat, or Final Plat shall be processed for review which is not detennined to be complete. No Final Plat shall be processed for review for any area in which a Preliminary Plat has not been previously approved by the Planning and Zoning Commission. B. The Planning and Zoning Coordinator shall coordinate tbe review of all plats witb tbe applicable municipal deparunents and public utility companies. Upon completion of tbe staff review and receipt of any responses to comments from tbe deveioper, tbe Plat may be placed on tbe next available meeting agenda for consideration by tbe Planning and Zoning COImnission. C. If applicable under tbese regulations, tbe Planning and Zoning Commission shall hold any required public hearing on certain Replats in confonnance witb Section 212.015 of tbe Texas Local Government Code. Such hearing shall be advertised in a newspaper having general circulation witbin the City at least tifteen (15) days prior to the hearing. D, After tbe Pianning and Zoning Commission has reviewed the Plat, the appiicant shall be advised of any required changes and / or additions. The Planning and Zoning Commission may eitber, (1) approve the piat as presented, (2) approve tbe piat with conditions, or (3) disapprove tbe plat. When the Planning and Zoning Commission has approved tbe plat, it shall be forwarded to tbe City Council for consideration. Upon satisfactory completion of any conditions required by tbe Planning and Zoning Commission, tbe plat submittal shall be placed on the next available agenda for consideration by tbe City Council. Disapproval of tbe plat by the Commission shall be tinal. E. The City Council shall approve a plat, according to Section 212.010 of the Texas Local Govenunent Code, if it confonns to the general plan of the city and to these regulations. However, the City Council may disapprove a plat which does not confonn to tbe general plan or to these regulations. Any disapproval shall be deemed a refusal by the City to accept the offered dedications shown thereon. Furthennore, the action of the City Council shall be final in the consideration of tbe proposed plat. Section 280. Omcial Filing and Recording Final Plats Upon approval of the plat by the City Council, the Planning and Zoning Coordinator shall proceed with the oftïcial filing of record procedures using the following guidelines: A. The signature showing final approval of the plat shall not be affixed until all taxes, assessment charges and other monetary obligations due to the City have been paid. B. The Plmming and Zoning Coordinator shall obtain the necessary signatures from the Mayor, City Secretary, Planning and Zoning Commission Chainnan and Planning and Zoning Commission Secretary. The Planning and Zoning Coordinator shall verify that all required covenants have been accepted by the applicant prior to submitting the plat to the Tarrmlt County Clerk's Oftïce for filing. C. Requirements for filing plats in the Tarrant County Clerk's Oftïce are contained in Appendix B. D. To be recorded, the plat must: 1. Describe the subdivision by metes and bounds; 2. Locate the subdivision with respect to a comer of the surveyor tract or an original comer of the original survey of which it is a part; and Article 2 General Provisions for all Plats Page 2-4 Subdivision Regulations City of North Richland Hills 3. SL:'lte the dimensions of the subdivision and of each street, alley, square, park, or other part 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 street, alley, square, park, or other part. E. The owner or proprietor of the tract or the owner's or proprietor's agent must acknowledge the plat in the manner required for the acknowiedgment of deeds. F. The plat must be filed with the Tarrant County Clerk's Office. G. The plat is subject to !be filing and recording provisions of Section 12.002, Texas Property Code. H. Upon receipt of the official filed plat, tlle Planning and Zoning Coordinator will place a mylar film copy in !be City Plat File showing the official filing nOL:'ltion from tlle Tarrant County Clerk's Office. I. Approval of the plat by the City Council. and receipt of the official filed copy from Tarrant County, au!borizes !be Developer to proceed wi!b tlle insL:'lllation of tlle public facilities in tlle subdivision provided such plans have been approved by the Public Works Director. J. The City shall mainL:'lin on file one mylar, or similar reproducible original copy, conL:'lining original signatures. Article 2 General Provisions for all Plats Page 2-5 Subdivision Regulations City of North Richland Hills ARTICLE 3 REQUIREMENTS FOR PUBLIC AND SEMI-PUBLIC IMPROVEMENTS Section 300. General Infrastructure Policy A. The developer shall install all water and sewer systems, street and drainage facilities, and any other facilities required by these regulations which are necessary for the proper development of the subdivision. The design, construction and inspection of any public or semi-public improvements shall be bome by the developer. All such facilities shall be designed and constructed in accordance with the Design Manual and be in confonnance with the general layout of the City of North Richland Hills Master Plan, as adopted by the City Council. B. Where considered necessary by the Public Works Director, the facilities shall be sized in excess of that dictated by the Design Manual to provide for the future growth and expansion of the City systems. Where oversizing of public facilities is required, or where the relocation of public facilities is required, or where specific public or semi-public improvements are necessary for the proper development of the subdivision, the developer of the proposed subdivision shall construct or relocate said public or semi-public facilities. C. Where, in the opinion of the Planning and Zoning COImnission, construction of said public or semi-public facilities should be deferred to a future date, then the developer shall place in escrow with the City an amount equal to the estimated cost of the improvements as detennined by the Public Works Deparunent. The Plmming and Zoning Commission may recommend alternate arrangements to the City Council when appropriate. D. When a tract of land is proposed for development mld public improvements are to be installed between or paralleling two or more tracts of land under different ownership and participation is required by both owners, the developer desiring to plat his Imld first shall comply with the following: 1. If the public improvements are required for the actual development of the subdivision, then the first developer shall be responsible for obtaining the necessary right-or-way or easements from the adjoining property owner or owners and for installing those improvements at his own expense. 2. If the improvements are not required for the actual development of the subdivision, then the developer shall provide, within his subdivision, all of the easements or right-of-way necessary for the improvements. Section 305. Water Facility Requirements The developer shall fumish, install, construct, or extend, at his own expense, water distribution facilities necessary for the proper development of the subdivision. The water system shall provide individual service to every lot in the subdivision. All water mains constructed within a proposed subdivision shall be extended to the perimeter of the proposed subdivision to allow for future extension of the water system into adjacent properties. The water system shall be designed and constructed in accordance with the specitications conL:'1ined in the Design Manual. Where considered necessary by the Public Works Director, the facilities shall be sized in excess of that dicL:'1ted by the Design Manual to provide for the future growth mld expansion of the City water distribution system. In addition, the water system shall confonn to the City's current Water Distribution System CapiL:'11 Improvements Plan. Section 310. City Participation in Water System Oversizing Where oversizing of water system improvements is required by the Capital Improvements Plan, City participation in any proposed water line shall be in accordance with the provisions of the Water and Sewer Impact Fee Ordinance. City participation will not be available for water lines which are not part of the proposed improvements contained in the CapiL:'11 Improvements Plan. Article 3 Requirements for Public and Semi-public Improvements Page 3-1 Subdivision Regulations City of North Richland Hills Section 315. Fire Hydrant Requirements The developer shall install, at his own expense. a sufficient number of fire hydrants to provide fire protection service to every lot in the subdivision. The fire hydrant system shall be designed according to the specifications contained in the Design Manual. The layout of the system shall be detennined by the Public Works Director and approved by the Fire Marshal. Section 320. Sewage Facility Requirements The developer shall furnish, install, construct, or extend, at his own expense, sewage collection facilities necessary for the proper development of the subdivision. The sewage system shall provide individual service to every lot in the subdivision. All sewer mains constructed within the proposed subdivision shall be extended to the perimeter of the proposed subdivision to allow for future extension of the sewer system into adjacent properties regardless of whether or not sucb extensions are required for service within the subdivision. The sewage system shall be designed and constructed in accordance with the specifications contained in the Design Manual. Where considered necessary by the Public Works Director, the facilities shall be sized in excess of that dicL:'lted by the Design Manual, to provide for the future growth and expansion of the City systems. All saniL:'lIY sewer insL:'lllations shall be in conformance with the City's Wastewater System CapiL:'l1 Improvements Plan. Section 325. City Participation in Sewer System Oversizing Where oversizing of sewer system improvements is required by the Capital Improvements Plan, City participation in any proposed sewer line shall be in accordance with the provisions of the Water and Sewer Impact Fee Ordinance. City participation will not be available for sewer lines which are not a part of the proposed improvements conL:'lined in the Capital Improvements Pian. Section 330. Utilities to be Constructed in Right-of Ways All public utilities shall be constructed within a public street right-of-way or an appropriate uLÍlity easement. When a proposed water or sewer line or a drainage facility will be placed adjacent to a public road mainL:'lined by the Texas Deparunent of TransporL:'ltion, a separate specific use easement document shall be provided for each utility or drainage facility. Section 335. Street Right-of-Way Dedication Each subdivision plat shall dedicate public street right-of-way of sufficient width to comply with the SL:'lndards contained on the Master Thoroughfare Plan and the following requirements: A. All street right-of-ways shall be integrated with the existing and proposed system of tllOroughfares and right-of- ways. B. Every lot shall front on a public right-of-way which complies with the width shown on the Master Thoroughfare Plan or when approved by the City, an accepL:'lble public access easement. C. Street right-of-ways shall be configured so as to allow for future access to adjacent properties. Section 340. Street Improvement Requirements The developer shall construct, at his own expense, street facilities necessary for the proper development of tlle subdivision. The street system shall provide access to every lot in the subdivision, and comply with the following: A. All street surfaces within or abutting the proposed subdivision shall be paved, with curbs and gutters insL:'llled, and otherwise constructed in accordance with the sL:'lndards and specitïcations conL:'lined in the Design Manual. Article 3 Requirements for Public and Semi-public IlIIprovelIlent~ Page 3·2 Subdi vision Regulations City of North Richland Hills B. All paving shall be constructed to the width specified by the "Functiomù Classification" of streets as contained in the most current revision of the Master Thoroughfare Plan. C. Pennanent dead-end roads shall not be allowed. D. Proposed new streets shall be laid out, where possible, so as to eliminate or avoid new perimeter half-streets. Section 345. City Participation in Thoroughfare Street Improvements The City will only participate in the construction costs of a Collector or Arterial street as designated by the Master Thoroughfare Plan and be iocated in conventional single-family residential areas. When the Public Works Director has detennined that the need for additional street capacity is not directly attributable to the traffic pattern of the proposed development, the City may participate in the portion of the roadway in excess of thirty-six (36) feet, measured from curb face to curb face. The developer shall pay for thirty-six (36) feet of roadway, including any extra depth of pavement, curb and gutter for both sides, all excavation required, all subgrade preparation, and all other costs involved in the street construction, inciuding engineering costs. When a street is required to be constructed with extra width or special conditions by the City for aesthetic value or special circumstances, the City will participate on the same basis as in thoroughfare considerations. Where the oversizing of the street is at the discretion of the developer for aesthetic purposes or special considerations, no participation is allowed. In non-single-family residential areas, when eXlstmg development would require additional strength design or additional width of pavement to accommodate expected traffic use, no City participation is allowed. Section 350. Perimeter Street Requirements Where an existing perimeter street is adjacent to a proposed new subdivision, the developer shall establish the location of the street centerline and dedicate sufficient right-of-way within his own subdivision to provide one half of the street right-of-way width shown on the Master Thoroughfare Plan. The developer shall construct one half of the required street according to the standards contained in the Design Manual. Section 352. Sidewalk Req uirements Every new subdivision, or re-subdivision hereafter approved, shall be required to install sidewalks, with appropriate curb ramps, adjacent to all public street rights-of-way. Construction of any sidewalk shall confonn to the standards and specifications contained in the Design Manual. Sidewalk placements shall confonn to the following: A. All comer lots shall have sidewalks placed on the two frontages or sides adjacent to the streets. B. Any triple frontage lots shall have sidewalks placed on the three frontages or sides adjacent to the streets. C. Any double frontage lots shall have sidewalks placed on the two frontages adjacent to the streets. D. Construction of all side yard sidewalks and rear yard sidewalks adjacent to perimeter streets shall be the developer's responsibility to construct after plat approval. Front yard sidewalks shall be constructed for each lot prior to compietion of any primary structure. Article 3 Requirements for Public and Semi-public Improvements Page 3-3 Subdivision Regulations City of North Richland Hills Section 355. Masonry Screening Wall Rec:luirements (Semi-Public Improvement) Every newly platted residential or non-residential subdivision or re-subdivision of lots adjacent to a C4U !boroughfare, or larger, as shown on !be prevailing Master Thoroughfare Plan, shall comply wi!b !be screening wall requirements as provided in Ibis Section. A. The developer of any lot located in a newly platted residential subdivision, or re-subdivision of existing residential lots, adjacent to a C4U !boroughfare, or larger, as shown on !be prevailing Master Thoroughfare Plan, shall be required to construct a masonry or concrete screening wall along and adjacent to said !boroughfare. However, a Replat of an existing one lot residential subdivision on any street is exempt. B. The developer of any lot located in a newly platted non-residential subdivision, or re-subdivision of lots, which have a rear property line adjacent to a C4U !boroughfare, or larger, as shown on !be prevailing Master Thoroughfare Plan, shall be required to construct a masonry or concrete screening wall along and adjacent to said !boroughfare. C. The masonry or concrete screening wall shall be constructed in a manner consistent wi!b !be ste'lndards and specifications conte 'lined in !be Design Manual. Any combination of wrought iron and l;mdscaping at street intersections, or entrances to subdivisions, shall be considered as an accepte'lble altemate material. Except for landscaping materials, no masonry or concrete screening wall or its foundation shall be constructed wi !bin !be street right-of-way. D. Any masonry screening wall constructed wi !bin !be City of Nor!b Richiand Hills which is not required by Section 355 A or 355 B of Ibis Ordimmce shall be constructed in a manner consistent wi!b !be standards and specifications contained in !be Design Manual. Section 360. Drainage Improvement Requirements The developer shall be required to fumish, install, construct, or extend, at his own expense, all storm sewers and drainage structure facilities necessary for !be proper development of !be subdivision. Concrete channel improvements shall be required where specified in !be Master Drainage Plan and in !be Design Manual. Altemate eartben channels may be approved when in accordance wi!b !be criteria este'lblished in !be Design Manual. All public drainage facilities shall be constructed wi!bin a public drainage easement or drainage right-of-way as required by !be City. Section 362. Off·Site Drainage In respect to off-site drainage, !be following provisions shall apply: A. The developer shall be responsible for all runoff from fully developed property upstremn of !be proposed development. B. Where a drainage study indicates !bat additional runoff from tlle developing property will overload downstream drainage facilities and result in hazardous conditions, !be City may wi!bhoid approval of !be development until appropriate provisions have been made. These provisions shall include any drainage design or construction plans necessary to accommodate !be off-site drainage problem. Section 365. Street Lighting The developer shall fumish, inste'll1, construct, or extend, at his own expense, street lighting facilities necessary for !be proper development of !be subdivision. The street lighting system shall comply wi!b !be location and spacing requirements for street lighting systems contained in !be Design Manual. Article 3 Requirements for Public and Semi-public Improvements Page 3-4 Subdivision Regulations City of North Richland Hills Section 370. City - Developer Agreements A. In the event that the Developer of a proposed subdivision requests participation by the City in the construction of the public facilities, and that participation is approved by the City Council, and the total participation costs by the City exceed five thousand ($5,000) dollars, then the Developer must execute a City-Developer Agreement as contained in Appendix A of these regulations. In developments where, by reason of City policy, the City Council deems it advisable to participate in the community facilities being constructed to the extent of five thousand ($5,000) dollars, or more, the contract for such construction shall always be advertised for bids in accordance with the City's Charter, and shall require the execution of a City-Developer Agreement as noted above. The Developer shall deposit with the City the funds or acceptable security as required by the applicable City Ordinances required to pay his portion of the construction costs prior to the construction. It shall be the responsibility of the Developer's Engineer to prepare all contract documents for the use of the City and the contractor, as well as all copies of the Engineering Plans for the bidding and construction of the project. B. On projects not requiring City-Developer Agreement, the Final Piat approval authorizes the Developer to proceed with construction of the water, sewer, street drainage, and traffic facilities required by the Engineering Plans, provided that such plans have been approved by U1e Public Works Director. All construction shall be in accordance with the applicabie sections of this Ordinance. The Developer may choose his own contractor subject to the contractor executing the necessary bonds with the City and payment of the inspection fees required for each portion of the public facilities. Section 372. Temporary Improvements The applicant shall build and pay for all costs of temporary improvements required by the Public Works Deparunent and shall maintain same for a period specified by the City. Section 375. Maintenance Bond Requirements The developer's contractor shall be required to file a maintenance bond with the Public Works Director, prior to beginning construction by the City, in an amount and fonn satisfactory to the Public Works Director, in order to assure the satisfactory condition of the required improvements for a period of two (2) years after the date of their acceptance by the City. Section 380. Public Works Construction Permit Required Construction shall not start on any street, sidewalk, drainage, utility or public improvement until a Public Works Construction Pennit and an acceptable two (2) year maintenance bond has been issued for all facilities in the subdivision or the approved phase of the said subdivision. Section 382. Inspection of Proposed Public Facilities The Public Works Deparunent shall provide for inspection of required public improvements during construction and insure their satisfactory completion. If the Public Works Director finds upon inspection that any of the required improvements have not been constructed in accordance with City construction standards and specifications, the applicant shall be notified that building pennits will not be issued until all inconsistencies have been corrected. All construction debris or waste shall be removed from all areas of the subdivision prior to the issuance of the Letter of Completion of PublÙ: Improvements by the Public Works Deparunent. Section 385. Final Walk-Through and Construction Debris The developer of a subdivision shall arrange for a final walk-through inspection with the Building Official. No cut trees, timber, debris, rocks, stones, junk, rubbish, or other waste materiais of any kind shall be buried in any land, or Article 3 Requirements for Public and Semi-public Improvements Page 3-5 Subdivision Regulations City of North Richland Hills left or deposited on any lot or street at the time of completion of public facilities. Removal of all debris and waste shall be required prior to approval and acceptance of all public improvements and prior to the issuance of any building pennit or certificate of occupancy. Section 390. Letter of Completion of Public Improvements A. The governing body will not accept dedication of required improvements until the Public Works Director has provided written certification that all required improvements have been satisfactorily completed in accordance with construction plans for the subdivision and are ready for dedication to the City and are free and clear of any and all liens and encumbrances. Upon such approval and recommendation, the City shall thereafter accept the improvements for dedication. B. Upon approved completion of the construction of the public facilities, the Developer's engineer shall submit to the Public Works Deparunent a complete set of "as-built" documents of the project along with a complete accounting of all construction units "as-built" and the total project cost. The Public Works Deparunent will then issue a Letter of Completion of Public Improvements to the deveioper and authorize the release of the subdivision for the issuance of building pennits. Article 3 Requirements for Public and Semi-public Improvements Page 3-6 Suhdivision Regulations City of Nonh Richland Hills ARTICLE 4 REQUIREMENTS FOR SUBMITTAL OF A PRELIMINARY PLAT Section 400. Preliminary Plat Approval Required All applicants seeking approval of a Preliminary Plat shall comply with the requirements of this Article and the following: A. Every Preliminary Plat shall require approval of the Planning and Zoning Commission. B. The procedures contained in this Article shall be used when the property being proposed for development is considered "an unplatted tract" and which is not currently developed into platted lots and blocks, and filed for record in the Tarrant County Clerk's Office as a previously platted subdivision of record. C. When previously platted property is being combined with unpiatted property and the redevelopment plan is substantially different from the the existing lot contïguration, the procedures for a Preliminary Plat will be used for the review of the proposal. Any public hearing requirements associated with previously platted property must comply with the provisions of Sections 212.014 and 212.015 of the Texas Local Govemment Code. D. The developer shall show all factors necessary to enable the Planning and Zoning Commission to determine whether the proposed subdivision is satisfactory from the standpoint of the public interests and be consistent with the Comprehensive Land Use Plan, the Zoning Ordinance mld these Subdivision Regulations. Section 405. Optional General Development Plan When a proposed development is a portion of a larger tract under one ownership or is to be developed in phases, the developer may submit a General Development Plan for review to obtain conceptual approval by the Pianning and Zoning Commission in conjunction with or prior to submittal of a Preliminary Plat. When appropriate, more than one tract or subdivision may be included with the General Deveiopment Plml. The General Development Plan will allow the Planning and Zoning Commission to review proposed major thoroughfare street pattems, land uses and relationships with adjoining areas. A General Development Plan shall be construed to be a detailing of the Comprehensive Land Use Plan. The General Development Plan should conL-'lin the foliowing infonnation: A. Proposed land uses by area with a L-'lbulation summary of acres and units per acre densities. B. A layout of adjacent properties showing existing planed properties and the nmnes of owners of unplatted tracts. C. Locations of all existing features such as streets, drainage channels, easements or otller physical features which may influence the development pattem of the property. D. The locations of any Collector or Arterial Streets as shown on the Master Thoroughfare Plan. Section 410. Platting Land Under Same Ownership Every Preliminary Plat shall include all the land which the applicant proposes to subdivide and all contiguous tracts owned under the same ownership. This requirement will enable the Planning ~U1d Zoning Commission to, (1) detennine the need for public improvements or easements which may be required on portions of the land and make future subdivisions uneconomical to develop if the improvements are not insL-'llled as a part of the land being proposed for development, and (2) plan for or require reservations for future rights-of-way. This requirement may be waived by the Planning and Zoning Commission when the proposed subdivision appears to have no impact on, or from, tile contiguously owned property which is not being developed. Article 4 Requirements for Suhmittal of a Prel iminary Plat Page 4-1 Suhdivision Re!(ulations City of North Richland Hills Section 415. Phasing Development A. The Preliminary Plat shall indicate any phasing of the proposed development with a heavy dashed line. Each phase shall be numbered sequentially and in the proposed order of development. The proposed utility and drainage layout for each phase shall be designed in such a manner that the phases can be developed in numerical sequence. Thereafter, plats of subsequent units of such subdivision shall conform to the approved overall layout and phasing, unless a new Preliminary Plat is submitted. However, a subsequent reduction of a phase may be considered provided that it confonns to the original street arrangement. B. The Planning and Zoning Commission may impose such conditions upon the filing of the phases as it may deem necessary to assure the orderly development of the city. Section 420. Preliminary Plat Documents Required The application packet shall include all documents listed below and no Preliminary Piat will be reviewed by the City until all required documents are submitted in a completed fonnat and all fees have been paid. A letter requesting any variances from these regulations shall be submitted when applicable. · Preliminary Plat Application (See Section 425) · Preliminary Plat Drawing (See Section 430) . Preliminary Drainage Analysis (See Section 435) · Preliminary Utility Layout (See Section 440) · Taxes and Liens Paid Certificates (See Section 445) Section 425. Preliminary Plat Application The applicant shall submit a written Preliminary Plat Application to the Planning and Zoning Coordinator not less than thirty-five days prior to !lle regular meeting of the Planning and Zoning Commission for which approval is being sought. Written authorization from the owner shall be furnished when the applicant is not the owner of record. Section 430. Preliminary Plat Drawing The applicant shall submit the required number of copies of the Preliminary Plat Drawing as indicated by tile Preliminary Plat Application. The Preliminary Plat Drawing shall contain, at a minimum, all the information listed in the "Requirements for All Plat Drawings" contained in Section 900 and include all the information listed as "Additional Requirements for Prèliminary Plat Drawings" contc'Úned in Section 910 of these regulations. Section 435. Preliminary Drainage Analyst.. The applicant shall submit a Preliminary Drainage Analysis of the subdivision area to determine the need for drainage facilities within the area being considered for development or off-site on adjacent properties. The Preliminary Drainage Analysis shall confonn to the technical specifications contc'lined in the Design Manual. Section 440. Preliminary Utility Layout The applicant shall submit a Preliminary Utility Layout to show tile general location and approximate sizes of all existing and proposed public utilities. The size of all proposed water and sewer lines shall be detennined using methods prescribed in the Design Mruwal. Article 4 Requirement~ for Submittal of a Preliminary Plat Page 4-2 Subdivision Regulations City of North Richland Hills Section 445. Taxes and Liens Paid Certificates The applicant shall submit a certificate, available from the Planning and Zoning Coordinator, indicating that any delinquent taxes or liens due the City of North Richland Hills have been paid. Section 450. Review, Processing and Approval of Prelimhlal'Y Plat Every Preliminary Plat shall be reviewed for confonnity with the Comprehensive Land Use Plan, these regulations and any other applicable ordinance according to tlle procedures established for "Processing Preliminary Plats" as contained in Section 265 of these regulations. Section 455. Grading of Site Prior to Final Plat Approval Subsequent to Preliminary Plat approval, the developer may request written approval from tlle Public Works Director to commence construction to tile grades and elevations required by tile construction plans. Article 4 Requirements for Submittal of a Preliminary Plat Page 4-3 Subdivision Regulations City of North Richland Hills ARTICLE 5 REQUIREMENTS FOR SUBMITTAL OF A FINAL PLAT Section 500. Final Plat Approval Required All applicants seeking approval of a Final Plat shall comply witb tbe requirements of tbis Article. Every Final Plat shall require approval of tbe City Council, but only after approval has been previously obtained from tbe Planning and Zoning Commission. Section 505. Conformity With Preliminary Plat The Final Plat and accompanying dak'l shall confonn to tbe Preliminary Plat, as approved by tbe Planning and Zoning Commission, incorporating any éU1d all changes, modifications, alterations, corrections and stipulations imposed by tbe Planning and Zoning Commission. Any submitk'lls of a Final Plat which do not constitute a full phase as shown on the Preliminary Plat must be consistent witb tbe Preliminary Plat in design and layout. Additional review time may be required where a Final Plat does not constitute a full phase as shown on tl1e Preliminary Plat. Section 510. Final Plat Documents Requh-ed The application packet shall include all documents listed below and no Final Plat wiil be reviewed by tbe City until all required documents are submitted in a completed fonnat and all fees have been paid. · Final Plat Application (See Section 515) · Final Plat Drawing (See Section 520) · Drainage Study (See Section 525) · Engineering I Construction Drawings (See Section 530) · Taxes and Liens Paid Certificates (See Section 535) Section 515. Final Plat Application The applicant shall submit a written Final Plat Application to tbe Planning and Zoning Coordinator not less tl1m1 tbirty-five days prior to tbe regular meeting of tbe Planning and Zoning Commission for which approval is being sought. Section 520. Final Plat Drawing The applicant shall submit the required number of copies of tbe Final Plat Drawing as indicated on tbe Final Plat Application. The Final Plat Drawing shall contain, at a minimum, all tbe infonnation listed in tbe "Technical Specifications of All Plat Drawings" conk 'lined in Section 900 and include all tbe infonnation listed as "Additional Requirements for Final Plat Drawings" contained in Section 920 of tbese regulations. Section 525. Drainage Study When tbe Preliminary Drainage Analysis has detennined tbat drainage facilities and related improvements are required, tbe applicant shall submit a Drainage Study witb engineering drawings which shall confonn to tbe technical specifications contained in tbe Design Manual. The Plmming and Zoning Commission shall not recommend for approval any Final Plat which does not provide adequate facilities to accommodate stonn or tlood water runoff. Article 5 Requirements for Submittal of a Final Plat Page 5-1 Subdivision Regulations City of North Richland Hills Section 530. Engineering I Construction Drawings When the City has detennined that public improvements are required, the applicant, or his engineer, shall submit construction plans for all public improvements along with the Final Plat for approval by the City. The Engineering drawings shall confonn to the requirements of the Design Manual and shall be prepared and sealed by a Registered Professional Engineer, licensed to practice in the S wte of Texas. Section 535. Taxes and Liens Paid Certificates The applicant shall submit a certificate, available from the Planning and Zoning Coordinator, indicating that any delinquent taxes or liens due the City of North Richland Hills have been paid. Section 540, Review, Processing and Approval of Final Plat Every Final Plat shall be reviewed for confonnity to the Comprehensive Land Use Plan, these regulations ~U1d any other applicable ordinance according to the procedures established for "Processing Final Plats, Amended Plats, or Replat'ì" as contained in Section 275 of these regulations. Article 5 Requirements for Submittal of a Final Plat Page 5-2 Subdivision Regulations City of North Richland Hills ARTICLE 6 REQUIREMENTS FOR SUBMITTAL OF A REPLAT Section 600. Replat Approval Rec:luired All applicants seeking approval of a Replat shall comply with the requirements of this Article. Every Replat shall require approval of the City Council, but only after approval has been obL:'lined from !lIe Planning and Zoning Commission. A Replat is required any time it is proposed to subdivide a previousiy approved subdivision, or portion thereof, into smaller lots or, to combine existing smaller lots into a development with larger lots. The procedures contained in this Article shall be used when the tract being proposed for redeveiopment, or portion thereof, is currently developed into platted lots and blocks, and filed for record in the Tarrant County Clerk's Office as a platted subdivision of record, and the owner is requesting to redevelop the property into a new contïguration. Section 605. Replat Documents Rec:luired The application packet shall include all documents listed below and no Replat will be reviewed by the City unlil all documents are submitted in a completed fonnat and all fees have been paid. · Replat Application (See Section 610) · Replat Drawing (See Section 615) · Taxes and Liens Paid Certificates (See Section 620) · Preliminary Drainage Analysis or Drainage Study (See Section 625) · Utility Layout or Engineering Drawings (See Section 630) Section 610. Replat Application The applicant shall submit a written Replat Application to the Planning éUld Zoning Coordinator not less than thirty- tïve days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. Section 615. Replat Drawing The applicant shall submit the required number of copies of the Replat Drawing as indicated by the Replat Appiication. The drawing shall conL:'lin, at a minimum, all the infonnalion listed in the "Requirements for All Plat Drawings" conL:'lÍned in Section 900 éUld include all the information listed as "Additional Requirements for Replats, Amended Plats, Short Fonn Plats, and Final Plat Drawings" conL:'lined in Section 920 of these regulations. No Replat may be approved which does not conL:'lÍn the signatures of all the affected property owners within the area being considered for redevelopment. Section 620. Taxes and Liens Paid Certificates The applicant shall submit a certitïcate available from the Planning and Zoning Coorùinator inùicating !llat éU1Y L:ues or liens due the City of North Richland Hills have been paid. Section 625. Preliminary Drainage Analysis or Drainage Study Due to the variable conditions of a Replat, the Public Works Director will review the submittal and may require !lIe applicant to submit a Preliminary Drainage Analysis or a Drainage Study of the subdivision area which shall confonn to the technical specifications conL:'lined in the Design Manual. The applicant may be exempt from this requirement when the Public Works Direclor is salisfied that no drainage facililies are necessary or where a previously prepared Drainage Study has been approved within the previous four year period. Article 6 Requirements for Submittal of a Replat Page 6-1 Subdivision Regulalions City of North Richland Hills Section 630. Utility Layout or Engineering Drawings The applicant shall submit a Utility Layout to show the location and sizes of all existing and proposed public utilities to verify easement requirements. However, when the Public Works DeparUnent has detennined that the proposed redevelopment of the subdivision will require public facility improvements, the applicant, or his engineer, shall submit engineering plans for all public improvements for approval by the City as a prerequisite to the approval of the Plat by the Planning and Zoning Commission. Furthennore, when a Replat results in the reconfiguration of lots so as to impact the location of any existing water, or sewer tap locations, the developer shall submit sufficient infonnation regarding the location of the existing k'lpS and provide for any utility adjusUnents so as to assure the availability of utility services to each lot. Any engineering drawings associated with a Replat shall confonn to the requirements of the Design Manual. Section 635. Review, Processing and Approval of Replats Every Replat shall be reviewed for confonnity with the Comprehensive Land Use Plan, these requirements and any other applicable ordimmce in accordance with the procedures established for "Processing Final Piats, Amended Piats, or Replats" in Section 275 of these regulations. Section 640. Replat Public Hearing Requirements Cerk'lin replats are required to comply with the public hearing regulations contained in Section 212.014 and Section 212.015 of the Texas Local Govenunent Code. A copy of these sections from the Texas Local Govenunent Code is conk 'lined in Appendix C of these regulations. The public hearing required for replats by Slate Law shall be held by tl1e Planning and Zoning Commission. Final approval by the City Council will not require a second public hearing. Article 6 Requirements for Submittal of a Replat Page 6-2 Subdivision Regulations City of North Richland Hills ARTICLE 7 REQUIREMENTS FOR SUBMITf AL OF A SHORT FORM FINAL PLAT Section 700. Short Form Final Plat Approval Re<luired All applicants seeking approval of a Short Fonn Plat shall comply with the requirements of this Article. Every Short Fonn Plat shall require approval of the City Council, but only after approval has been previously obtained from the Planning and Zoning Commission. The procedures contained in this Article shall be used when the property being proposed for development is considered "an unplatted tract" and which is not currently developed into platted lots and blocks, and filed for record in the Tarrant County Clerk's Office as a previously platted subdivision of record and when the property being platted contains no drainage problems and will contain only one lot after approval. Section 710. Short Form Final Plat Prerecluisites A Short Form Final Plat may be submitted on a property when all of the following requirements are met: A. There is an existing building on the iot which is capable of being occupied as a legal residence or business. B. The lot contains no apparent drainage problems or contributes to or may cause a drainage probiem on another tract. The Public Works Director will review the Master Drainage Plan of the City in relation to the proposed lot to detennine whether a Drainage Analysis will satisfy this provision. However, when it has been detennined that drainage improvements will be required, the applicant must submit a Drainage Study which complies with the criteria specified in the Design Manual. C. The subject tract cont..:'lins five acres of area or less. D. The lot fronts on a paved dedicated street. Additional right-of-way shall be dedicated if needed. E. All utilities required to serve the lot are in place, or arrangements to provide the SéUne have been made with appropriate easements shown on the plat. F. No engineering or construction drawings are required. Section 720. Short Form Final Plat Documents Required The application packet shall include all documents listed below and no Short Fonn Final Plat will be reviewed by the City until all required documents are submitted in a completed fonnat and all fees have been paid. · Short Fonn Final Plat Application (See Section 725) · Final Plat Drawing (See Section 730) · Preliminary Drainage Analysis (See Section 735) · Taxes and Liens Paid Certificates (See Section 740) Section 725. Short Form Final Plat Application The applicant shall submit a written Short Form Final Plat Application to the Planning and Zoning Coordinator not less than thirty-five days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. Article 7 Requirements for Submittal of a Short Form Plat Page 7-1 Subdivision Regulations City of North Richland Hills Section 730. Final Plat Drawing The applicant shall submit the required number of copies of the Final Plat Drawing as indicated by the Final Plat Application. The Final Plat Drawing shall contain, at a minimum, all the infonnation listed in the "Requirements for All Plat Drawings" contained in Section 900 and all the infonnation listed as "Additional Requirements for Final Plat Drawings" contained in Section 920. Section 735. Preliminary Drainage Analysis The Public Works Director will review each request for a Short Fonn Final Plat and detennine whether the applicant shall be required to submit a Drainage Analysis or Drainage Study. When required, the Drainage Analysis or Drainage Study shall confonn to the technical specifications contained in the Design Manual. The applicant may be exempt from this requirement when the Public Works Director is satisfied that no drainage facilities are necessary. The Planning and Zoning Commission shall not recommend for approval any Short Fonn Final Plat which does not provide adequate facilities for stonn or flood water runoff. Section 740. Taxes and Liens Paid Certificates The applicant shall submit a certificate available from the Planning and Zoning Coordinator indicating that any L:'lXes or liens due the City of North Richland Hills have been paid. Section 745. Review, Processing and Approval of Short Form Final Plat Every Short Fonn Final Plat shall be reviewed for confonnity with the Comprehensive Land Use Plan, these regulations and any other applicable ordinance according to the procedures eSL:'lblished for Processing Final Plats, Amended Plats, or Replats in Section 275 of these regulations. Article 7 Requirements for Submittal of a Short Form Plat Page 7-2 Subdivision Regulations City of North Richland Hills ARTICLE 8 REQUIREMENTS FOR SUBMITTAL OF AN AMENDED PLAT Section 800. Amended Plat Approval Required All applicants seeking approval of an Amended Plat shall comply wi!b !be requinnents of this Article. Every Amended Plat shall require approval of !be City Council, but only after approval has been previously obtained from !be Planning and Zoning Commission. The procedures contained in Ibis Article shall be used to correct a subdivision plat which has been previously filed in the Tarrant County Clerk's Office. Section 810. Amended Plat Prerequisites An Amended Plat submittal may be submitted on a property when it confonns to the requirements of Section 212.016 of the Texas Local Government Code. Section 820. Amended Plat Documents Required The application packet shall include all documents listed below and no Amended Plat will be reviewed by the City until all required documents are submitted in a completed fonnat and all fees have been paid. . Amended Plat Application (See Section 830) . Final Plat Drawing (See Section 840) Section 830. Amended Plat Application The applicant shall submit a written Amended Plat Application to the Planning and Zoning Coordinator at least fourteen (14) days prior to the regular meeting of the Planning and Zoning Commission for which approval is being sought. Section 840. Final Plat Drawing The applicant shall submit the required number of copies of !be Final Plat Drawing as shown on the Amended Plat Application. The Final Plat Drawing shall contain, at a minimum, all the infonnation listed in the "Requirements for All Plat Drawings" contained in Section 900 and include all the infonnation listed as "Additional Requirements for Final Plat Drawings" conL:'lÍned in Section 920. Section 850. Review, Processing and Approval of Amended Plat Every Amended Plat shall be reviewed for confonnity to the regulations contained in Section 212.016 of !be Texas Local Government Code. Article 8 Requirements for Submittal of an Amended Plat Page 8·( Suhdivision Regulations City of North Richland Hills ARTICLE 9 TECHNICAL SPECIFICATIONS FOR PLAT DRA WINGS Section 900. Requirements for all Plat Drawings Every plat drawing shall include the infonnation conL:'lined in this Article. A. Adjacent Properties - All property lines, streets and easements on lands immediately adjacent to and contiguous with the perimeter of the proposed subdivision and extending one hundred (lOa) feet shall be shown with the names of the owners as shown in the most current Tax Assessor's files; if the adjacent properties are platted, the names of adjoining subdivisions and the names of adjoining streets are to be shown. B. Building Set-Back Lines· Front building set-back lines shall be indicated by dashed lines on all lots in accordance with the requirements of the City Zoning Ordinance for the appropriate zoning district. Side yard building set-back lines shall be indicated by dashed lines on the side yards of lots with side street frontage. Additional building set- back may be required by the Planning éU1d Zoning Commission when sound planning principles apply. Existing building set-back lines on adjacent properties shall be shown, where applicabie. C. City Limit Lines - The location of the Corporate Limit boundaries of tl1e City of North Richland Hills or any adjacent city shall be shown on the plat drawing where applicable. D. Date - The date in which the drawing was prepared shall be shown on the plat drawing. E. Easements - The location and dimension of all existing or proposed easements shall be shown on tl1e plat drawing indicating whether such easement is for any specific purpose. General easements for the use of public utilities of not less than seven and one-half (7.5') feet in width shall be provided along each side of all rear property lines. If necessary for the extension of water or sewer mains, stonn drainage or other utilities. easements of greater width may be required along lot lines or across lots. In all cases, easements shall connect with easements already established in adjoining properties or extend to connect with a public right-of-way. No lot shall be shown with éU1 easement which prevents proper development and full utilization of the lot as a suiL:'lble building site for tl1e intended zoning district. F. Lot and Block Numbering - All lots émd blocks shall be consecutively numbered, or lettered in alphabetical order. The blocks in subdivisions bearing the same néUne shall be numbered or lettered consecutively tl1fough the several sections or phases. Lettering for blocks shall be larger and bolder tl1an lot numbers or circied to make identification clear. Any lot or block which is pléU1I1ed as an 'out-parcel' shall be numbered and designated on the plat with notation regarding éU1Y development restrictions. G. Map Sheet Size· Map sheets shall be of such size as are accepL:'lble for filing in the office of County Clerk, but shall not exceed twenty-four by thirty-six (24"x 36") inches, but may be eighteen by twenty-four (18" x 24") inches, with a binding margin of not less than one and one-half inches on the left side of the sheets. Sheets shall be numbered in sequence if more théU1 one (I) sheet is used and an index sheet provided with match lines. H. North Arrow - A nortl1 arrow indicating tlle approximate true north shall be predominantly piaced near the scale. 1. Ownership I Developer - The néUne, address, and telephone number of the current legal owner, and the néUne, address, and telephone number of the developer, if other than t11e owner, shall be shown on the plat drawing. J. Plat Notes and Conditions - When appropriate, the drawing shall conL:'lin a listing of any Plat Notes and Plat Conditions in a readily identifiable location with each note numbered consecutively. Article 9 Technic'II Specifications for Plat Drawings Page 9-1 Subdivision Regulations City of North Richland Hills K. Public Use Areas - The location and dimensions of all property proposed to be set aside for park use, or other public or common reservation shall be shown on the plat drawing, with designation of the purpose thereof, and conditions, if any, of the dedication or reservation. L. Scale - The drawing shall be prepared at a numerical scale no greater than one (1) inch equals one hundred (100) feet. At the discretion of the Public Works Director, the piat may be drawn at a numerically smaller scale, i.e. I' = 50', 1 n = 40', etc. if the plat can still be drawn on the required sheet size. A graphic scale symbol shall be placed on the drawing. M. Street Names - All existing and proposed street names shall be shown on the plat drawing. New street names shall be sufficiently different in sound and in spelling from other road names in the City so as to not cause confusion. A road which is, or planned, as a continuation of an existing road shall bear the smne nmne. N. Street Right-of-Way - The width of all existing and proposed public street rights-of-way shall be shown on the plat drawing mld be consistent with the minimum requirements conmined in the Design Manual and the Master Thoroughfare Pian. Dimensions shall be shown for all curves. The distance from the centerline of any existing roadway of a boundary street to the proposed subdivision shall be shown to detennine the adequacy of right-of-way along the route and to detennine if additional right-of-way is necessary to accommodate the proposed street. Sufficient iron pins shall be found or set and shown on the drawing together with dimensions to adequately describe all perimeter streets. O. Subdivision Boundary - The proposed subdivision boundary lines shall be shown in heavy lines so as to provide a differentiation with the intemal features of the area being proposed for piatting. TIle location and dimensions of all boundary lines of the property shall be expressed to the nearest hundredth foot. P. Subdivision Name - The name of the proposed subdivision with letters predominmltly larger letters than those used elsewhere shall be shown on the drawing, within the Title Block. The proposed nmne of the subdivision shall not be a duplication of any existing subdivision nmne, whether by spelling or pronunciation, or similar to mlY other subdivision within the City unless the proposed subdivision is contiguous with a subsequent filing or a replat of an existing subdivision. The Planning and Zoning Commission shall have final authority to designate the name of the subdivision. Q. Surveyor Information - The name, address mld telephone number of the professional land surveyor who prepared the plat drawing shall be shown on the plat drawing. The plat drawing shall contain the seal of the land surveyor who shall be registered in the State of Texas as a Registered Professional Land Surveyor. R. Title Block - Preceding the nmne of the subdivision shall be a Title Block indicating whether the plat is a Preliminary Plat, Final Plat, Replat, or Amended Plat. S. Vicinity Location Map - A small vicinity location map shall be shown on the plat drawing. The vicinity location map shall be drawn at ml approximate scale of 1 n= 2000' and show sufficient streets, Collector and Arterial Street names, and major features of the surrounding area to locate the area being subdivided. T. Surveyor's Certification . Every plat drawing shall conL:'lin a Surveyor's Certification of Compliance by a Registered Professional Land Surveyor. The Certification of Compliance shall not be less thml one and one-half inches high and four inches wide mld contain the following infonnation: Article 9 Technical Specifications for Plat Drawings Page 9·2 Subdivision Regulations City of North Richland Hills KNOW ALL MEN BY THESE PRESENTS: That I, ____, a Registered Professional Land Surveyor licensed in the State of Texas, do hereby certify that this Plat is true and correct and was prepared from an actual survey made under my supervision on the ground, Signature Date (Affix Seal) Section 910. Additional Requirements for Preliminary Plat Drawings In addition to the minimum infonnation required of all plat drawings contained in Section 900 of these regulations, every Preliminary Plat Drawing shall include the infonnation contained in this section. A. Permanent Structures· The location and general outline of any existing penn anent or temporary structures with sufficient dimensions to detennine building line encroachments shall be shown on the plat drawing. B. Sectionalizing or Phasing of Plats· The plat drawing shall indicate any sectionalizing or phasing of the proposed subdivision. Thereafter, plats of subsequent units of such subdivision shall confonn to the approved overall layout and phasing, unless a new Preliminary Plat is submitted. However, a subsequent reduction of a phase may be considered provided that it confonns to the original street arrangement. C. Zoning Classification . The plat drawing shall indicate the current zoning classification of the proposed subdivision and all adjacent properties. D. Lot Dimensions . The approximate dimensions of all proposed or existing lots with sufficient detail to verify compliance with the specific requirements of the Zoning Ordinance shall be shown on the plat drawing. E. Flood Plain Features· The location of the 100-year flood limits, if applicable, shall be shown on the Preliminary Plat drawing. If the subdivision or a portion thereof is located in a 100 year flood-prone area, the developer will be required to comply with the Flood Dmnage Prevention Ordinmlce. F. Certificate of Approval. Every Preliminary Plat Drawing shall contain a Certificate of Approval by the Planning and Zoning Commission. The Certificate of Approval shall not be less than one mld one-half inches high and four inches wide and contain the following infonnation: WHEREAS The Planning and Zoning Commission of the City of North Richland Hills. Texas voted affirmatively on this _ day of .19___. to approve this Preliminary PiaL Chairman, Planning and Zoning Commission Attest: Secretary, Planning and Zoning COlllmission Article 9 Technical Specifications for Pial Drawings Page 9-3 Subdivision Regulations City of North Richland Hills Section 920. Additional Requirements for Replats, Short Form Plats, Amended Plats, and Final Plat Drawings Every Replat, Short Fonn Plat, Amended Plat, or Final Piat drawing shall include the following infonnation in addition to the minimum infonnation required of all plat drawings contained in Section 900 of these regulations. A. Metes and Bounds Description. A written metes and bounds description of the property shall be shown on the plat drawing that will readily detennine the location, bearing and length of all perimeter boundary lines, and be capable of reproducing such lines upon the ground with a closure error of less than 1:25,000. The Legal Description shall include reference to an original surveyor subdivision comer, and the Texas NAD83 State Plane Coordinate System. The Legal Description shall include the acreage of the total area of the proposed subdivision and be consistent with the subdivision boundary. Information to show the last instrument conveying title to each parcel of property involved in the proposed subdivision, giving grantor, grantee, date, and land records reference. B. Global Positioning System (GPS) Horizontal Control Survey. The plat drawing shall include the NAD83 Texas State Plane Coordinates for a minimum of two comers of the subdivision. The coordinates shall be detennined by a survey tied to the City's GPS monuments located within the City. Written descriptions of the GPS Benchmarks are available from the Public Works Deparunent. C. Lot Dimensions . The exact dimensions of all proposed or existing lots and the perimeter boundary of the subdivision shall be shown on the plat drawing. D. Lot Areas· The area for each lot expressed in square feet shall be shown on the plat drawing. (This infonnation may be shown in tabular fonn on the plat or on a separate sheet.) E. Irregular Side Lot Lines· Side lot lines which are not perpendicular to the street right-of-way shall be indicated with bearing and distance. F. Permanent Structure Encroachments· Any pennanent structures which encroach any building set-back lines and will remain after completion of the development shall be shown on the drawing with appropriate dimensions. G. Drainage Easements· The location of any drainage easements, if applicable, shall be shown on the plat drawing. If the subdivision or a portion thereof is located in the 100 year flood-prone area, the developer will be required to comply with the Flood Dmnage Prevention Ordinance. H. P & Z Approval Certification· Every Replat, Amended Plat, Short Fonn Plat or Final Plat shall contain a Certificate of Approval by the Planning mId Zoning Commission. The Certificate of Approval by the Planning mId Zoning Commission shall not be less than two inches high and four and one-half inches wide and contain the following infonnation: Whereas the Planning and Zoning Commission of the City of North Richland Hills, Texas voted affirmatively on this _ day of _.19_. to recommend approval of this Plat by the City Council. ----------------------- Chairman, Planning and Zoning Commission Attest: Secretary. Planning and Zoning Commission Article 9 Technical Specifications for Plat Drawings Page 9-4 Subdivision Regulations City of North Richland Hills I. Tarrant County Certification - Any Certification block required by the Tarrant County Clerk's Office for filing shall be shown on the plat drawing. (See Appendix B) J. Dedication Certificate - Every Replat, Amended Plat, Short Fonn Plat or Final Plat shall conL:'lin an Owners Certificate of Dedication as follows: KNOW ALL MEN BY THESE PRESENTS: That, I. (owners name) do hereby certify that I am the legal owner of the above described tract of land and do hereby convey to the public for public use; the streets. alleys. rights-of-way. and any other public areas shown on this piaL Owners Name STATE OF TEXAS II COUNTY OF TARRANT ){ Before me. the undersigned Notary Public in and for said county and State on this day personally appeared _______ _. known to me to be the person whose name is subscribed to the foregoing i"<!rumenl and acknowledged to me that he executed the same for ùle purpose and considerations therein expressed. and in the capacily therein stated, Given under my hand and seal of office ùlis __ day of ___________________,19_______, -------- Notary Public in and for Tarrant County (affix seal) My printed name My commission expires: K. City Council Approval Certification - Every Replat, Amended Plat, Short Fonn Plat or Final Plat shall contain a Certificate of Approval by the City Council. The Certificate of Approval by the City Council shall not be less than two inches high and four inches wide and contain the following infonnation: Whereas the City Council of Ùle City of NoTÙI Richland Hills. Texas voted affirmatively on ù¡is day of _______ __.19_______. to approve of ù1is Plat for filing of record, Mayor. City of North Richland Hills ----~-~ Attest: City Secretary Article 9 Technical Specifications for Plat Drawi ngs Page 9-5 Subdivision Regulations City of North Richland Hills ARTICLE 10 SUBDIVISION DESIGN CRITERIA Section 1000. Conformity with Zoning Regulations Every lot shall be designed in such a manner that it complies with the minimum dimensions of the applicable zoning district as contained in the Zoning Ordinance. Section 1010. General Design Criteria Every Subdivision Plat shall be reviewed by the City for confonnance with the design criteria contained in this Article. The City recognizes that suiL:'lbility characteristics vary from site to site and the Planning and Zoning Commission shall provide oversight in their interpreL:'ltion, application and enforcement of these criteria. A. Access from Major Thoroughfares - Where a residential subdivision borders or conL:'lins an existing or proposed thoroughfare, as shown on the Master Thoroughfare Plan, residential lots shall not in general, where possible, have frontage onto or derive access directly from illl existing or proposed C2U Collector Street, or larger. Non- residential lots which have frontage onto or derive access directly from an existing or proposed C2U Collector Street, as shown on the Master Thoroughfare Plan, shall have driveway locations which comply with the spacing requirements conL:'lined in the Design Manual. B. Block Depths - Blocks should have sufticient depth to provide for two (2) tiers of lots of appropriate depths. Exceptions to this prescribed block depth may be pennitted in blocks adjacent to major streets, railroads, waterways or city limit lines. The use of a public alley shall be limited to non-residential subdivisions. C. Block Lengths - Block lengths in residential areas shall not exceed fifteen (15) times the minimum lot width required in the zoning district or 1,000 feet long without illl intersection with another street. Blocks designed for industrial uses may be of such length and width as detennined suiL:'lble and appropriate by the Planning and Zoning Commission for the prospective use. In long blocks, the Plillming and Zoning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities, or pedestriilll traffic. When such illl easement is required, additional width shall be included in the adjacent lots. D. Buildable Area - Every residential lot proposed for development shall conL:'lin a buildable area which contains. at a minimum, 125 percent of the minimum structure square foowge required for tlle applicable zoning district. The buildable area shall be situated out of the 100 Year Special Flood Hazard Area. E. Character of the Land - Land which the Planning and Zoning Commission finds to be unsuitable for subdivision or development due to flooding, improper drainage, steep slopes, rock fonnations, adverse earth fonnations or topography, utility easements, or other features which will reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision and / or its surrounding areas, shall not be subdivided or developed until adequate methods are fonnulated by the developer and approved by the Planning and Zoning Commission to solve the problems created by the unsuiL:'lble land conditions. F. Conformity With Comprehensive Land Use Plan - Every subdivision plat shall confonn to the City's Comprehensive Land Use Plan, Zoning Ordinance, Subdivision Ordinance, otller applicable City standards. G. Corner Clip - At all street intersections, there sluùl be provided a minimum tcn (10) foot by ten(10) foot comer clip sidewalk and utility easement diagonal to the street right-of-way lines. H. Corner Lots - Additional lot width should be considered for comer lots to allow for two street fronL:'lge set-back lines. Article 10 Subdivision Design Criteria Page 10-1 Subdivision Regulations City of North Richland Hills I. Cul-de-sac length - No street may be designed to be dead-ended without the installation of a cul-de-sac with a fifty (50) foot right-of-way radius ~md a forty (40) foot pavement radius back to back of curb. No cul-de-sac street may exceed five hundred (500) feet in length, as measured along the street centerline from the projected curb intersection to the farthest curb location. J. Double Frontage Lots - Double frontage and reversed frontage lots shilll be avoided except where necessary to provide separation of residentiill development from Collector or Arterial Streets or to overcome specific disadvantages of topography and orientation. The Planning lild Zoning Commission may require that a provision be placed on the plat to limit the facing of main structures or limit driveway access from any Collector or Arteriill Street. K. Drainage Easements and Right-or-Ways - The City will advise the deveioper when to utilize either a drainage easement or a drainage right-of-way to accommodate drainage facilities in the subdivision. When a Drainage Easement is utilized, lot lines shilll be drawn to the center of the drainage easement and the drainage easement shown with a dashed line. Any lot intended to be used as a buildable lot which conk'lins a drainage easement shall be designed so as to have a buildable area that is, at a minimum, 125 percent of the minimum square fook1ge required for the applicable zoning district. The Planning and Zoning Commission may approve lil alternate plan whereby the drainage area is designated as a separate lot or shown as a drainage Right-of-Way with public conveyance nOk'ltion. When a Drainage Right-of-Way is utilized, lot lines shilll not be extended into the limits of the drainage Right-of-Way. L. Grading and Lot Drainage - Residential lot grading shilll be conducted in a manner which will not allow runoff to cross more than two iots, including the lot on which the drainage originates, before it enters a street or drainage easement. If this is not possible, then a drainage easement must be provided lild any necessary facilities shilll be constructed lild installed by the developer. Lots shilll be laid out so as to provide positive drainage away from all buildings. Individuill lot drainage shilll be coordinated with the general stonn drainage pattern for the area. M. Intersection Angles - Spacing of intersections along major streets shilll confonn to the Design Manuill. Not more than two (2) streets shilll intersect at anyone point unless specifically approved by the Planning and Zoning Commission. Proposed new intersections along one side of lil existing street shall, wherever practicable, coincide with any existing intersections on the opposite side of such street. Streets shilll be laid out so as to intersect as nearly as possible at right angles. Intersections which are not right angles shall use the following criteria: 1. A proposed intersection of two (2) new streets at lil angle of less than seventy-five (75) degrees shilll not be accepk'lble. An oblique street intersection or curved street approaching an intersection should be approximately at right angles for at least one hundred (100) feet therefrom. 2. Street jogs with center-line offsets of less than one hundred and fifty (150) feet shilll not be pennitted, except where the intersected street has separated dual drives without medilil breaks at either intersection. N. Lot Dimensions - Lot dimensions shilll be consistent with the minimum sk'lndards of the Zoning Ordinance. Proper design of a subdivision requires that side lot lines be at right angles to street lines or as a radial. However, lot lines which are not at right angles to street lines, or shown as a radial, shilll conk'lin a bearing notation. Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front and side-yard setback from both streets. Depth and width of properties reserved or laid out for business, commercial, or industriill purposes shall be adequate to provide for the off-street parking and loading facilities required for the type of use and development contempiated, as eSk'lblished in the Zoning Ordinance. O. Masonry Screening Walls - Masonry screening walls shall be constructed adjacent to any residential thoroughfare designated as C4U, or larger, on the Master Thoroughfare Plan. No screening willI shall be constructed within the street right-of-way. Article 10 Subdivision Design Criteria Page 10-2 Subdivision Regulations City of North Richland Hills P. Multiple Entrance and Exit Locations - Where possible, tbe use of two or more entrance and exit locations is encouraged when tbe subdivision contains forty (40) or more lots. However. tbe Planning and Zoning Commission may recommend a waiver of tbis criteria when altemative proposals are detennined sound planning principles have been considered. Q. Right-or-Ways - Right-of-Way widtbs shall be consistent witb tbose shown on tbe Master Thoroughfare Plan. Right-of-Way widtbs in excess of the sLc'mdards designated on the Master Thoroughfare Plan shall be required whenever, due to topography, additional widtb is necessary to provide adequate earth slopes. Furtbennore, street right-of-way widtbs in commercial, industrial and similar high intensity land use areas shall be appropriate for tbe type of development being proposed, but no street in such area shall be less tban the minimum required for a C2U Collector Street. R. Water bodies - If a tract being subdivided contains a water body, or portion tbereof, lot lines shall be drawn so as to distribute tbe entire ownership of tbe water body among adjacent lots. The Planning and Zoning Commission may approve an altemative plan whereby tbe ownership of and responsibility for safe maintenance of tbe water body is so placed tbat it will not become a local govenunent responsibility. If a water body is intended to be situated on its own lot. then tbe lot shall be numbered according to tbe numbering sequence of tbe subdivision. Furtbennore, any iot intended to be used as a buildable lot which includes a water body shall contain a buildable area tbat is, at a minimum, 125 percent of tbe minimum square footage required for tbe applicable zoning district. Article 10 Subdivision Design Criteria Page 10-3 Subdivision Regulations City of North Richland Hills ARTICLE 11 STREET AND EASEMENT VACATIONS Section 1100. In General When a citizen, group of citizens, or developer wishes to propose the closing or vacation of a specific public right-of-way, street, or easement, which is currently in use, the following procedures must be followed: A. A petition requesting the proposed closing or vacation must be presented to the Planning and Zoning Commission together with the appropriate filing fee. Such petition must contain the signatures of all property owners holding property adjacent to the portion of the street or easement which is proposed to be vacated. In addition, a Standard Fonn of Vacation Acknowledgment shall be completed and submitted for each utility currently located within the right-of- way or easement. B. The Planning and Zoning Coordinator will set a Public Hearing of the proposed closing before the Planning and Zoning Commission at a regularly scheduled meeting. Public notices will be mailed to all property owners affected by the proposed closing or vacation at ieast fifteen (15) days prior to the scheduled meeting, C. The Commission will conduct a Public Hearing allowing the opportunity for interested parties to express their opinions of the proposed closing or vacation. At the close of the Public Hearing the Commission will make a recommendation to the City Council as to the advisability of approving the proposed closing or vacation. D. The proposed closing or vacation will then be set for Public Hearing before the City Council by the following notices: 1. The hearing will be noticed by the publishing of a legal notice in the official newspaper of the City at least thirty (30) days prior to the scheduled Hearing. 2. Adjacent property owners will be notified by mail of the proposed Public Hearing at least thirty (30) days prior to the scheduled Hearing. 3. Notice of the proposed Hearing before the City Council will be posted in three (3) public places within the City at least thirty (30) days prior to the scheduled Hearing. E. The City Council will conduct the Public Hearing on the proposed closing or vacation allowing the opportunity for all interested parties to express their opinions on the matter. At the close of the Public Hearing, the City Council will make a detennination whether the evidence presented at the Hearing and the recommendation of the Planning and Zoning Commission provide sufficient justification for proceeding with the closure or vacation. F. If the City Council detennines that the vacation or closure should proceed, the City SL:'lff will be instructed to perfonn the following: 1. Secure an appraisal of the value of the physical property involved in the closure. 2. Advertise and accept bids for the sale of the vacated right-of-way or easement. 3. Prepare and submit to the City Council for execution documents for sale of the property involved in the vacation or closure. Article 11 Street and Easement Vacations Page 11-1 Subdivision Regulations City of North Richland Hills ARTICLE 12 INSTALLATION OF PERMANENT FIELD MONUMENTS Section 1200. General The applicant shall place pennanent reference monuments in the subdivision as required herein and under the direction of a Registered Land Surveyor or Professional Engineer. All such monuments shall be set flush with or below the ground and planted in such a manner that they will not be generally disturbed. Section 1210. Subdivision Boundaries The external boundaries of a subdivision shall be documented in the field by monuments of not less than four (4) inches square or five (5) inches in diéUneter, éUld marked on top with a cross, brass plug, iron rod, or other durable material securely embedded; or by iron rods or pipes not less than eighteen (18) inches in length and one-half (112) inch in diameter. These monuments shall be placed at all comers of the subdivision boundary, at each end of all curves, at the point where a curve changes its radius, at all angle points in éU1Y line, and at all éUlgle points along a meandering line. Section 1220. Internal Block Corners All internal block comers, street intersections, street angle points and curves tangents shall receive pennanent monuments in the field by iron rods or pipes at least eighteen (18) inches long éUld one-half (1/2) inch in diameter. Section 1230. Lot Corners All comers of all lots shall receive monuments in the field by iron rods eighteen (18) inches long and one-half (1/2) inch in diameter. Article 12 Installation of Permanent field MonumenLs Page 12-1 Subdivision Regulations City of NorthRichland Hills ARTICLE 13 DEFINITIONS Section 1300. Definitions in General All definitions of words contained herein shall correspond with the most appropriate definitions appearing in the Webster's New Collegiate Dictionary, unless specifically defined in this Article. Section 1310. Words and Terms Defined For purposes of these regulations, certa.in tenns herein are defined as follows: A. Alley - A minor public right-of-way primarily designed to serve as secondary access to the side or rear of properties whose principal frontage is on some other street. B. Applicant - The owner, authorized representiltive, or designated agent of land being proposed for subdividing. C. Block - A tract of land bounded by streets, or by a combination of streets, public parks, cemeteries, railroad rights-of-way, shorelines of water-ways, or bounck1fY lines of municipalities and containing one or more building sites. D. Bond - A fonn of security other than a cash deposit to be used as surety or as a guarantee. E. Building - Any structure which is built for the support shelter, or enclosure of persons, animals, chattels, or movable property of any kind. F. Building Oftïcial - The senior building officer of the City charged with responsibility for issuing building pennits and enforcing the building code. G. Building Set-back Line - A line established beyond which no part of a building shall project, except as otherwise provided in the zoning ordinance. H. City - The City of North Richland Hills, Texas. 1. City Auomey - The licensed attomey designated by the City to fumish legal aSSiSL:lIlce for the administration of these regulations. 1. City Council - The legislative goveming body of the City having the power to adopt and amend these regulations. K. City Engineer - A Registered Professional Engineer on the City Staff or a consulting finn of Registered Professional Engineers designated to represent the City. L. Collector Street - A major road intended to move traftïc from local roads to minor arterials. A collector road generally surrounds a neighborhood or a group of neighborhoods. M. Comprehensive Land Use Plan - A written document containing the development policies of the City including a map of Ule City showing a graphic represenL:'1tion of the proposed uses of Ule various land areas of the City and which has been adopted by the City Council as the oftïcial guide for future development. Article 13 Definitions Page 13-1 Subdivision Regulations City of NorthRichland Hills N. Construction Plans - The maps or engineering drawings accompanying a subdivision plat and showing tbe specific location and design of improvements to be instc'llled in tbe subdivision in accordance witb tbe requirements of tbe Design MmlUal. O. Crosswalk Way - A public right of way, usually four (4) feet or more in width between property lines, which provides pedestrian circulation. P. Cul-De-Sac - A local street with only one outlet and having an appropriate tenninal for the safe mId convenient reversal of traffic movement. Q. Dead-End Street - A street, other than a cul-de-sac, with only one outlet. R. Design Manual - Refers to the City of North Richland Hills Public Works Design MmlUal which establishes minimum criteria for the design of Public Works/Utilities. S. Developer - The official applicant or agent representing the owner of mIY plat being proposed for subdivision and being a person having an interest in iruId mId causes it to be divided into a subdivision. T. Development Review Committee - A committee composed of municipal department representc'ltives to provide technical services in the administration of these regulations. U. Drainage Flume - A concrete drainage way usually centered on lot lines and designed to carry stonn water runoff from adjoining lots. V. Easement - Authorization by a property owner for the use by another, and for a specified purpose, of a designated part of his property, such as a drainage easement, utility easement or a public access easement. W. Engineer - A person duly authorized under the provisions of the Texas Engineering Practices Act, as heretofore or hereafter mnended, to practice the profession of Civil Engineering. X. Escrow - A deposit of cash still in force on a perfonnance or maintenance bond. Y. Final Plat - The authentic map or official plan of record of a subdivision of land prepared from actual field measurement and staking of all identifiable points by a Registered Professional Land Licensed Surveyor with the subdivision location properly referenced to a survey comer or specific ImIdmark reference. Z. Frontage - The side or sides of a lot abutting a street right-of-way. AA. Frontage Street - Any street to be constructed by the developer or any existing street in which development tc'lkes place on both sides. BB. Highway, Limited Access - A freeway, or expressway, providing a traffic way for tllrough traffic, in respect to which owners or occupants of abutting property on IruIds and other persons have no authorized right to access to or from the smne, except at such points and in such mmmer as may be detennined by tbe public agency having jurisdiction over such traffic way. CC. Land Planner - Persons other than Surveyors who possess actual experience and practice in the field of land planning. DD. Local Street - A road intended to provide direct access to individual properties mId to provide right-of-way for sewer, water, and stonn drainage systems. EE. Lot - A parcel of land witbin a platted subdivision having frontage on a public street or approved public access easement mId intended to be used as a building site or for purposes of building development mId which is Article 13 Definitions Page 13-2 Subdivision Regulations City of NorthRichland Hills designated as a distinct and separate parcel identified by a lot number or symbol in a duly approved subdivision plat which has been properly filed and recorded. A lot is not a parcel of unplatted property with an acreage status. FF. Minor Arterial - A road intended to collect and distribute traffic in a manner similar to principal arterials, except that these roads service minor traffic generating areas such as community-commercial areas, primary and secondary educational plants, hospitals, major recreational areas, churches, and offices, and/or designed to carry traffic from collector streets to the system of primary arterials. GG. Model Home - A dwelling unit used initially for display purposes which typifies the type of units to be constructed in the subdivision. HH. Nonresidential Subdivision - A subdivision in which the intended use is either commercial or industrial. II. Off-Site - Any premises not located within the area of the property to be subdivided, whether or not in the same ownership of the applicant for subdivision approval. JJ. Owner - Any person, group of persons, finn or tïons, corporation or corporations, or any other legal entity having legal title to or suftïcient proprietary interest in the land sought to be subdivided under these regulations. KK. Perimeter Street - Any street to which the parcel ofland to be subdivided abuts on only one (I) side. LL. Person - Any individual, association, tïon, corporation, govemmental agency, or politicai subdivision. MM. Planning and Zoning Commission - The appointed body having authority to recommend approval or disapproval of subdivision plats in accordance with these regulations and state statutes. NN. Planning and Zoning Coordinator - For purposes of these regulations, the person designated with the responsibility of accepting subdivision plats for the City and preparing the necessary documentation for the Planning and Zoning Commission. 00. Preliminary Plat - The preliminary drawing indicating the proposed manner or layout of the subdivision to be submitted to the Plmming Commission for approval. PP. Principal Arterial - A road intended to move through traftïc to mId from such major attractors as central business districts, regional shopping centers, colleges mId/or universities, major industrial areas, and similar traftïc generators within the city; and/or as a route for traffic between communities or large areas. QQ. Public Improvement - Any public water and sewer utility, drainage ditch, roadway, parkway, sidewalk, pedestrian way, or other facility for which the local govenunent may ultimately assume the responsibility for maintenance and operation, or which may affect mI improvement for which local govemment responsibility is established. RR. Replat - A change in a map of an approved or recorded subdivision plat if such change affects any street layout on such map or area reserved thereon for public use, or any lot line; or if it affects any map or plan legally recorded prior to the adoption of any regulations controlling subdivisions. SS. Right-of-Way - A strip of land occupied or intended to be occupied by a street, crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary or stonn sewer main, or for another special use. The usage of the teon "right-of-way" for land-platting purposes shall mean that every right-of-way hereafter eSL:'lblished and shown on a tïnal plat is to be separate and distinct from the lots or parcels adjoining such right-of-way and not included within the dimensions or areas of such lots or parcels. Rights-of-way intended for streets, crosswalks, water mains, sanitc'lTY sewers, stann drains, or any other use involving Article 13 Definitions Page 13-3 Subdivision Regulations City of NorthRichland Hills maintemmce by a public agency shall be dedicated to public use by !lIe maker of the piat on which such right- of-way is eSk'lblished. IT. Right-of-Way Width - The distance between property lines measured at right angles to the center line of the street. UU. Subdivider - Any person or any agent thereof, dividing or proposing to divide land so as to constilute a subdivision as that tenn is defined herein. In any event, the tenn "subdivider" shall be restricted to include only the owner, equit1lble owner or authorized agent of such owner or equitable owner, of land sought to be subdivided. VV. Subdivision - A division of any tract of land situated within the corporate limits of the Cily into one or more parts for the purpose of creating lots for sale, for the purpose of identification, and / or to provide for the dedication of streets, alleys and easements. Subdivision includes re-subdivision (replat). WW. Subdivision Regulations - The official ordinance adopted by the City Council to regulate the division of property within the corporate limits of the City of North Richland Hills in accordance with Chapter 212 of the Texas Local Government Code. XX. Surveyor - A Registered Land Surveyor, as authorized by the applicable State Statutes to practice surveying in the St1lte of Texas. YY. Utility Easement - An interest in land granted to the City, to the public generally, andlor to a private utility corporation, for installing and maink'lining utilities across, over or under private land, together with the right to enter thereon with machinery and vehicles necessary for the maintenance of said utilities. Article 13 Definitions Page 13-4 Subdivision Regulations City of North Richland Hills APPENDIX A CITY - DEVELOPER AGREEMENTS Appendix A-I Subdivision Regulations City of North Richland Hills APPENDIX A CITY-DEVELOPER AGREEMENTS The following sample fonnat shall be used as a guide in the preparation of a City - Developer Agreement. The format should be modified where appropriate to specify in detail the responsibilities of the City and the Developer. CITY-DEVELOPER AGREEMENT STATE OF TEXAS § COUNTY OF § KNOW ALL MEN BY THESE PRESENTS: That_(lndividUal'SName)_, an individual doing business as [_(Company Name)_,a Corporation organized under the laws of _(510"')_] OR [a ParU1ership consisting of _(Nam:s)_ of the County of _, SUite of _L hereinafter called Developer, and the City of North Richland Hills, Tarrant County, Texas, hereinafter c..lled City, enter into the following contract: In consideration of the mutual covenants herein cont.:·Üned and for the purpose of providing _(lmprove"",nlB)_ as indicated in the construction documents titled _(PtanTide)_ to serve _(PlatlilJe)_, an Addition to the City of North Richland Hills, Texas, the Developer and the City hereto agree: 1. The Developer agrees to pay the City all inspection and processing fees and furnish all pennits, easements, and right-of-way as required for the construction of the above referenced facilities. In addition, at no cost to the City, the Developer agrees to have complete construction plans, specifications and all other necessary contract documents prepared by a registered Professional Engineer and also furnish construction surveying, cut sheets, and field adjustments. 2. The Developer agrees to post with the City a cash deposit to be placed in escrow or an "Irrevocable Commercial Letter of Credit" in the amount equal to the tOUll construction costs. Such Letter of Credit shall be in compliance with the requirements of the City's Ordinances. The Developer will enter into a contract with the Contractor who will perfonn the work and who will be paid by the Developer as specified in the construction contract documents. Monthly pay estimates shall be subject to City review. 3. The Developer agrees to provide, at no cost to the City, all testing necessary to insure that the construction is in accordance with the specifications and City st.:'lndards. 4. The Developer underst.:'lnds and agrees that he has no authority to cancel, alter, or amend the tenns of the construction contract without specific written authority of the City, and that he shall be responsible for paying the costs of any cancellations, additions, alterations, or amendments to the Contract unless specifically provided otherwise by written authorization from the City. 5. The Developer agrees to require the selected contractor to provide to the City, on City fonns, maintenance bonds in the amount of twenty (20) percent of the contract price. The bond shall be submitted prior to commencing with construction and shall be good for two (2) years commencing with the approved completion of the facilities. 6. The City agrees to participate in the cost of the facilities after construction is complete and accepted. The description and amount of participation is as follows: Appendix A-2 Subdivision Regulations City of North Richland Hills 70 The City will provide the inspections as required, and upon satisfactory completion of the work, the City will accept ownership and operation of the system subject to the tenus of the maintemmce bondso 8. The Developer further covenants and agrees to, and by these presents does hereby, fully indemnify, hold hannless and defend the City, its officers, agents, and employees from all suits, actions, or claims of any character, whether real or asserted, brought for or on account of any injuries or damages sustained by any persons (including death), or to any property, resulting from or in connection with the construction, design, perfonuance, or completion or any work to be perfonned by said Developer, his contractors, subcontractors, officers, agents, or employees, or in consequence of any failure to properly safeguard the work, or on account of any act, intentional or otherwise, negiect or misconduct of said Developer, his contractor, subcontractors, officer, agents, or employees, whether or not such injuries, death, or ck'UDages are caused, in whole or in part, by the alleged negligence of the City of North Richland Hills, its officers, agents, servants, employees, contractors, or subcontractors. 9. Upon completion of the work, good and sufficient title to all facilities constructed warranted free of any liens or encumbrances is hereby vested in the City of North Richland Hills. 10. Special provisions: IN WITNESS WHEREOF, the parties to these presents have executed this Contract in five (5) counterparts, each of which shall be deemed an original on this the _ day of , 19_0 Developer (SEAL) By City A 1TEST: City Secretary By STATE OF TEXAS COUNTY OF § § 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 acknowledges to me that he executed the same for purposes and considerations therein expressed. Given under my hand and seal of office this _ day of ,19_0 Notary Public in and for the St:'lte of Texas My Commission Expires ,19_ Appendix A-3 Subdivision Regulations City of North Richland Hills APPENDIX ß TARRANT COUNTY PLAT FILING REQUIREMENTS Appendix A-4 Subdivision Regulations City of North Richland Hills APPENDIX B Re(luirements to File a Plat with the Tarrant County Clerk Effective Date: November 1, 1991 Court Order No. 61000 Dated: November 28, 1988 To provide an accurate historical record of the plats, the following guidelines have been established. Subdivision Plats must be filed in the following format: Plats submitted for filing must be of clear and legible "Black" Line Mylar®; Plat sizes must be 18" by 24", or 24" by 36"; The Plat scale may vary, but must be deemed appropriate by the Professional Surveyor to insure clarity and legibility after said plat has been reduced for filing purposes. The Plat scale must not be smaller than 1" = 200'. Any Plat submitted for filing shall have the dedication, legal description, and appropriate notary sL:'ltements attached on letter or legal size sheets. The County Clerk shall attach said sheets as a separate but consecutive page to the Plat being filed. Before a Plat is accepted for filing by the County Clerk, it shall have clear and proper signatures, seals, city approvals, etc., and must be accompanied by the appropriate filing fee. Plat size of 18" by 24" shall have a filing fee of $35.00, plus $3.00 for Records Management Fee, plus $2.00 per page(s) used for the dedication, legal description, and notary blocks. Plat size of 24" by 36" shall have a filing fee of $50.00, plus $3.00 for Records Management Fee, plus $2.00 per page(s) used for the dedication, legal description, and notary blocks. Any deviation from the above rules will result in twice the regular filing fee being charged for each page that does not meet the requirements as set out. (Local Government Code, Section 191.007) Any Plat submitted for filing shall have the following labeled on the Plat and located above the Surveyor's Title Block, preferably located near the lower right comer of the Plat: TIllS PLAT FILED IN CABINET , SLIDE . DATED Any information the County Clerk requires to be affixed to the said Plat during the photography and reduction process should be added by use of transparent "stick-on" labels. If a Registered Professional Land Surveyor is acting as the owner or proprietors' agent of the tract, then he must acknowledge the Plat in the manner required for the acknowledgement of deeds. If not the owner or agent, the Registered Professional Land Surveyor's seal and signature need not be acknowledged. Address and telephone number must be included on the Plat. The County Clerk shall use professional judgment and discretion from the time a Plat is submitted for filing through the process of photography and reductions to insure legibility and clarity of Plats reproduced at a later time from the aperture cards. One aperture card and one 18" by 24" copy or print with the filed volume and page shown on it shall be retumed to the surveyor preparing the same. Copies of the dedication page(s) shall be included at no additional charge with the purchase of copies of a recorded Plat. To assure the above mentioned guidelines are met, the County has established the following guidelines: Appendix A-5 Subdivision Regulations City of North Richland Hills · All Plats to be approved by the Commissioner's Court must first be reviewed by a County Clerk employee in the Recording section. The employee will affix their initial in the area provided for the cabinet and slide number. · The Plat must have the filing fee attached. It shall be the duty of the County Clerk to notify all appropriate municipalities in regard to these requirements and insure adherence to such. Appendix A-6 Subdivision Regulations Appendix City of North Richland lIills APPENDIX C SECTIONS 212.014,212.015, AND 212.016 OF THE TEXAS LOCAL GOVERNMENT CODE A·7 § 212.014. Replatting Without Vacating Preced- ing Plat A replat of a subdivision 01' paJ't of a subdivision ma~' be recorded and is contl'olling over the preceding plat \\ithout vacation of that plat jf the replat: (1) is signed and acknowledged b~' only tht' own- ers of the property being replatted; (2) is approved, after a public hearing on t)1(' matter at which parties in interest and citizens havt' an opportunity to be heard, by the municipal au- thority responsible for approving plats: and (3) does not attempt to amend or remove any covenants or restl'ictions, Acts 1~87, 70th Leg" ch, 1, ~1. ~ 1. ell Sept. 1. 1~1;-;7 (e) Compliance \\ith Subsections (c) and (d) is not required for apprõval of a replat of part of a preceding plat if the area to be replatted was designated 01' resel'ven for other than single 01' duplex family resi- dential 1I5(, h,\' notation on the last legally recorded plat or in the lcgall,v recorded restl1ctions applicable to the piaL Act.. 1987, 70th Leg,. eh, 1,19, * 1, eff. Sept. 1, 1987, Amend- ed by Acts 19¡.J8. 71st Leg" ch, 345. §§ 2 to ,). ef[, Aug, 28. 1889; Acts 1893. 73rd Leg" ch, 1046. § 3. err. Aug, 3D. 1993, § 212.015. Additional Requirements for Certain Replats (a) In addition to compliance \\ith Section 212,014, a replat \\ithout vacation of the preceding plat must conform to the requirements of this section if: (1) during the preceding tive yeal's. any of the area to be replatted was limited by an interim or permanent zoning classification to residential liSP for not more than two residential units pel' lot; or (2) any lot in the preceding plat was limited by deed restrictions to residential use for not more than two residential units pel' lot (b) 1\otice of the hearing ,'equil'ed under Section 212.014 shall be given he fore the 15th day before the date of the hearing by: (1) publication in an official newspaper or a news- paper of general circulation in the county in which the municipality is located; and (2) by written notice, with a ropy of Subsection (c) attached, forwarded by the municipal autholity responsible for approving plats to the O\\l1erS of lots that are in the original subdivision and that are within 200 feet of the lots to be replatted, as indicat- ed on the most recently approved municipal tax roll 01' in the case of a subdivision v.ithin the extraterri- torial jurisdiction. the most recently approved coun- ty tax roll of the property upon which the replat is requested. The written notice may be delivered by depositing the notice. properly addressed with post- age prepain, in a post office 01' postal depository \\;thin the boundaries of the municipality, (c) If the proposed replat requires a variance and is protested in accordance with this subsection. the pro- posed repiat must receive. in order to be approved. the affirmative vote of at least three-fourths of the member1' present of the municipal planning commis- sion or go\"Crning body. or both. For a legal protest. v.l1tten ini'trumentii signed by the O\\11ers of at least 20 percent of the area of the lots or land immediately adjoining the area covered by the proposed replat and extending 200 feet from that area, but within the ori¢nal subdivision, must be tiled v.ith the municipal planning commission or governing body, or both, prior to the close of the public hearing. (d) In computing the percentage of land area under ~ubsectlOn (cL the area of streets and alleys shall be included, * 212,016. Amendin~ Plat (a) The municipal authority responsible for approv- ing plats may approve ami issue an amending plat. which may he recorded and is controlling over the preceding plat \\1thout vacation of that plat. if the amending plat is signed by the applicants only and is solely for one or more of the follov.ing purposes: (l) to con'ect an error in a course 01' distance ShO\\11 on the preceding plat; (2) to add a course or distance that was omitted on the preceding plat; (3) to CO/Tect an elTor in a real property desclip- tion ShO\\l1 on the preceding plat; (4) to indicate monuments set after the death, disabilit~·. 01' retirement from practice of the engi- neer 01' Slll'Veyor ,'esponsible for setting monu- ments: (I)) to show the location or character of a monu- ment that has been changed in location or character or that is shown incorrectl~' as to location or charac- ter on the preceding plat: (6) to correct any other type of scrivener 01' clerical enol' or omission previously approved by the municipal authority responsible for appro\ing plats, including lot numbers. acreage, street names. and identification of adjacent recorded plats: (Ï) to con-ect an error in courses and distances of lot lines between two adjacent lots if: (A) both lot O\\11ers join in the application for amending the plat; (8) neither lot is abolished: (C) the amendment does not attempt to re- move recorded covenants 01' restlictions; and (D) the amendment does not have a material adverse effect on the 'propelty rights of the other owners in the plat; (8) to relocate a lot line to eliminate an inadver- tent encroachment of a building 01' other improve- ment on a lot line or easement: (9) to relocate one 01' more lot lines between one or more adjacent lots if: (A) the owners of all those Jots join in the application for amenning the plat:e(8) the amendment does not attempt to re- move recorded covenants 01' restl1ctions; and (C) the amendment does not increase the num- ber of lots; 01' (10) to make necessary changes to the preceding plat to create sLx or fewer lots in the subdivision or a part of the subdi\ision covered hy the preceding plat if: (A) the changes rlo not affect applicable zoning and other reg-ulations of the municipality; (8) the changes do not attempt to amend 01' remove an~' co\'enant.s or restlictions; and (C) the area covered h~' the changes is located in an area that the municipal planning commis- sion or other appropriate governing body of the municipality has approved. after a public hearing, as a residential improvement area. (b) Notice. a hearing. and the approval of other lot O\mers are not required for the approval and issuance of an amending plat. Acts 1987. 70th Leg,. ch, 149. * 1. err. Sept 1. 19R7, Amend- ed by Acts 1989. 71st Leg" ch, 1. * 4fì(bL err, Aug. 28. 1989, \t"'~îV( ....," ....- 'iI'.,..H,}..,.. '., ,k~it·éJ"'~l,~','I>'~1'~h,""1<." '~;;i~(::- ',,:'J¿:;-l,J;i .'. An Ordi~oce adopting revised Subdivision RuJl$," and Regulatlonsi prescribing rules governing platti adopfingtegulatlori! ,for construction of streets, .'- leys andutilitièsi, defining terms; containing, a sav- ings clause and proving fora penalty for violatlQ,ø, of a fine not to exceed $200.00. LEGAL AFFIDJ.. I. ~ * Passed and approved by the City Cpuncil of the City î of North Rlchland Hills, Texas this 9th day of MaV, . 1994. \ : "'I APPROVED: IslTommy Brown Mayor "'tI' THE STATE OF TEXAS: COUNTY OF TARRANT Before me, the undersigned authority 0 ATTEST: sls Jeanette Rewis City Secretary , APPROVED AS TO FORM AND LEGALITY Isl Rex McEntire' AU,~~~e~!~[~~~ M p · · I peared RHONDA THOMPSON known to me to , . ~ · , I , , , I I ~ first being sworn, deposed and upon her oath saId: That she is the C.L.A.R. of the MID CITIES NEWS ,anewspa- . per which has been regularly and continuously published and of general circulation in the City/Town of N. RICHLAND HILL~ for a period of more than one year next preceding the first publication of the attached 1. F. GAT. A D and that he caused said notice to be published in said newspaper on the following date(s). '5/ f5 ft1 Lj That the attached is a true and correct copy of said notice as published on said date(s) in said NEWSPAPER ~ ~ dtt()fJ1j/JVt{ J Sworn to and subscribed before me, this the & day of I¡Jt1/;j~ 19t1t/ A~(¡~~~~ ~~ Notary Public, TARRANT County, Texas