HomeMy WebLinkAboutPZ 2024-04-18 Agendas
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PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: April 18, 2024
SUBJECT: Director of Planning report
PRESENTER: Clayton Comstock, Director of Planning
GENERAL DESCRIPTION:
Staff will report on general announcements related to upcoming events, development
activity in North Richland Hills, recent City Council action, and items of general interest
to the Commission.
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: April 18, 2024
SUBJECT: Presentation by staff on items from the regular Planning and Zoning
Commission meeting.
PRESENTER: Clayton Comstock, Director of Planning
SUMMARY:
The purpose of this item is to allow the Planning and Zoning Commission the
opportunity to ask questions regarding any item on the regular Planning and Zoning
Commission agenda.
GENERAL DESCRIPTION:
The purpose of this item is to allow the Planning and Zoning Commission the
opportunity to inquire about items that are posted for discussion and deliberation on the
regular Planning and Zoning Commission agenda. The Commission is encouraged to
ask staff questions to clarify and/or provide additional information on items posted on
the regular agenda.
Applicants and members of the public will be provided an opportunity to speak on
agenda items and public hearings during the regular session.
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: April 18, 2024
SUBJECT: Approve Minutes of the April 4, 2024, Planning and Zoning
Commission meetings.
PRESENTER: Clayton Comstock, Director of Planning
SUMMARY:
The minutes are approved by majority vote of the Commission at the Planning and Zoning
Commission meetings.
GENERAL DESCRIPTION:
The Planning and Zoning Office prepares action minutes for each Planning and Zoning
Commission meeting. The minutes from each meeting are placed on a later agenda for
review and approval by the Commission. Upon approval of the minutes, an electronic
copy is uploaded to the City website.
RECOMMENDATION:
Approve Minutes of the April 4, 2024, Planning and Zoning Commission meetings.
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PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: April 18, 2024
SUBJECT: ZC24-0099 Public hearing and consideration of a request from MM3
Hospitality LLC for a revision to Planned Development 101 to
increase the maximum commercial building height from 45 feet to 52
feet for the primary roofline at 7656 Boulevard 26, being 1.99 acres
described as Lot 1, Block 12, City Point Addition.
PRESENTER: Clayton Comstock, Managing Director of Development Services
SUMMARY:
MM3 Hospitality LLC is requesting a revision to Planned Development 101 to increase
the maximum commercial building height for a hotel at 7656 Boulevard 26.
GENERAL DESCRIPTION:
The property is located at the south corner of Boulevard 26 and Rodger Line Drive. The
site is the northern point of the City Point development, a 52-acre mixed-use development
including residential, commercial, and civic uses. The vacant lot is bounded by four
streets, with additional frontage on Bishop Street and Claremont Street. The applicant
proposes to construct a Homewood Suites by Hilton hotel on the site.
The Development Review Committee is in the process of reviewing a site plan for the
project. During the review of the application, it was noted that the height of primary roofline
of the building exceeded the maximum commercial building height standard of 45 feet
that was established by the City Point Planned Development (PD) zoning district. The
proposed hotel building is 52 feet tall at the primary roofline. To address this height
difference, the applicant submitted a zoning application to amend the building height
standard as it applies to this property only. The proposed amendment would change the
maximum allowed building height from 45 feet to 52 feet and would be specific to the lot
in question. The existing allowance for architectural embellishments not intended for
occupancy to exceed the height limits by up to 20 feet would remain in place. The
commercial height standard table and the front elevation of the hotel building are shown
below.
LAND USE PLAN: This area is designated on the Land Use Plan as Urban Village. This
designation promotes sustainable, pedestrian-oriented, mixed-use development that
provides the opportunity for many uses to coexist within a more compact area. Urban
Villages encourage an efficient, compact land use pattern; support vibrant public spaces;
reduce the reliance on private automobiles; promote a more functional and attractive
community through the use of recognized principles of urban design; allow flexibility in
land use; and prescribe a high level of detail in building design and form. Urban Villages
can come in the form of vertical mixed use, where multiple uses share a single, multi-
story building; or horizontal mixed use, where a diverse set of uses are placed within
close, walkable proximity.
CURRENT ZONING: The property is currently zoned NR-PD Nonresidential Planned
Development. The zoning was approved by City Council on August 12, 2019 (Ordinance
3595). The NR-PD provides for a base zoning district of C-1 Commercial and is intended
to allow for a mixed-use development that includes commercial, multifamily residential,
single-family residential (detached units, bungalows, townhouses) and open space.
SURROUNDING ZONING | LAND USE:
DIRECTION ZONING LAND USE PLAN EXISTING LAND USE
NORTH C-2 (Commercial) Retail Commercial Restaurant, retail, and service uses
WEST C-2 (Commercial) Retail Commercial Restaurant, retail, and service uses
Single-family residential
SOUTH PD (Planned Development) Urban Village
(townhouse)
Open space
EAST PD (Planned Development) Urban Village
Single-family residential
(townhouse)
PLAT STATUS: The property is platted as Lot 1, Block 12, City Point Addition.
CITY COUNCIL: The City Council will consider this request at the April 22, 2024, meeting
following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Approve ZC24-0099.
DISCLAIMER: This product is for informational purposes and may not
have been prepared for or be suitable for legal, engineering, or surveying
Feet
purposes. It does not represent an on-the-ground survey and represents
0100200400600800
only the approximate relative location of property boundaries.
±
DISCLAIMER: This product is for informational purposes and may not
have been prepared for or be suitable for legal, engineering, or surveying
Feet
purposes. It does not represent an on-the-ground survey and represents
0100200400600800
only the approximate relative location of property boundaries.
±
PUBLIC HEARING NOTICE
CASE: ZC24-0099
«OWNER»
«MAILING_ADDRESS»
«CITY_STATE»«ZIP»
requesting an
You are receiving this notice because you are a property owner of record within 200 feet of the property
amendment to the City Point planned development (PD) zoning district on the attached map.
as shown
APPLICANT MM3 Hospitality LLC
LOCATION 7656 Boulevard 26
REQUEST Public hearing and consideration of a request from MM3 Hospitality LLC for a
revision to Planned Development 101 to increase the maximum commercial
building height from 45 feet to 52 feet for the primary roofline at 7656 Boulevard
26, being 1.99 acres described as Lot 1, Block 12, City Point Addition.
DESCRIPTION Proposed amendment to the commercial building height standard for a Homewood
Suites hotel in the City Point development. The amendment would apply only to this
site and would revise the maximum allowed height from 45 feet to 52 feet for the
primary roofline. The existing allowance for architectural embellishments such as
towers and cupolas to exceed the height limits by up to 20 feet would remain.
PUBLIC HEARING DATES Planning and ZoningCommission
7:00 PM Thursday, April 18, 2024
City Council
7:00 PM Monday, April 22, 2024
MEETING LOCATION City Council Chamber - Third Floor
4301 City Point Drive
North Richland Hills, Texas
People interested in submitting letters of support or opposition are encouraged to contact the Planning& Zoning
Department for additional information. Letters must be received by the close of the City Council public hearing. Because
changes are made to requests during the public hearing process, you are encouraged to follow the request through to final
action by City Council.
Planning and Zoning Department | 4301 City Point Drive - NRH, TX 76180
817-427-6300 | www.nrhtx.com | planning@nrhtx.com
FOR MORE INFORMATION, VISIT NRHTX.COM/MAP
Planning and Zoning Department | 4301 City Point Drive -NRH, TX 76180
817-427-6300 | www.nrhtx.com | planning@nrhtx.com
7661
7520
7655
7648
7716
7653
7660
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7656
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44504408
4508
44004516
4500
44414445
4405
4504
4412
44964405440444094401
4437
DISCLAIMER: This product is for informational purposes and may not
have been prepared for or be suitable for legal, engineering, or surveying
Feet
purposes. It does not represent an on-the-ground survey and represents
050100200300400
only the approximate relative location of property boundaries.
±
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: April 18, 2024
SUBJECT: TR23-03 Public hearing to consider Ordinance 3847, a
comprehensive amendment to Chapter 110, Subdivisions, of the
North Richland Hills Code of Ordinances. The proposed
amendment revises and updates the current subdivision
regulations in their entirety and includes revisions to approval
authority for plats, general platting and plat review procedures,
addition of a minor plat process, procedures for waivers and
modifications, and design criteria for subdivisions. (CONTINUED
FROM THE APRIL 4, 2024, PLANNING AND ZONING
COMMISSION MEETING)
PRESENTER: Clayton Comstock, Director of Planning
SUMMARY:
The City of North Richland Hills is proposing a new Subdivision Ordinance, which would
replace the current regulations in their entirety.
APRIL 18, 2024, PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission opened the public hearing and considered this
item at the March 21, 2024, meeting. Following the presentation of the subdivision
regulations and discussion of the item, the Commission voted to continue the public
hearing to the April 4, 2024, meeting.
At the April 4, 2024, meeting, staff reported on topics and questions raised during the
public comment period on the proposed ordinance. Following discussion of these topics
and recommended modifications to the draft document, the Commission voted to
continue the public hearing to the April 18, 2024, meeting.
Based on the discussion and direction on these topics, a revised draft was prepared that
The revised draft is attached for consideration by the Commission for final action and
recommendation to the City Council.
The following is a summary of the revisions, which are included in the attached document.
At the April 18 meeting, staff will report on these topics and, as appropriate, make final
revisions to the document for presentation to the City Council on April 22, 2024.
o Masonry screening walls (Section 110-261, page 33). For new residential
subdivisions or resubdivisions, the masonry screening wall requirement was revised
to include C2U Major Collector roadways. The requirements for Major Arterial, Minor
Arterial, and C4U Major Collector roadways remain in place. A new standard is added
that requires a masonry screening wall on any existing perimeter street for a new
residential subdivision that includes five (5) or more lots. This new standard would
apply to any street regardless of its classification on the Transportation Plan.
o Flag lots (Section 110-22(m), page 26). The standards for flag lots were revised to
state that plats proposing a flag lot configuration must be approved by both the
Planning and Zoning Commission and City Council. The section provides policy
guidance on where flag lots may be appropriate. The general standards for the flag
lots state the width of the narrow or elongated part of the lot must be at least fifty (50)
feet wide as measured from the street to where the lot widens into a building area.
An applicant may also request a waiver, modification, or exception from the width
standard to propose alternative designs as appropriate to the context of the location
of the development.
o Flood plain features (Section 110-203, page 24). A requirement was added to show
any floodplain features affecting the property on a replat, minor plat, amending plat,
and final plat. This requirement was added ticipation
in the flood insurance program and community rating system, which provides a
permanent document that potential buyers would have as a resource that discloses
flood plain information. Additionally, a requirement was added to show the finished
floor elevation for any lot adjacent to the floodplain, drainage easements, or other
locations as determined by the City Engineer.
o Building setback lines (Section 110-201, page 21). Based on public input and
Commission discussion, the requirement that front building setback lines should be
shown on plats was removed, since building lines are regulated by the zoning
ordinance and not by the subdivision regulations. For older plats that show building
lines, Section 118-612 of the zoning ordinance provides guidance in the event of a
conflict between the zoning requirement and plat. It states that if a subdivision plat
requires a front yard setback that is greater or less than the zoning standard, then
the setback shown on the plat prevails.
o Global positioning horizontal control (Section 110-203(c), page 24). The regulations
require that at least two corners of a subdivision must be tied to the NAD83 Texas
State Plane Coordinates. This coordinate system is the current system adopted by
the State of Texas. As there are new coordinate systems under development that
may be adopted in the future, the text was revised to add a reference to include any
future coordinate system adopted by the State.
APRIL 4, 2024, PLANNING AND ZONING COMMISSION MEETING:
The Planning and Zoning Commission opened the public hearing and considered this
item at the March 21, 2024, meeting. Following the presentation of the subdivision
regulations and discussion of the item, the Commission voted to continue the public
hearing to the April 4, 2024, meeting.
During the discussion, the Commission requested that staff review several topics and
provide additional information on how those questions could be addressed. Additionally,
staff noted that the public comment period was open and that several comments and
questions had been submitted. The comment period has been extended through
Wednesday, April 3, 2024, and a copy of the draft ordinance with redlined changes was
posted to the webpage for the proposed revision (see 2024 Subdivision Ordinance
Revision). A copy of this document is attached.
The following is a summary of the topics and questions that are currently being reviewed.
At the April 4 meeting, staff will report on these topics and, as appropriate, provide
recommended modifications to the draft document to address the comments. Following
provided for the April 18, 2024, Commission meeting for final action and recommendation
to the City Council.
GENERAL TOPIC SUBJECT
o Applicability of screening walls adjacent to C4U Major Collectors,
Masonry screening walls
C2U Major Collectors, and C2U Minor Collectors
o Consider a table summarizing approval and appeal authority for
Modifications and waivers
Planning and Zoning Commission and City Council
o Public Works Design Manual
Definitions
o Terms related to stormwater and drainage
o Consider language requiring City Council approval if waivers from
Flag lots
standards is requested
Conveyance plat o Consider adding a definition and process for conveyance plats
Floodplain o Consider whether flood hazard lines should be shown on plats
Building lines o Consider whether building lines should be shown on plats
Installation of permanent o Consider clarifying that installation of field monuments fall under
field monuments supervision of registered land surveyor
GENERAL DESCRIPTION:
What are Subdivision Regulations and why are they needed?
Chapter
subdivision regulations. Generally, subdivision regulations are an important part of the
land development process and serve as an implementation tool of the comprehensive
plan and the zoning ordinance. They provide standards and requirements for the creation
of residential and nonresidential lots and subdivisions and ensure that public and private
development is served by adequate public facilities for water, sanitary sewer, streets, and
drainage. These regulations were adopted under authority granted in the Texas Local
Government Code Chapter 212.
Why is NRH proposing to revise its Subdivision Regulations?
(Ordinance 1982). Over the past 30 years, the ordinance has been amended several
times, ranging in scope from minor procedural and public infrastructure updates to the
addition of rough proportionality standards and impact fees. This patchwork of changes
has resulted in inconsistent terminology and a fragmented ordinance structure.
The past 30 years have also seen numerous revisions to state statutes that regulate
subdivision platting and land development. Substantial revisions to how cities can process
plats were made by the 2019 and 2023 state legislative sessions. These changes have
amendment that authorizes City Council to delegate the approval of plats in accordance
with state law. The ability to delegate plat approval is provided by Chapter 212 of the
Texas Local Government Code and would streamline plat approvals. Prior to the charter
amendment, all plats regardless of type, size, or complexity required City Council
approval.
Preparing the New Subdivision Ordinance
Immediately following the May 2023 City Charter election, City Council approved
Resolution 2023-044 on May 17, 2023. This resolution directed city staff to initiate the
amendment process to the subdivision regulations. Following that approval, work
sessions were conducted with Planning and Zoning Commission and City Council to
present information about the current regulations and the practices of other cities, and to
review and seek feedback on topics such as the delegation and assignment of plat
approvals. Staff also conducted a virtual meeting with developers, engineers, and
surveyors in August 2023 to receive initial industry input about the regulations prior to
drafting the new ordinance.
A staff working group reviewed the subdivision regulations and noted proposed revisions
to the plat approval process and other needed updates. This working group included the
Director of Public Works, City Engineer, Director of Planning, Principal Planner, Assistant
City Attorney, and other Development Services staff as needed.
Draft Ordinance
A complete draft of the proposed revisions to the subdivision regulations is attached for
the Commis
review and comment throughout March 2024. The proposed revision would replace the
current regulations in their entirety. While most of the regulations and standards remain
the same, the topics listed below are the key updates in the proposed revisions. Section
and page numbers are provided for reference.
o Approval authority. As provided by state law, the delegation of approval for plats is
modified (see Section 110-74, pages 45-46). This is intended to streamline the
approval of subdivision plats, as that is primarily a ministerial and administrative
function of the city. Preliminary plats would require approval by the Planning and
Zoning Commission and City Council. Final plats would require approval only by the
Planning and Zoning Commission. All minor plats, replats, and amending plats could
be approved by staff.
o General platting procedures. The general procedures for obtaining approval of a
subdivision plat are revised to reflect current city practices and the procedures
required by state statutes (see Section 110-73, page 13). This section establishes a
sequence covering zoning approval, platting, approval of public infrastructure plans,
construction of public improvements, and recording of the plat.
o Plat review process. A new section is added that outlines the general procedures for
all plat reviews (see Section 110-76, page 14). This section requires that the City
must review and take action on a plat application within thirty (30) days of submittal.
It also requires that the Development Review Committee review all plats and provide
a written statement of conditions for the conditional approval or reasons for
disapproval of the plat. This section is consistent with procedures required by state
law.
o Addition of a minor plat process. A new process is added for minor plats (see Section
110-151, pages 18-19). This process would apply to plats where land is proposed to
be subdivided into four or fewer lots, fronts on an existing street, and does not require
the creation of any new street or extension of municipal facilities.
o Waivers and modifications. The procedures for requesting waivers and modifications
of subdivision standards are modified (see Section 110-42, page 10). It would allow
the Planning and Zoning Commission to consider and approve waivers or
modifications where hardships or practical difficulties exist on specific property that
may result from strict compliance with the regulations. If the Commission disapproves
a request, the applicant may appeal the decision to the City Council.
o Design criteria. The standards for subdivision design are updated (see Section 110-
232, pages 25-28). Some standards that are already covered in the Public Works
Design Manual were simplified or removed, such as cul-de-sac pavement dimensions
and the use of drainage right-of-way. Standards are added to address flag lots, which
could only be approved if specific property conditions exist.
o Organization of the regulations. Throughout the document, many sections of the
regulations are modified for improved organization and readability. This includes
reorganizing sections related to subdivision plat types to provide clear procedures for
application submittal, review, and decision-making authority. All definitions in the
code are consolidated into a single section and terminology updated as appropriate.
Language is amended throughout the document to be more concise and provide
more clarity, such as consistent use of names for city boards, commissions, and
departments, and titles for reference documents such as the Transportation Plan and
the Public Works Design Manual.
Planning and Zoning Commission Public Hearing
There are two Planning and Zoning Commission public hearings scheduled for the
proposed update, as noted in the timeline below. Prior to the March 21, 2024, public
hearing, staff will provide an overview of the proposed draft document. To aid in this
discussion and review, the following documents are attached for reference.
o Public review draft of Chapter 110 (Subdivision Regulations). This document is the
proposed version of the subdivision regulations and is posted online for public review
and comment during the month of March 2024. Development professionals such as
engineers, surveyors, and developers that have previous experience working in North
Richland Hills have been notified of the proposed changes and have been asked to
provide their comments. Comments from the public are welcomed as well.
o Draft ordinance (redlined changes). This document is a marked-up version of the
subdivision regulations and includes an executive summary of the key changes to
the regulations. The document is also posted to the webpage for the proposed
revision.
o Chapter 110 (Subdivision Regulations). This document is the current version of the
North Richland Hills subdivision regulations from the Code of Ordinances.
o Chapter 212, Texas Local Government Code. This chapter of the Texas Local
Government Code outlines the state laws regarding municipal regulation of
subdivisions and property development. This chapter includes procedures for the
review and approval of subdivision plats, including delegation of approval
responsibility.
Staff prepared the following timeline for a target approval date of April 22, 2024:
DATE (2024) ACTION
Draft Subdivision Ordinance posted online for public review and
March 1
comment. Development community invited to review.
March 7 Planning and Zoning Commission work session (Public Meeting)
March 21 Planning and Zoning Commission public hearing 1 of 3
April 3 Public comment period on Draft Subdivision Ordinance closes
April 4 Planning and Zoning Commission public hearing 2 of 3
April 8 City Council work session (public meeting)
Planning and Zoning Commission public hearing 3 of 3 and
April 18
recommendation to City Council
April 22 City Council public hearing
July 1 Effective date of new subdivision regulations
The July 1, 2024, effective date would allow staff time to prepare submittal calendars and
guideline documents for applications and publish the new ordinance in the official online
Code of Ordinances. The date also occurs just before a new application submittal cycle,
so that new plat applications could be processed under the updated regulations.
RECOMMENDATION:
Approve Ordinance 3847, Subdivision Regulations of the City of North Richland Hills,
Texas.
PART II - CODE OF ORDINANCES
PUBLIC REVIEW DRAFT
Chapter 110 SUBDIVISIONS
TABLE OF CONTENTS
Chapter 110 SUBDIVISIONS .................................................................................................................................... 2
ARTICLE I. IN GENERAL ............................................................................................................................................... 2
ARTICLE II. ADMINISTRATION .................................................................................................................................... 9
ARTICLE III. PLATS .................................................................................................................................................... 12
ARTICLE IV. PRELIMINARY PLAT ............................................................................................................................... 15
ARTICLE V. FINAL PLAT ............................................................................................................................................. 17
ARTICLE VI. MINOR PLAT ......................................................................................................................................... 18
ARTICLE VI. REPLAT .................................................................................................................................................. 19
ARTICLE VIII. AMENDING PLAT ................................................................................................................................ 20
ARTICLE IX. TECHNICAL SPECIFICATIONS FOR PLAT DRAWINGS ............................................................................. 21
ARTICLE X. DESIGN CRITERIA ................................................................................................................................... 25
ARTICLE XI. REQUIRED IMPROVEMENTS ................................................................................................................. 28
ARTICLE XII. ADEQUACY OF PUBLIC FACILITIES; PROPORTIONALITY ....................................................................... 35
ARTICLE XIII. IMPACT FEES ....................................................................................................................................... 42
Page 1 of 46
PART II - CODE OF ORDINANCES
PUBLIC REVIEW DRAFT
Chapter 110 SUBDIVISIONS
Chapter 110 SUBDIVISIONS
ARTICLE I. IN GENERAL
Sec. 110-1. Title of chapter.
The regulations of this chapter are hereinafter known, cited, and referred to as "Subdivision Regulations of
the City of North Richland Hills, Texas," and they are a part of the Code of Ordinances of the City.
Sec. 110-2. Authority of chapter provisions.
The subdivision regulations of this chapter are adopted pursuant to the powers granted and limitations
imposed by the laws of the State of Texas, including the statutory authority granted in Texas Local Government
Code, Chapter 212.001 et seq, and all other relevant laws of the State of Texas. The subdivision regulations of this
chapter are adopted pursuant to the provisions of Article XIV of the Home Rule Charter for the City.
Sec. 110-3. Purpose of chapter.
The regulations contained in this chapter are adopted to promote and encourage the development of high-
quality subdivisions by establishing standards for the provision of adequate light, air, open space, stormwater
drainage, transportation, public utilities, and suitable building lots. Through the application of these regulations,
the interests of the public, as well as those public and private parties, both present and future, having interest in
property affected by these regulations are protected by establishing fair and rational procedures for developing
land.
These regulations are designed and intended to achieve the following purposes and are to be administered
to:
(a) Protect and provide for the public health, safety, and general welfare of the community by promoting
the sustainable development of the city.
(b) Guide the future growth and development of the city in accordance with these regulations, the
comprehensive plan and its constituent elements, and all other development-related ordinances of the
City.
(c) Provide adequate light, air, and privacy; secure safety from fire, flood, and other danger; and to prevent
overcrowding of the land and undue congestion of population.
(d) Protect and conserve the value of land throughout the city.
(e) Provide an efficient transportation network, having particular regard to minimizing traffic congestion,
improving traffic safety and flow; ensuring that traffic generated from proposed development can be
adequately and safely served by the existing and future street system; and ensuring connectivity of the
street network and neighborhoods.
(f) Establish reasonable standards of design and procedures for platting to further the orderly layout and
use of land; and to ensure proper legal descriptions and monumentation of platted land.
(g) Ensure that public and private developments are served by adequate public facilities and services with
sufficient capacity for efficient transportation, water, sanitary sewer, drainage, and other public
requirements and facilities, and that development bears its fair share of the cost of providing the
facilities and services.
Page 2 of 46
PART II - CODE OF ORDINANCES
PUBLIC REVIEW DRAFT
Chapter 110 SUBDIVISIONS
(h) Ensure the adequacy of drainage facilities; and to encourage the wise use and management of natural
resources throughout the city to preserve the integrity, stability, and beauty of the community and the
value of the land.
(i) Preserve the topography of the city and ensure appropriate development regarding natural features.
(j) Address other needs necessary for ensuring the creation and continuance of a healthy, attractive, safe,
and efficient community that provides for the conservation, enhancement, and protection of its human
and natural resources.
(k) Remedy the problems associated with illegally subdivided lands and/or previously platted lands,
including premature subdivision, incomplete subdivision, or piecemeal and fragmentary subdivision of
land.
Sec. 110-4. Policy.
To carry out the purpose of the regulations of this chapter, 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,
pursuant to the comprehensive plan, for the orderly, planned, efficient, and economical development of the city.
Furthermore, it is the policy of the City that:
(a) Land may not be subdivided for purposes of development until proper provision has been made for
drainage, water, sewerage, transportation, and other public facilities including electricity and other
franchised utility services.
(b) All public improvements must conform to and be properly related to the comprehensive land use plan
of the City and the Public Works Design Manual.
(c) These regulations supplement and facilitate the enforcement of provisions and standards contained in
all other development-related ordinances adopted by the City.
Sec. 110-5. General construction of language.
Unless the context clearly indicates otherwise, the following rules apply in interpreting the terms and
provisions of this chapter.
(a) Meanings and intent. All provisions, terms, phrases, and expressions contained in this chapter are
construed according to the general purposes set forth in this section, and the specific purpose
statements set forth throughout this chapter. When, in any specific section of this chapter, a different
meaning is given for a term
and application of the term will control.
(b) Headings, illustrations, and text. In the event of a conflict or inconsistency between the text of this
chapter and any heading, caption, figure, illustration, table, or map, the text will control.
(c) Lists and examples. Unless otherwise specifically indicated, lists of terms or examples that use terms
de examples
and are not exhaustive lists of all possibilities.
(d) Computation of time. References to days are calendar days unless otherwise stated.
(e) References to other regulations/publications. Whenever reference is made to a resolution, ordinance,
statute, regulation, or document, it is construed as a reference to the most recent edition of such
resolution, ordinance, statute, regulation, or document, unless otherwise specifically stated.
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(f) Delegation of authority. Any act authorized by this chapter to be carried out by a specific official of the
City may be carried out by a designee of such official.
(g) Technical and non-technical terms. Words and phrases are construed according to the common and
approved usage of the language, but technical words and phrases that may have acquired a peculiar
and appropriate meaning in law are construed and understood according to such meaning.
(h) Mandatory and discretionary terms
establishing an obligation or duty to co
(i) Tenses, plurals, and gender. Words used in the present tense include the future tense. Words used in
the singular number include the plural number and the plural number includes the singular number,
unless the context of the particular usage clearly indicates otherwise. Words used in the masculine
gender include the feminine gender, and vice versa.
Sec. 110-6. Definitions.
(a) Generally. All definitions of words contained herein shall correspond with the most appropriate
definitions appearing in the Merriam-Webster's Collegiate Dictionary, unless specifically defined in this
section.
(b) Words and terms. The following words, terms and phrases, when used in this chapter, have the
meanings ascribed to them in this subsection, except where the context clearly indicates a different
meaning:
Adequate public facilities. The minimum level of service required for transportation, utilities,
drainage, park, and other city services to serve the proposed development, taking into account
surrounding development.
Alley. A minor public right-of-way or private access primarily designed to serve as secondary
means of access to the side or rear of properties whose principal frontage is on some other street.
Amending plat. A plat correcting errors or making minor changes to the original recorded plat, as
permitted by the Texas Local Government Code.
Arterial street. A major road serving as the primary route between key destinations within the city
and adjacent cities. Arterial streets primary function of throughput rather than access.
Assessment. The determination of the amount of the maximum impact fee per service unit which
can be imposed on new development pursuant to this article.
Block. A tract of land bounded by streets, or by a combination of streets, public parks, cemeteries,
railroad rights-of-way, shorelines of waterways, or boundary lines of municipalities and containing one
or more building sites.
Bond. A form of security other than a cash deposit to be used as surety or as a guarantee.
Building. Any structure built for the support, shelter, or enclosure of persons, animals, chattels, or
movable property of any kind.
Building line. A line established beyond which no part of a building shall project, except as
otherwise provided in the zoning chapter of this Code.
Building official. The officer of the City charged with responsibility for issuing building permits and
enforcing the building code.
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Building permit. An official document or certificate issued by the building official that authorizes
performance of a specified activity.
Capital improvement. Water supply, treatment and distribution facilities, and wastewater
collection and treatment facilities that have a life expectancy of five or more years and are owned and
operated by or on behalf of the City.
Capital improvements advisory committee. The city's planning and zoning commission.
Capital improvements plan. A plan contemplated by this Chapter that identifies capital
improvements or facility expansions for which impact fees may be assessed.
City. The City of North Richland Hills, Texas.
City Council. The legislative governing body of the City having the power to adopt and amend
these regulations.
City engineer. A registered professional engineer on the City staff or a consulting firm of
registered professional engineers designated to represent the City.
Collector street. A major road intended to serve as a conduit between local roadways and the
network of arterial streets Comprehensive land use plan. A written document adopted by the City
Council as the official guide for future development, and containing the development policies of the
City and a map of the city showing a graphic representation of the proposed uses of the various land
areas of the city .
Construction plans. The maps or engineering drawings accompanying a plat and showing the
specific location and design of improvements to be installed in the subdivision in accordance with the
requirements of the Public Works Design Manual.
Conveyance plat. A plat used solely for the purpose of transferring ownership of a parcel or
portion of a parcel of land in order to record the transfer of ownership or property interests, but
without requiring the design or construction of public improvements.
Credit: The amount of the reduction of an impact fee for fees, payments, or charges for or
construction of the same type of facility.
Cul-de-sac. A street with an approved turnaround having only one common entry and exit.
Dead-end street. A street, other than a cul-de-sac, with only one outlet.
Developer. The owner or agent representing the owner of any property being proposed for
subdivision or development, regardless of the number of lots.
Development Review Committee. A committee composed of municipal department
representatives charged with providing technical services in the administration of development-related
ordinances of the City.
Easement. Authorization by a property owner for the use by another, and for a specified purpose,
of a designated part of the property. such as a drainage easement, utility easement or a public access
easement.
Exaction requirement. A requirement imposed as a condition for approval of a plat, preliminary
plat, building permit, planned development district or other development application to:
(1) Dedicate an interest in land for a public infrastructure improvement;
(2) Construct a public infrastructure improvement; or
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(3) Pay a fee in lieu of constructing a public infrastructure improvement.
Facility expansion. The expansion of the capacity of an existing facility that serves the same
function as an otherwise necessary new capital improvement, in order that the existing facility may
serve new development. The term does not include the repair, maintenance, modernization, or
expansion of an existing facility to better serve existing development.
Final plat. The instrument that becomes the official, accurate permanent record of the division or
configuration of land.
Final plat approval or approval of a final plat. The point at which the applicant has complied with
all conditions of approval and the plat has been released for filing with the county clerk.
Flag lot. A lot configuration where the perimeter lot geometry reflects the shape of a flag or
panhandle, where the narrow or elongated part of the lot abuts a public street and widens to
accommodate a buildable development site.
Fort Worth access fee. The fee imposed upon the City of North Richland Hills by the City of Fort
Worth for providing water and/or sanitary sewer service to new development contained within the
incorporated city limits and to which service is provided either directly or indirectly by the City of Fort
Worth water and/or sanitary sewer system(s)
Frontage. The side or sides of a lot abutting a street right-of-way.
Impact fee. A charge or assessment imposed as set forth in this Chapter against new development
in order to generate revenue for funding or recouping the costs of capital improvements or facility
expansions necessitated by and attributable to the new development. The term includes amortized
charges, lump-sum charges, capital recovery fees, contributions in aid of construction, and any other
fee that functions as described by this definition. The term does not include:
(1) Dedication of land for public parks or payment in lieu of the dedication to serve park
needs;
(2) Dedication of rights-of-way or easements or construction or dedication of on-site or off-
site water distribution, wastewater collection or drainage facilities, or streets, sidewalks,
or curbs if the dedication or construction is required by a valid ordinance and is
necessitated by and attributable to the new development;
(3) Lot or acreage fees to be placed in trust funds for the purpose of reimbursing developers
for oversizing or constructing water or sewer mains or lines; or
(4) Other pro rata fees for reimbursement of water or sewer mains or lines extended by the
political subdivision.
However, an item included in the capital improvements plan may not be required to be
constructed except in accordance with Section 395.019(2), Texas Local Government Code, and an
owner may not be required to construct or dedicate facilities and to pay impact fees for those
facilities.
Land use assumptions. A description of the service area and projections of changes in land uses,
densities, intensities, and population in the service area over at least a ten-year period which has been
adopted by the City and upon which the capital improvements plan is based.
Local street. A road intended to provide direct access to individual properties and to provide right-
of-way for sewer, water, and storm drainage systems.
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Lot. A platted parcel of land intended to be separately owned or developed, and that is recorded
in the property records of Tarrant County, Texas. The term lot includes the words building site, parcel,
plot, or tract.
Meter equivalent. The flow capacity of a water meter compared to the base three-fourths-inch
meter. The water meter equivalents shown on Conversion Table 2 and in the Impact Fees Capital
Improvements Plan serve as the standardized measure of use or generation attributable to the new unit
of development.
Minor plat. A subdivision resulting in four or fewer lots and that does not require the creation of
any new public street or the extension of municipal facilities.
New development. The subdivision of land; the construction, reconstruction, redevelopment,
conversion, structural alteration, relocation, or enlargement of a structure; or any use or extension of
the use of land; any of which increases the number of service units.
Off-site (subdivisions). 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.
Offsite (impact fees). Located entirely on property which is not included within the bounds of the
plat being considered for impact fee assessment.
Onsite (impact fees). Located at least partially on the plat which is being considered for impact fee
assessment.
Owner. Any person, group of persons, firm or firms, corporation or corporations, or any other
legal entity having legal title to, or sufficient proprietary interest in, the land sought to be subdivided
under these regulations.
Person. Any individual, association, firm, corporation, governmental agency, or political
subdivision.
Planning and Zoning Commission. The appointed body having authority to approve or disapprove
plats in accordance with these regulations and state statutes.
Planning division. The division designated with the responsibility of accepting plats for the City
and preparing the necessary documentation for the Planning and Zoning Commission.
Plat. A preliminary plat, final plat, replat, minor plat, amending plat, or other plat established and
provided for in this chapter.
Preliminary plat. A preliminary plan or map indicating the proposed arrangement of streets, lots,
easements, public facilities, and other spaces in the development.
Public facilities system. With respect to water, wastewater, roadway, drainage or parks, the
facilities owned or operated by or on behalf of the City to provide services to the public, including
existing and new developments and subdivisions.
Public improvement. Facilities such as streets, streetlights, street signs, signals, pavement
markings, sidewalks, water lines, sewer lines, storm drain systems, parks, or other similar facilities
constructed within public right-of-way, public easements, or City properties for use by the public.
Public infrastructure improvement. A water, wastewater, roadway, drainage or park facility that is
a part of one or more of the city's public facilities systems.
Public Works Design Manual. The city Public Works Design Manual, as amended, that establishes
minimum criteria for the design of public works/utilities.
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Replat. A revision of existing platted lots, or existing platted lots in combination with other tracts,
for the purpose of creating a new lot configuration.
Right-of-way. A legally established area or strip of land, either public or private, on which an
irrevocable right of passage has been recorded, and which is occupied or intended to be occupied by a
street, utility service, water main, sanitary or storm sewer main, or other similar use.
Right-of-way width. The distance between property lines measured at right angles to the
centerline of the street.
Service area. The entire area within the corporate limits of the city to be served by the capital
improvements and facilities expansions specified in the capital improvements plan.
Service unit. The three-fourths-inch water meter equivalent as shown on Conversion Table 2 in
Appendix A as Table 3.5 in the Impact Fees Capital Improvements Plan which serves as the standardized
measure of use or generation attributable to the new unit of development based on historical data and
trends applicable to the city during the previous ten years.
Storm drainage facility. An improvement designed or used for collecting or conveying stormwater,
including, but not limited to streets, alleys, storm sewers, channels, culverts, bridges, swales, and any
facility through which stormwater flows.
Subdivision. The division of a tract of land into parcels for the purpose of selling, conveying,
transferring, leasing, or developing the property, and including the dedication of streets, alleys and
easements.
Wastewater facility. An improvement for providing wastewater collection and treatment,
including, but not limited to, land or easements, treatment facilities, lift stations, or interceptor mains.
Wastewater facility excludes sanitary sewer lines or mains which are constructed by developers, the
costs of which are reimbursed from pro rata charges paid by developers or owners of property in other
subdivisions as a condition of connection to or use of such facility.
Water facility. An improvement for providing water supply, treatment, and distribution service,
including, but not limited to, land or easements, water treatment facilities, water supply facilities or
water distribution lines. Water facility excludes water lines or mains which are constructed by
developers, the costs of which are reimbursed from pro rata charges paid by developers or owners of
property in other subdivisions as a condition of connection to or use of such facility.
Sec. 110-7. Official city map.
The Planning Division is responsible for maintaining an official city map that indicates all subdivisions, lots,
and street names. The official city map shall include the names of all streets and street suffix classifications. Where
street name inconsistencies exist from one subdivision to another, the official city map indicates the generally
accepted street name, its proper spelling, and suffix classification. The Planning Division is responsible for assigning
street addresses for each lot and address ranges for each block in coordination with the fire marshal.
Sec. 110-8. Conformance with applicable rules and regulations.
The subdivision regulations of this chapter are held to be the minimum requirements for the development of
property within the city. In addition to the requirements established herein, all plats must conform to the
following:
(a) All applicable state statutory provisions contained in Texas Local Government Code, chapter 212.
(b) The zoning ordinance, building and housing codes, and other applicable development codes of the city.
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(c) The official comprehensive land use plan; capital improvements program; master drainage plan; parks,
recreation, and open space plan; transportation plan; and any other official plan adopted by the City
Council that influences the subdivision of property in the city.
(d) Any regulations of the City and County health departments and appropriate state agencies.
(e) The regulations of the state department of transportation when the subdivision abuts a state-
maintained highway.
(f) The standards, codes and regulations adopted for administration by the Building Official.
Sec. 110-9. Jurisdiction and applicability.
These subdivision rules and regulations apply to all subdivisions of land and all land development activities
located within the city limits.
Sec. 110-10. Conflicts with public and private provisions.
(a) This chapter is intended to complement other city, state, and federal regulations that affect land
development. This chapter is not intended to revoke or repeal any other public law, ordinance, rule or
regulation, statute, or permit.
(b) This chapter is not intended to revoke or repeal any easement, deed restriction, covenant, or any other
private agreement. In no case is the City to be obligated to enforce the provisions of any easement,
deed restriction, covenant, or other agreements between private parties.
Secs. 110-11110-40. Reserved.
ARTICLE II. ADMINISTRATION
Sec. 110-41. Building permits.
(a) Plat required. A building permit for residential or commercial construction will not be issued for any
primary building on any parcel of property unless a final plat has been approved and filed for record in
the deed records of the county, except as follows:
(1) Where a primary residential structure exists, a building permit to repair or renovate the existing
residential structure without adding new square footage 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 permitted construction permits on the primary structure, does not
exceed 50 percent of the current value of the existing structure, excluding the value of the land.
Construction permits as used herein do not include electrical, plumbing, or similar non-
construction activities.
(2) A building permit for electrical, plumbing, fence or similar non-construction activities may be
issued on an unplatted lot in any zoning district except for building permits which include
structural enclosures.
(3) A building permit for an accessory structure may be issued on an unplatted lot on agriculturally
zoned property provided regulations of Section 118-293 of the zoning ordinance have been met.
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(4) Where a primary nonresidential structure exists, a building permit to construct an addition to, or
renovation of, the existing nonresidential 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 permitted construction permits on the primary structure, does not exceed fifty (50)
percent of the current value of the existing structure, excluding the value of the land.
(b) Adequate public facilities. A building permit for a primary building will not be issued until adequate
public facilities have been installed and received approval from the public works department.
(c) Model homes. A building permit 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.
Sec. 110-42. Modifications, waivers, and exceptions.
(a) The Planning and Zoning Commission may approve modifications, waivers, or exceptions from these
regulations upon written request from the applicant stating the grounds for such modification,
waiver, or exception. Where the Planning and Zoning Commission finds that extraordinary hardships
or practical difficulties may result from strict compliance with these regulations, or the purposes of
these regulations may be served to a greater extent by an alternative proposal, it may approve
modifications, waivers, or exceptions to these subdivision regulations. Such a finding will not have the
effect of nullifying the intent and purpose of these regulations.
(b) The Planning and Zoning Commission may not approve modifications, waivers, or exceptions unless it
makes findings based upon the evidence presented to it in each specific case that:
(1) The conditions upon which the request for a modification, waiver, or exception is based are
unique to the property and are not applicable generally to other properties;
(2) A tract has peculiar physical surroundings, severe topographical conditions, or unique
environmental qualities worthy of protection;
(3) Where a hardship to the owner would result rather than a mere inconvenience; or
(4) The modification, waiver, or exception will not have an adverse effect on the intent of these
provisions or the comprehensive land use plan.
(c) The applicant has the right to appeal the disapproval of a waiver or modification to the City Council.
Sec. 110-43. Enforcement of chapter regulations.
(a) The Planning Division is responsible for enforcement of the administrative and development
provisions of these regulations. Where a determination of the applicability of these regulations
conflicts with a request by a developer, the Planning and Zoning Commission may rule and decide on
these questions.
(b) It is unlawful for any property owner, or agent of any property owner, to lay out, subdivide or plat
any land into lots, blocks, and streets within the city, or to sell property therein and thereby, except
in accordance with the ordinances of the city.
(c) The subdivision of any lot or any parcel of land using a metes and bounds description for the purpose
of sale, transfer, or lease with the intent of creating a building lot by evading these regulations, is
considered a violation of this article. All such described subdivisions are subject to all the
requirements contained in these regulations.
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(d) The City may refuse to authorize or make utility connections to any property as authorized in Texas
Local Government Code Section 212.012, as amended.
(e) A building permit will not be issued for the construction of a building upon any lot unless such lot has
been officially recorded by an approved plat in accordance with this chapter. A building permit will
not be issued for the construction of a building upon any lot unless all required public improvements
have been constructed and accepted by the City. Notwithstanding the foregoing, the City may,
pursuant to administrative policy, issue building permits for residential structures prior to the City's
final acceptance of the required public improvements.
(f) Approval of a final plat is not deemed an acceptance of the proposed dedications and does not
impose any duty upon the City concerning the maintenance or improvement any such dedicated
parts until the proper authorities of the City have both given their written acceptance of the
improvements and have actually appropriated the same by entry, use, or improvements.
Sec. 110-44. Amendments.
(a) Generally. This chapter may be amended, supplemented, changed, modified, or repealed upon
approval of an ordinance by the City Council. The City Council may not enact any proposed
amendment until the Planning and Zoning Commission makes its final report to the City Council. The
City Council may refer proposed amendments to the Planning and Zoning Commission for
recommendation.
(b) Initiation. An amendment may be initiated upon a majority vote of the City Council, or upon a
majority vote of the Planning and Zoning Commission.
(c) Public hearing required. The Planning and Zoning Commission and the City Council must conduct a
public hearing on all proposed amendments to these regulations. The public hearing must be
advertised in a newspaper having general circulation in the city at least ten days prior to the public
hearing.
Sec. 110-45. Requirements for completeness determination.
(a) Every application for approval of any type of plat or plan for development is subject to a
determination of completeness by the Director of Planning.
(b) An application shall not be considered complete and accepted for processing unless it is accompanied
by all documents required by and prepared in accordance with the requirements of this section. For a
determination of completeness to be issued, an application must include the following:
(1) A completed application form signed by the owner or the owner's authorized agent;
(2) Every item, study and document required by this chapter for the type of plat application being
submitted; and
(3) A nonrefundable application submittal fee, as specified in the fee schedule.
(c) The Planning Division must adopt a written list of all documentation and other information that the
City requires to be submitted with a plat application.
(d) A determination of completeness does not constitute a determination of compliance with the
substantive requirements of this chapter.
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Sec. 110-46. Determination of completeness; expiration.
(a) Not later than the tenth business day after the date an application for plat approval or a plan for
development is submitted, the Director of Planning must make a written determination whether the
application constitutes a complete application. This must include a determination that all
information, documents, or other requirements required by this chapter have been submitted for the
type of plat or plan for development being submitted. . A determination that the application is
incomplete must be provided to the applicant within such time period at the address listed on the
application. The determination must specify the information, documents or other requirements
needed to complete the application and must state that the application will expire if the information,
documents, or other requirements are not submitted within forty-five (45) days after the date the
application was submitted.
(b) An application for approval of a plat or plan filed on or after the effective date of this section is
deemed complete for the purpose of determining rights under the Texas Local Government Code,
Chapter 245, on the eleventh business day after the application has been received, if the applicant
has not otherwise been notified that the application is incomplete. For purposes of this section, the
applicant is deemed to have been notified if the City has mailed a copy of the determination as
provided in subsection (d). A determination of completeness does not constitute a determination of
compliance with the substantive requirements of this chapter or that the time for completing plat,
development plan or zoning change review has begun.
(c) The processing of an application by any City employee prior to the time the application is determined
to be complete is not binding on the City as the official acceptance of the application for filing. The
incompleteness of an application is grounds for denial of the application regardless of whether a
determination of incompleteness was mailed to the applicant.
(d) An application for plat or development plan approval is deemed to expire on the 45th day after the
application is submitted to the Director of Planning for processing if the applicant fails to provide
information, documents, or other requirements necessary to comply with the form and content
requirements as specified in the determination provided to the applicant. Upon expiration, the
application will be returned to the applicant together with any accompanying documents. Thereafter,
a new application for plat or development plan approval must be submitted.
(e) No vested rights accrue solely from the filing of an application that has expired pursuant to this
section, or from the filing of a complete application that is subsequently denied.
Secs. 110-47110-70. Reserved.
ARTICLE III. PLATS
Sec. 110-71. Plat Required.
It is unlawful for any individual, person, association, firm, corporation or organization owning a tract of land
located within the corporate limits of the city to hereafter divide the same tract into two or more parts to lay out a
subdivision, to lay out a building lot, or to lay out 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.
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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 apply to any development that is intended as a single lot,
tract or parcel where a primary structure will be located. Furthermore, no land may be subdivided for purposes of
development until the plat has received approval from the appropriate approving authority, and the approved plat
has been filed with the county clerk.
Sec. 110-72. Classification of plat submittals.
Whenever a subdivision of land is proposed, the Planning Division will determine which type of plat
application is required.
Sec. 110-73. General platting procedures.
The general procedures for obtaining approval of a plat for unplatted property include the following steps
completed in the sequence listed below:
(a) Zoning change. The approval of a zoning district change is required where the current zoning
classification is not compatible with the type of development being proposed. This procedure may be
concurrent with the submittal of a minor plat or amending plat.
(b) Preliminary plat. The approval of a preliminary plat is a prerequisite to submitting a final plat. The
minimum requirements for a preliminary plat submittal are contained in Article IV, Preliminary Plat.
(c) Approval of public infrastructure plans. The approval of public infrastructure plans is a prerequisite to
submitting a final plat. The minimum requirements for public infrastructure plans are contained in the
Public Works Design Manual.
(d) Final plat. Upon approval of public infrastructure plans, an application for approval of a final plat may
be submitted. Approval of a final plat is required prior to the filing of a final plat with the county clerk.
The minimum requirements for a final plat submittal are contained in Article V, Final Plat.
(e) Construct public improvements. Upon approval of the final plat 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 X, Required Improvements.
(f) Recording of plat. Upon completion and acceptance of public improvements, the final plat will be filed
with the county clerk.
Sec. 110-74. Approval authority.
The Planning and Zoning Commission is the municipal authority responsible for approving plats pursuant to
Texas Local Government Code, Section 212.006. The approval authority for specific plat types is further defined
below.
(a) Preliminary plats. The Planning and Zoning Commission must approve, conditionally approve, or
disapprove a preliminary plat application in accordance with this chapter. Additionally, the City Council
must approve, approve with conditions, or disapprove a preliminary plat application in accordance
with this chapter.
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(b) Final plat. The Planning and Zoning Commission must approve, conditionally approve, or disapprove a
final plat application in accordance with this chapter.
(c) Minor plat, replat, and amending plat. The Director of Planning is authorized to approve, conditionally
approve, or disapprove a minor plat, replat, or amending plat application. The Director may, for any
reason, elect to present the plat to the Planning and Zoning Commission to approve, conditionally
approve, or disapprove the plat.
Sec. 110-75. Application for approval.
A person desiring approval of a plat must apply to and file a copy of the plat with the Planning Division. The
lack of information under any item specified herein, or incorrect information supplied by the applicant is cause for
disapproval of the plat. See also Section 110-45 regarding requirements for completeness determination.
(a) Application form and content. The subdividing owner, or authorized agent, must submit an application
for a plat to the City on forms provided by the Planning Division. Written consent is required from the
legal owner of the property if the applicant is not the owner of record.
(b) Submittal dates. Applications for plats may be submitted on specific dates established by the Planning
Division. An application for a plat will not be accepted until it has been determined that the submittal
is complete and in conformance with the requirements of this article.
(c) Taxes and liens paid. Prior to the consideration of a plat by the City, any delinquent taxes and any
outstanding liens due to the City must be paid.
(d) Application fee. Every applicant for a plat must pay the applicable fee at the time of submittal. The fee
must include any recording fees required by the county clerk's office. Application fees are established
by a separate ordinance approved by the City Council.
Sec. 110-76. Plat review, generally.
The following provisions apply to all subdivision procedures in this chapter.
(a) Initiation. The City must review and take final action on any plat application within thirty (30) days of
the application being filed in accordance with the procedures and timelines provided in Texas Local
Government Code, Section 212.009.
(b) Staff review. The Development Review Committee must examine all plats accepted for review for
compliance with these regulations, the zoning ordinance, building and housing codes, and other
applicable development codes of the City. The Committee must provide a written statement of
conditions for the conditional approval or reasons for disapproval of the plat.
(c) Decisions and post-decision actions. The authority responsible for approving the plat may either
approve, approve with conditions, or disapprove the plat.
(1) If the plat is conditionally approved or disapproved, the reasons for such conditions or disapproval
must be provided in writing in accordance with Texas Local Government Code, Section 212.0091.
(2) The applicant may submit a response to the conditionally approved or disapproved plat. The
approving authority must approve or disapprove the plat within fifteen (15) calendar days of the
response in accordance with Texas Local Government Code, Section 212.0095.
Sec. 110-77. Official filing and recording of plats.
Upon approval of a plat, the plat may be submitted for recording subject to the following.
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(a) The applicant must submit recording fees, the required number of copies of the plat, and other items
required for plat execution, as determined by the Director of Planning, to the City for recording with
the county. The Director will obtain the necessary signatures or certifications required for the type of
plat.
(b) Plats will be recorded with the Tarrant County Clerk after:
(1) All conditions of approval have been met;
(2) All required public improvements have been completed and accepted by the City, as applicable;
(3) All necessary fiscal agreements approved by the City have been fully executed by all parties;
(4) All applicable fees, assessments, and delinquent taxes have been paid; and
(5) All County filing requirements have been met.
Sec. 110-78. Vacation of plats.
All actions for vacation of a plat must be consistent with Texas Local Government Code, Chapter 212.
Sec. 110-79. Plats straddling municipal boundaries.
Whenever access to a subdivision is necessary or required across land situated in an adjacent municipality,
written approval from the affected city may be required.
Secs. 110-80110-100. Reserved.
ARTICLE IV. PRELIMINARY PLAT
Sec. 110-101. General requirements
(a) Purpose. The preliminary plat procedure provides a mechanism to determine the general layout of the
subdivision, the adequacy of public facilities needed to serve the intended development, and the
overall compliance of the development with applicant development codes.
(b) Platting land under same ownership. Every preliminary plat must include all the land that the applicant
proposes to subdivide, and all contiguous land owned under the same ownership. This requirement is
intended to aid the Planning and Zoning Commission to determine the need for public improvements,
easements, and future right-of-way reservations that may be required on portions of the land not
being proposed for development.
(c) Phasing of development. The preliminary plat must include any phasing of the proposed development,
with each phase numbered sequentially and in the proposed order of development. The proposed
utility and drainage layout for each phase must be designed in a manner that the phases can be
developed sequentially. Final plats of each phase must conform to the approved overall layout and
phasing unless a new preliminary plat is submitted.
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Sec. 110-102. Documents required.
All applications must be submitted to the Planning Division. The application is subject to completeness
review and must include all documents listed below.
(a) Plat application. A completed application form provided by the Planning Division and signed by the
(b) Preliminary plat drawing. The required number of copies of the preliminary plat drawing as indicated
on the preliminary plat application. The preliminary plat drawing must contain, at a minimum, all the
information required by Section 110-201 (Requirements for all plat drawings) and Section 110-202
(Additional requirements for preliminary plat drawings).
(c) Preliminary drainage analysis. 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 must conform to the technical specifications contained in
the Public Works Design Manual.
(d) Preliminary utility layout. A preliminary utility layout showing the general location and approximate
sizes of all existing and proposed public utilities. The size of all proposed water and sewer lines will be
determined using methods prescribed in the Public Works Design Manual.
(e) Tree preservation plan. If protected trees are present on the property, a tree preservation plan must
be submitted as required by Chapter 114 (Vegetation) Article II Trees of the Code of Ordinances.
Sec. 110-103. Review and decision.
(a) The Planning and Zoning Commission must approve, conditionally approve, or disapprove the
preliminary plat application in accordance with Section 110-74 (Approval authority) and with the
approval criteria in Section 110-104 (Preliminary plat approval criteria).
(b) The City Council must approve, conditionally approve, or disapprove the preliminary plat application
in accordance with Section 110-74 (Approval authority) and with the approval criteria in Section 110-
104 (Preliminary plat approval criteria).
(1) Scope of approval. Upon approval of the preliminary plat, the plat will be filed in City records.
Preliminary plats are not recorded with the County.
(2) Expiration of approval. The approval of a preliminary plat is valid for two years from the date of
approval, unless a final plat application is submitted for all or part of the area covered by the
preliminary plat. If only a portion of the preliminary plat is submitted for final plat action, those
areas not platted within three years of the original date of preliminary plat approval will be
considered null and void.
(3) Extension of preliminary plat approval. The Planning and Zoning Commission may approve a one-
year extension of time upon written request by the owner. In determining whether to grant a
request, the Commission must consider the reasons for the requested extension, the ability of
the applicant to comply with any conditions attached to the original approval, whether the
extension is likely to result in timely completion of the project, and the extent to which any
newly adopted regulations should be applied to the proposed development.
Sec. 110-104. Preliminary plat approval criteria.
In reviewing a preliminary plat application, the Planning and Zoning Commission and City Council must
consider the general criteria in Article XI (Design Criteria) and whether the preliminary plat:
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(a) Provides a layout of lots, roads, driveways, utilities, drainage, and other public facilities and services
designed to minimize the amount of disturbance to sensitive natural areas or other community
resources.
(b) Provides evidence of public water and sewer system connections;
(c) Identifies and adequately mitigates known natural hazard areas; and,
(d) Proposes reasonable project phasing in terms of adequate infrastructure capacity.
Sec. 110-105. Grading of site prior to final plat approval.
Following preliminary plat approval, the developer may request written approval from the City Engineer to
commence construction to the grades and elevations required by the preliminary plat.
Secs. 110-106110-130. Reserved.
ARTICLE V. FINAL PLAT
Sec. 110-131. General requirements
(a) Purpose. The final plat process assures that the development of the land subject to the plat is
consistent with all land development standards and that public improvements to serve the
development have been installed and accepted by the City or that provision for such installation has
been made.
(b) Conformity with preliminary plat. The final plat must conform to the approved preliminary plat and
incorporate all conditions of approval.
Sec. 110-132. Documents required.
All applications must be submitted to the Planning Division. The application is subject to completeness
review and must include all documents listed below.
(a) Plat application. A completed application form provided by the Planning Division and signed by the
(b) Final plat drawing. The required number of copies of the final plat drawing as indicated on the final
plat application. The final plat drawing must contain, at a minimum, all the information required by
Section 110-201 (Requirements for all plat drawings) and Section 110-203 (Additional requirements
for replat, minor plat, amending plat, and final plat drawings).
(c) Public improvements. A certificate of approval of public infrastructure plans or approved waiver of
public infrastructure plans must be submitted.
(d) Tax certificates. Original tax certificates from the Tarrant County tax office must be submitted. The
certificates must include all property within the plat boundary and indicate that taxes have been paid.
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Sec. 110-133. Review and decision.
(a) The Planning and Zoning Commission must approve, conditionally approve, or disapprove the final
plat application in accordance with Section 110-74 (Approval authority) and with the general criteria
in Article XI (Design Criteria).
(b) Upon approval of the final plat, the plat may be submitted for recording in accordance with Section
110-77 (Official filing and recording of plats).
Secs. 110-134110-150. Reserved.
ARTICLE VI. MINOR PLAT
Sec. 110-151. General requirements
(a) Purpose. The minor plat process is intended to simplify the platting process for qualifying subdivisions
consistent with the provisions of state laws.
(b) Applicability. When a tract or parcel of land has not been previously platted and filed of record, the
owner may elect to submit a minor plat whenever the tract:
(1) is to be subdivided into four or fewer lots;
(2) fronts on an existing street;
(3) does not require the creation of any new street or the extension of municipal facilities; and,
(4) does not require a public hearing for filing of record.
(c) Conveyance plat. The owner may elect to submit a minor plat for the purpose of a conveyance plat. A
conveyance plat is intended to provide a mechanism for land to be divided into lots when the
subdivision of the land is for conveyance (sale or inheritance) purposes only without requiring
construction or design of public improvements or collection of development fees. Easements,
dedications, and reservations may be recorded on a conveyance plat.
Sec. 110-152. Documents required.
All applications must be submitted to the Planning Division. The application is subject to completeness
review and must include all documents listed below.
(a) Plat application. A completed application form provided by the Planning Division and signed by the
(b) Minor plat drawing. The required number of copies of the plat drawing as indicated on the plat
application. The plat drawing must contain, at a minimum, all the information required by Section
110-201 (Requirements for all plat drawings) and Section 110-203 (Additional requirements for
replat, minor plat, amending plat, and final plat drawings).
(c) Tax certificates. Original tax certificates from the Tarrant County tax office must be submitted. The
certificates must include all property within the plat boundary and indicate that taxes have been paid.
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Sec. 110-153. Review and decision.
(a) The Director of Planning must approve or conditionally approve a minor plat, in accordance with
Section 110-74 (Approval authority), provided the plat conforms to the requirements of this chapter.
(b) If the Director of Planning determines that the minor plat does not comply with the requirements of
this code, the Director may disapprove the plat. The Director must provide the applicant with written
notification and an explanation of why the plat does not comply with the requirements of this
chapter. The applicant has the right to appeal the disapproval to the Planning and Zoning
Commission.
(c) The Director may, for any reason, elect to present the plat for approval to the Planning and Zoning
Commission.
(d) Upon approval of the minor plat, the plat may be submitted for recording in accordance with Section
110-77 (Official filing and recording of plats).
Secs. 110-154110-170. Reserved.
ARTICLE VI. REPLAT
Sec. 110-171. General requirements
(a) Purpose. The replat process is used for replatting any portion of an approved final plat, other than
to amend or vacate the plat.
(b) Applicability. A replat of a subdivision or part of a subdivision may be recorded and is controlling
over the preceding plat without vacation of the plat if the replat:
(1) is signed and acknowledged by the owners of the property being replatted;
(2) is approved by the appropriate authority for approving plats in accordance with Section 110-74
(Approval authority); and
(3) does not attempt to amend or remove any covenants or restrictions.
Sec. 110-172. Documents required.
All applications must be submitted to the Planning Division. The application is subject to completeness
review and must include all documents listed below.
(a) Plat application. A completed application form provided by the Planning Division and signed by the
(b) Replat drawing. The required number of copies of the plat drawing as indicated on the plat
application. The plat drawing must contain, at a minimum, all the information required by Section
110-201 (Requirements for all plat drawings) and Section 110-203 (Additional requirements for
replat, minor plat, amending plat, and final plat drawings).
(c) Public improvements. A certificate of approval of public infrastructure plans or approved waiver of
public infrastructure plans must be submitted.
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(d) Tax certificates. Original tax certificates from the Tarrant County tax office must be submitted. The
certificates must include all property within the plat boundary and indicate that taxes have been
paid.
Sec. 110-173. Review and decision.
(a) The Director of Planning must approve or conditionally approve a replat, in accordance with
Section 110-74 (Approval authority), provided the plat conforms to the requirements of this
chapter.
(b) If the Director of Planning determines that the replat does not comply with the requirements of
this code, the Director may disapprove the plat. The Director must provide the applicant with
written notification and an explanation of why the plat does not comply with the requirements of
this chapter. The applicant has the right to appeal the disapproval to the Planning and Zoning
Commission.
(c) The Director may, for any reason, elect to present the replat for approval to the Planning and
Zoning Commission.
(d) If any of the area to be replatted was zoned for or limited by deed restriction to residential use for
not more than two residential units per lot, and the proposed replat requires a modification or
waiver, a public hearing must be held by the Planning and Zoning Commission as required by
Section 212.015, Texas Local Government Code.
(e) Upon approval of the replat, the plat may be submitted for recording in accordance with Section
110-77 (Official filing and recording of plats).
Secs. 110-174110-190. Reserved.
ARTICLE VIII. AMENDING PLAT
Sec. 110-191. General requirements
(a) Purpose. The amending plat process is intended to provide a method to correct minor errors and to
make minor adjustments to a recorded plat consistent with the provisions of state law.
(b) Applicability. An amending plat may be considered for one or more of the purposes prescribed in
Texas Local Government Code, Section 212.016.
Sec. 110-192. Documents required.
All applications must be submitted to the Planning Division. The application is subject to completeness
review and must include all documents listed below.
(a) Plat application. A completed application form provided by the Planning Division and signed by the
owner or the ow
(b) Amending plat drawing. The required number of copies of the plat drawing as indicated on the plat
application. The plat drawing must contain, at a minimum, all the information required by Section
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110-201 (Requirements for all plat drawings) and Section 110-201 (Additional requirements for
replat, minor plat, amending plat, and final plat drawings).
(c) Tax certificates. Original tax certificates from the Tarrant County tax office must be submitted. The
certificates must include all property within the plat boundary and indicate that taxes have been
paid.
Sec. 110-193. Review and decision.
(a) The Director of Planning must approve or conditionally approve an amending plat, in accordance
with Section 110-74 (Approval authority), provided the plat conforms to the requirements of this
chapter.
(b) If the Director of Planning determines that the amending plat does not comply with the
requirements of this code, the Director may disapprove the plat. The Director must provide the
applicant with written notification and an explanation of why the plat does not comply with the
requirements of this chapter. The applicant has the right to appeal the disapproval to the Planning
and Zoning Commission.
(c) The Director may, for any reason, elect to present the amending plat for approval to the Planning
and Zoning Commission.
(d) Upon approval of the amending plat, the plat may be submitted for recording in accordance with
Section 110-77 (Official filing and recording of plats).
Secs. 110-194110-200. Reserved.
ARTICLE IX. TECHNICAL SPECIFICATIONS FOR PLAT DRAWINGS
Sec. 110-201. Requirements for all plat drawings.
Every plat drawing must include the information contained 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 100 feet from the
perimeter must be shown with the names of the owners. If the adjacent properties are platted, the
names of adjoining subdivisions and the names of adjoining streets must be shown.
(b) City limit lines. The location of the corporate limit boundaries of the city or any adjacent city must be
shown on the plat drawing where applicable.
(c) Date. The date on which the drawing was prepared must be shown on the plat drawing.
(d) Easements. The location and dimension of all existing or proposed easements must be shown on the
plat drawing and 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 feet (7.5 feet) in width must be
provided along each side of all rear property lines. If necessary for the extension of water or sewer
mains, storm drainage, or other utilities, easements of greater width may be required along lot lines
or across lots. In all cases, easements must connect with easements already established on adjoining
properties or extend to connect with a public right-of-way. Lots must not be designed with an
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easement or easements that prevents proper development and full utilization of the lot as a suitable
building site for the intended zoning district.
(e) Lot and block numbering. All lots and blocks must be consecutively numbered or lettered in
alphabetical order. The blocks in subdivisions bearing the same name must be numbered or lettered
consecutively through the several sections or phases. Lettering for blocks must be larger and bolder
than lot numbers or circled to make identification clear.
(f) Map sheet size. Map sheets must be Arch C or Arch D in size. Sheets must be numbered in sequence
if more than one sheet is used and provided with match lines.
(g) North arrow. A north arrow indicating the approximate true north must be predominantly placed
near the scale.
(h) Ownership/developer. The name, address, and telephone number of the current legal owner, and
the name, address, and telephone number of the developer, if other than the owner, must be
shown on the plat drawing.
(i) Plat notes and conditions. When appropriate, the drawing must include a listing of any plat notes
and plat conditions in a readily identifiable location with each note numbered consecutively.
(j) Public use areas. The location and dimensions of all property proposed to be set aside for park use,
or other public or common reservation must be shown on the plat drawing, with designation of the
purpose thereof, and conditions, if any, of the dedication or reservation.
(k) Scale. The drawing must be prepared at a numerical scale no greater than one inch equals 100 feet.
At the discretion of the Planning Division, the plat may be drawn at a numerically smaller scale, i.e.,
one inch = 50 feet, one inch = 40 feet, etc., if the plat can still be drawn on the required sheet size. A
graphic scale symbol must be placed on the drawing.
(l) Street names. All existing and proposed street names must be shown on the plat drawing. New
street names must be sufficiently different in sound and in spelling from other road names in the
city to not cause confusion. A road which is, or planned, as a continuation of an existing road must
bear the same name.
(m) Street right-of-way. The width of all existing and proposed public street rights-of-way must be
shown on the plat drawing and comply with the minimum requirements contained in the Public
Works Design Manual and the Transportation Plan. Dimensions must be shown for all curves. The
distance from the centerline of any existing roadway of a boundary street to the proposed
subdivision must be shown to determine the adequacy of right-of-way along the route and to
determine if additional right-of-way is necessary to accommodate the proposed street. Sufficient
iron pins must be found or set and shown on the drawing together with dimensions to adequately
describe all perimeter streets.
(n) Subdivision boundary. The proposed subdivision boundary lines must be shown in heavy lines to
provide a differentiation with the internal features of the area being proposed for platting. The
location and dimensions of all boundary lines of the property must be expressed to the nearest
hundredth foot.
(o) Subdivision name. The name of the proposed subdivision with letters predominantly larger than
those used elsewhere must be shown on the drawing within the title block. The proposed name of
the subdivision must not be a duplication of any existing subdivision name, whether by spelling or
pronunciation, or similar to any 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 has final authority to designate the name of the subdivision.
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(p) Surveyor information. The name, address and telephone number of the professional land surveyor
who prepared the plat drawing must be shown on the plat drawing. The plat drawing must include
the seal of a registered professional land surveyor in the state of Texas.
(q) Title block. Preceding the name of the subdivision a title block must be included indicating whether
the plat is a preliminary plat, final plat, replat, minor plat, or amending plat.
(r) Vicinity location map. A small vicinity location map must be shown on the plat drawing. The vicinity
location map must be drawn at an approximate scale of one inch = 2,000 feet, and show sufficient
streets, collector and arterial street names, and major features of the surrounding area to locate the
area being subdivided.
(s) Surveyor's certification. Every plat drawing must include a surveyor's certification of compliance by a
registered professional land surveyor. The certification must indicate that the plat is true and correct
and prepared from an actual survey on the ground conducted by the surveyor.
Sec. 110-202. Additional requirements for preliminary plat drawings.
In addition to the minimum information required of all plat drawings contained in Section 110-201, every
preliminary plat drawing must include the information contained in this section.
(a) Permanent structures. The location and general outline of any existing permanent or temporary
structures with sufficient dimensions to determine building line encroachments must be shown on
the plat drawing.
(b) Sectionalizing or phasing of plats. The plat drawing must indicate any sectionalizing or phasing of the
proposed subdivision. Thereafter, plats of subsequent units of the subdivision must 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 conforms to the original street
arrangement.
(c) Lot dimensions. The approximate dimensions of all proposed or existing lots with sufficient detail to
verify compliance with the requirements of the zoning chapter must be shown on the plat drawing.
(d) Floodplain features. The location of the 1% Chance or 100-year flood limits, if applicable, must be
shown on the preliminary plat drawing. If any portion of the subdivision is located in a FEMA
designated Special Flood Hazard Area (SFHA), the developer must comply with the flood damage
prevention article of the Code of Ordinances.
(e) Certificate of approval. Every preliminary plat drawing must contain a certificate of approval by the
Planning and Zoning Commission and City Council in a format prescribed by the Planning Division.
Sec. 110-203. Additional requirements for replat, minor plat, amending plat, and final plat
drawings.
Every replat, minor plat, amending plat, or final plat drawing must include the following information in
addition to the minimum information required of all plat drawings contained in Section 110-201.
(a) Metes and bounds description. A written metes and bounds description of the property must be
shown on the plat drawing that will readily determine 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 must include reference to an original survey or
subdivision corner and the Texas NAD83 State Plane Coordinate System. The legal description must
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include the acreage of the total area of the proposed subdivision and be consistent with the
subdivision boundary. The description must reference the last instrument conveying title to each
parcel of property involved in the proposed subdivision, giving grantor, grantee, date, and land
records reference.
(b) Floodplain features. The location of the 1% Chance or 100-year flood limits, if applicable, must be
shown on the plat drawing. If any portion of the subdivision is located in a FEMA designated Special
Flood Hazard Area (SFHA), the developer must comply with the flood damage prevention article of
the Code of Ordinances. Finished floor elevations must be shown for all lots adjacent to the
floodplain, drainage easements, or other locations as determined by the City Engineer.
(c) Global positioning system (GPS) horizontal control survey. A minimum of two corners of the
subdivision must include the NAD83 Texas State Plane Coordinates or future coordinate systems
adopted by the State of Texas. The coordinates must be determined by a survey tied to the city's
GPS monuments located within the city.
(d) Lot dimensions. The exact dimensions of all proposed or existing lots and the perimeter boundary of
the subdivision must be shown on the plat drawing.
(e) Lot areas. The area for each lot expressed in square feet must be shown on the plat drawing. This
information may be shown in tabular form on the plat.
(f) Irregular side lot lines. Side lot lines that are not perpendicular to the street right-of-way must be
labeled with bearing and distance.
(g) Permanent structure encroachments. Any permanent structures that encroach any building setback
lines and that will remain after completion of the development must be shown on the drawing with
appropriate dimensions.
(h) Drainage easements. The location of any drainage easements must be shown on the plat drawing. If
any portion of the subdivision is located in a FEMA designated Special Flood Hazard Area (SFHA), the
developer will be required to comply with the flood damage prevention article of the Code of
Ordinances.
(i) Certification of approval. Every replat, minor plat, amending plat, or final plat must contain a
certificate of approval appropriate to the type of plat and in a format prescribed by the Planning
Division.
(j) County certification. Any certification block required by the county clerk's office for filing must be
shown on the plat drawing.
(k) Dedication certificate. Every replat, minor plat, amending plat, or final plat must contain an owner's
certificate of dedication, signed and notarized, stated as follows:
KNOW ALL MEN BY THESE PRESENTS:
That, I, (owner's 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 plat.
STATE OF TEXAS
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
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foregoing instrument and acknowledged to me that he executed the same for the purpose and
considerations therein expressed, and in the capacity therein stated.
Secs. 110-204110-230. Reserved.
ARTICLE X. DESIGN CRITERIA
Sec. 110-231. Conformity with zoning regulations.
The minimum area and dimensions of all lots must conform to the requirements of the applicable zoning
district as contained in the zoning chapter of this Code (chapter 118).
Sec. 110-232. Generally.
Every plat must be reviewed by the City for conformance with the design criteria contained in this article. It is
recognized that suitability characteristics vary from site to site, and the Planning and Zoning Commission may
provide oversight in the interpretation, application, and enforcement of these criteria.
(a) Access from major thoroughfares. Where a residential subdivision borders or contains an existing or
proposed thoroughfare as shown on the Transportation Plan, residential lots must not, where
possible, derive access directly from an existing or proposed C2U collector street, or larger.
Nonresidential lots that have frontage onto or derive access directly from an existing or proposed
C2U collector street, as shown on the Transportation Plan, must have driveway locations that
comply with the spacing requirements contained in the Public Works Design Manual, unless
otherwise approved by the City Engineer.
(b) Alleys
nonresidential subdivisions. Where existing alley right-of-way exists, lots may be platted adjacent to
and gain access from the alley right-of-way.
(c) Block depths. Blocks must have sufficient depth to provide for two tiers of lots of appropriate
depths. Exceptions to this prescribed block depth may be permitted in blocks adjacent to major
streets, railroads, waterways, or city limit lines.
(d) Block lengths. Block lengths in residential areas must not exceed 15 times the minimum lot width
required in the zoning district or 1,000 feet long without an intersection with another street. Blocks
designed for industrial uses may be of such length and width as determined suitable and
appropriate for the intended use. In blocks longer than 1,000 feet, the dedication of an easement
through the block may be required to accommodate utilities, drainage facilities, or pedestrian
traffic. When such an easement is required, additional width must be included in the adjacent lots.
(e) Buildable area. Every residential lot proposed for development must contain a buildable area of at
least 125 percent of the minimum structure square footage required for the applicable zoning
district. The buildable area must be situated out of the 1% Chance Special Flood Hazard Area.
(f) Character of the land. Land that is unsuitable for subdivision or development due to flooding,
improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility
easements, or other features that 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, may not
be subdivided or developed until adequate methods are formulated by the developer and approved
by the City to solve the problems created by the unsuitable land conditions.
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(g) Conformity with comprehensive plan. Plats and proposed public improvements must conform to the
comprehensive Land Use Plan and its constituent elements, including but not limited to, the
Transportation Plan; Parks, Recreation & Open Space Master Plan; small area plans; urban design
plans; and all other applicable development-related plans and ordinances of the City.
(h) Corner clip. At all street intersections, a minimum ten-foot by ten-foot corner clip sidewalk and
utility easement or right-of-way dedication diagonal to the street right-of-way lines must be
provided.
(i) Corner lots. Additional lot width must be provided for corner lots to allow for two street frontage
setback lines.
(j) Cul-de-sac length. A street may not be designed to be dead ended without the installation of a cul-
de-sac designed and constructed in accordance with Public Works Design Manual standards. A cul-
de-sac street must not exceed 500 feet in length, as measured along the street centerline from the
projected curb intersection to the farthest curb location.
(k) Double frontage lots. Double frontage and reversed frontage lots are discouraged except where
necessary to provide separation of residential development from collector or arterial streets or to
overcome specific disadvantages of topography and orientation. Conditions may be placed on the
plat to limit the facing of main structures on or limit driveway access from any collector or arterial
street.
(l) Drainage easements. Lot lines must be drawn to the center of the drainage easement. Any lot
intended to be used as a buildable lot that contains a drainage easement must be designed to have
a buildable area of at least 125 percent of the minimum square footage required for the applicable
zoning district.
(m) Flag lots. Any plat proposing a flag lot configuration is subject to approval by the Planning and
Zoning Commission. The plat is subject to additional approval by the City Council. Due to their
unconventional design, flag lot configurations may be appropriate if:
(1) the proposed lot configuration is needed to abate an unusual property accessibility
constraint not created by the applicant;
(2) the property has acute topographical conditions or constraints; or,
(3) the unusual adjacent property boundary configuration constrains the arrangement of an
otherwise standard lot configuration.
The Planning and Zoning Commission and City Council may approve a plat with a flag lot
configuration if the lot meets the following standards. An applicant may request a waiver,
modification, or exception from these standards, as provided in Section 110-42.
(1) The proposed lot configuration must not circumvent the normal platting of streets or public
and emergency access.
(2) The proposed lot configuration must not prevent the extensions of streets to adjacent
unsubdivided property.
(3) The width of the narrow or elongated part of the lot must be at least fifty (50) feet wide at
its frontage connection with the adjacent public street.
(4) The narrow or elongated part must be at least fifty (50) feet wide measured from the
connecting street frontage to where the lot widens into a flag shape to create a suitable
building area.
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(n) Frontage on improved roads required. A subdivision will not be approved unless the area to be
subdivided has a minimum of fifty (50) feet of contiguous frontage on and access to an existing
public street, and such access meets the minimum street construction requirements contained in
the Public Works Design Manual.
(o) Grading and lot drainage. Grading and lot drainage must comply with the requirements and
standards contained in the Public Works Design Manual. Residential lots must be graded in a
manner that will not allow runoff to cross more than two lots, 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 dedicated, and any necessary facilities be constructed and installed by
the developer. Lots must be laid out to provide positive drainage away from all buildings. Individual
lot drainage must be coordinated with the general storm drainage pattern for the area.
(p) Intersection angles. Spacing of intersections along major streets must comply with the requirements
and standards contained in the Public Works Design Manual. Not more than two streets may
intersect at any one point unless specifically approved by the Planning and Zoning Commission.
Proposed new intersections along one side of an existing street must coincide with any existing
intersections on the opposite side of such street. Streets must be laid out to intersect as nearly as
possible at right angles. Intersections that are not right angles must use the following criteria:
(1) A proposed intersection of two new streets at an angle of less than 75 degrees is not
permitted. An oblique street intersection or curved street approaching an intersection should
be approximately at right angles for at least 100 feet therefrom.
(2) Street jogs with centerline offsets of less than 150 feet are not permitted, except where the
intersected street has separated dual drives without median breaks at either intersection.
(q) Lot dimensions. The minimum area and dimensions of all lots must conform to the requirements of
the applicable zoning district as contained in the zoning chapter of this Code (chapter 118). Side lot
lines must be located at right angles to street lines or as a radial. Lot lines that are not at right angles
to street lines, or shown as a radial, must contain a bearing notation. Dimensions of corner lots must
be large enough to allow for the construction of buildings, observing the minimum front and side
yard setback from both streets. The depth and width of properties reserved or laid out for business,
commercial, or industrial purposes must be adequate to provide for the off-street parking and
loading facilities required for the intended type of use and development.
(r) Masonry screening walls. A two and one-half foot (2.5) screening wall easement must be provided
on the plat drawing in locations where masonry screening walls will be constructed, as required by
Section 110-261.
(s) Multiple entrance and exit locations. The use of two or more entrance and exit locations is required
when the subdivision contains thirty (30) or more lots.
(t) Rights-of-way. Right-of-way widths must be consistent with those shown on the Transportation
Plan. Right-of-way widths in excess of the standards designated on the Transportation Plan may be
required whenever, due to topography, additional width is necessary to provide adequate earth
slopes.
(u) Water bodies. If a tract being subdivided contains a water body or portion thereof, lot lines shall be
drawn to distribute the entire ownership of the water body among adjacent lots.
If a water body is intended to be situated on its own lot, then the lot must be numbered according
to the numbering sequence of the subdivision. Any lot intended to be used as a buildable lot which
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includes a water body shall contain a buildable area that is, at a minimum, 125 percent of the
minimum square footage required for the applicable zoning district.
(v) Common access easements. To the maximum extent practicable, common access easements will be
required between and/or across any lots zoned, used and/or planned by the Land Use Plan for
nonresidential purposes and fronting on arterial and collector streets in order to minimize the total
number of access points along those streets and to facilitate traffic flow between lots. The
easements must be provided on the final plat, minor plat, replat, or amending plat of the subject
properties, or be recorded by separate instrument with Tarrant County.
The common access easement must be at least twenty (20) feet wide. The easement must
encompass existing and proposed driveways and extend across the entire width of the property to
provide access to adjacent properties. The location must be approved by the Director of Planning.
Maintenance of any common access easement is the responsibility of the property owner or
property owner's association, as applicable. When an easement is created by plat, a maintenance
note must be added to the plat acknowledging maintenance responsibility. When the easement is
created by a separate instrument, the maintenance responsibility must be acknowledged within the
separate instrument.
Secs. 110-233110-250. Reserved.
ARTICLE XI. REQUIRED IMPROVEMENTS
Sec. 110-251. General infrastructure policy.
(a) The developer must install all water and sewer systems, street and drainage facilities, and any other
facilities required by these regulations that are necessary for the proper development of the
subdivision. The design, construction, and inspection of any public or semipublic improvements is a
requirement of the developer. All such facilities must be designed and constructed in accordance
with the Public Works Design Manual and conform to the general layout of the master plan water,
sanitary sewer, drainage, or transportation.
(b) When required by master plans for water, sanitary sewer, drainage, or transportation, the facilities
must be sized in excess of that as required by city capital improvements plans. Where oversizing of
public facilities is required, or where the relocation of public facilities is required, or where specific
public or semipublic improvements are necessary for the proper development of the subdivision,
the developer of the proposed subdivision must construct or relocate said public or semipublic
facilities, subject to the standards contained in Article XII Adequacy of Public Facilities;
Proportionality.
(c) When a tract of land is proposed for development and 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 their land first must comply with the
following:
(1) If the public improvements are required for the actual development of the subdivision, then
the first developer is responsible for obtaining the necessary right-of-way or easements from
the adjoining property owner or owners and for installing those improvements at their own
expense.
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(2) If the improvements are not required for the actual development of the subdivision, then the
developer must provide, within their subdivision, all the easements or right-of-way necessary
for the improvements.
(3) Reserve strips of land controlling access to or egress from other property, or to or from any
street or alley, or having the effect of restricting or damaging the adjoining property for
subdivision purposes, or which do not meet the minimum standards of the zoning district in
which it lies, or which will not be taxable or accessible for special improvements, are
prohibited in any subdivision.
Sec. 110-252. Water facility requirements.
The developer must furnish, install, construct, or extend, at their own expense, water distribution facilities
necessary for the development of the subdivision. The water system must provide individual service to every lot in
the subdivision. All water mains constructed within a proposed subdivision must be extended to the perimeter of
the proposed subdivision to allow for future extension of the water system into adjacent properties. The water
system must be designed and constructed in accordance with the specifications contained in the Public Works
Design Manual. All water system improvements must conform to the City's current water distribution system
capital improvements plan.
Sec. 110-253. Sewer facility requirements.
The developer must furnish, install, construct, or extend, at their own expense, sewer collection facilities
necessary for the proper development of the subdivision. The sewer system must provide individual service to
every lot in the subdivision. All sewer mains constructed within the proposed subdivision must be extended to the
perimeter of the proposed subdivision to allow for future extension of the sewer system into adjacent properties
regardless of whether such extensions are required for service within the subdivision. The sewer system must be
designed and constructed in accordance with the specifications contained in the Public Works Design Manual.
Where considered necessary by the City Engineer, the facilities must be sized in excess of that dictated by the
Public Works Design Manual, to provide for the future growth and expansion of the city systems. All sanitary sewer
installations must conform to the city's wastewater system capital improvements plan.
Sec. 110-254. City participation in water and sewer system oversizing.
Where oversizing of water and sewer system improvements is required by the capital improvements plan,
City participation in any proposed water or sewer line must be in accordance with the provisions of the water and
sewer impact fee ordinance. City participation is not available for water lines or sewer lines that are not part of the
proposed improvements contained in the capital improvements plan.
Sec. 110-255. Fire hydrant requirements.
The developer must install, at their own expense, enough fire hydrants to provide fire protection service to
every lot in the subdivision. The fire hydrant system must be designed according to the specifications contained in
the Public Works Design Manual. The layout of the system is subject to approval by the City Engineer and Fire
Marshal.
Sec. 110-256. Construction in public rights-of-way.
(a) Utilities to be in rights-of-way or easements; underground utilities, exceptions. All public utilities
must be constructed within a public street right-of-way or an appropriate public utility easement.
When a proposed water or sewer line or a drainage facility will be placed adjacent to a public road
maintained by the Texas Department of Transportation, a separate specific use easement document
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must be provided for each utility or drainage facility. Public utilities must be placed underground in
new subdivisions absent a compelling demonstration that this requirement is unreasonable or
unfeasible.
(b) Underground utilities at rear of lot (October 13, 2003, to November 10, 2003). In residential
subdivisions with final plats approved on or after October 13, 2003, and on or before November 10,
2003, underground electric utilities may be allowed in an easement not greater than 10 feet wide
along the front or side property lines as long as above-ground electrical transformers and other
electrical appurtenances in such subdivisions do not exceed 36 inches in height, are placed on a
concrete pad not exceeding 18 square feet in area enclosed on three sides by living evergreen plant
screening at least 10 inches higher than the transformer, but not exceeding four and one-half feet in
height, with the open side away from the nearest street. The owner of the lot where the
transformer is located is responsible for the initial planting of the plant screening, which must be in
place prior to final inspection of the house on such lot. In the event the homeowner's association
wishes to install the plant screening, it may do so before any home receives final inspection. The
homeowner's association is responsible for the maintenance of the screening in either case. The
foregoing requirements are exclusive, and the remaining subsections of this section shall not apply.
(c) Underground utilities at rear of lot (after November 10, 2003). In residential subdivisions platted
after November 10, 2003, all new residential subdivisions require electrical, telecommunications and
cable facilities, including new service drops, to be placed underground in an easement at the rear lot
line. Where rear lot utilities are located on corner lots, above ground appurtenances must be
located a maximum of five feet from the side building line.
(d) Transformers. All electrical transformers must be accessible by a seven (7) foot wide dedicated
Oncor utility easement that extends to the transformer. Physical access to the transformer will be
provided via a five-foot wide removable fence panel or gate located in the easement. Property
owners will be responsible for providing security for the transformer and will make sure that the
transformer is free from obstruction. The City will make reasonable efforts through communication
and code enforcement to assure that residents provide unobstructed access including unlocked
gates. The necessity for removal of minimal fencing and/or landscaping within easements to permit
the replacement of facilities, appurtenances, and equipment is considered to be within the
definition of reasonable access.
Transformers and other appurtenances shall not exceed 36 inches in height and transformers shall
be placed on a concrete pad not exceeding 18 square feet in area. Fire hydrants and traffic signal
controllers are exempted from the rear lot or tract line requirement.
In all cases, before construction of facilities commence, the easement shall be reduced to final
grade, at developer's sole cost and expense. Additionally, if such easement is located within a
floodplain, the entire surface of the easement shall be raised above the floodplain elevation, at
developer's sole cost and expense, before construction of the facilities commences. Sight visibility
easements and horizontal clear triangles are not appropriate locations for the placement of
aboveground facilities, appurtenances, and equipment as they would create safety concerns by
blocking or impairing the visibility of vehicular traffic.
(e) Exceptions. Exceptions to the rear lot location may be granted by providing facts and circumstances
to the Planning and Zoning Commission to demonstrate rear lot utility location is not technically or
environmentally feasible. Since the impact of technical and environmental factors may differ,
exceptions for each utility will be considered separately and on a stand-alone basis.
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(f) Requirements for nonrear lot locations. Service lines, aboveground appurtenances and equipment
locations for utility service approved by the Planning and Zoning Commission for other than the
required rear lot locations must follow the guidelines below:
(1) Underground utility service lines must be located within a 10 foot wide easement, equally
divided and paralleling the side property line of two adjacent lots. Aboveground electrical
transformers and other utility appurtenances located within such easements must be
located five feet from the front building setback line.
(2) Transformers will be hinged to provide rear service access. Access to the rear must be free
from obstructions. Additionally, the use of surface "hand boxes" versus pedestals for
electric utilities is required.
(3) Screening of the above ground appurtenance by a live vegetative screen is recommended
for the street front and sides of the pad. Maintenance of the optional screening shall be the
responsibility of the owners of the adjacent lots where the appurtenance is located.
(4) In situations where the grade requires retaining walls, the transformer pad will be located
on the lower grade and the retaining walls will be "jogged" to accommodate the
transformer pad and provide adequate service access.
(5) Exceptions to any requirement must be resolved at the preliminary plat stage.
Nothing herein shall be construed as to require utility companies to place underground existing or
new electric facilities, nor to prohibit the upgrading, reconstruction or reconductoring of existing
overhead facilities in the city's public rights-of-way.
Sec. 110-257. Street right-of-way dedication.
Each plat must dedicate public street right-of-way of sufficient width to comply with the standards contained
on the Transportation Plan and the following requirements:
(a) All street rights-of-way must be integrated with the existing and proposed system of thoroughfares
and rights-of-way.
(b) Every lot must front on a public right-of-way that complies with the width shown on the
Transportation Plan or, when approved by the City, an acceptable public access easement.
(c) Street rights-of-way must be configured to allow for future access to adjacent properties. When the
adjacent property develops, street connections to the existing access points must be provided.
Sec. 110-258. Street improvement requirements.
The developer must construct, at their own expense, street facilities necessary for the development of the
subdivision. The street system must provide access to every lot in the subdivision, and comply with the following:
(a) All street surfaces within or abutting the proposed subdivision must be paved, with curbs and
gutters installed, and otherwise constructed in accordance with the standards and specifications
contained in the Public Works Design Manual.
(b) All paving must be constructed to the width specified by the functional classification of streets as
contained in the Transportation Plan.
(c) Dead end streets are permitted only where a future extension or connection is anticipated or
planned into adjacent property. If the dead end is greater than 150 feet measured from the property
line, a turnaround facility is required. The developer is responsible for acquiring the right-of-way or
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easement and constructing the turnaround. The turnaround will be considered temporary until the
street is extended or a permanent cul-de-sac is constructed. The turnaround may be constructed
without curb and gutter but must meet all other design criteria.
(d) Where dead end streets are provided for future extensions or connections into adjacent properties,
the developer of the adjacent property must tie into and extend the street into the adjacent
development.
Sec. 110-259. City participation in thoroughfare street improvements.
(a) The City will only participate in the construction costs of a collector or arterial street as designated
by the Transportation Plan and located in conventional single-family residential areas. When the City
Engineer has determined 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 36 feet, measured from curb face to curb face. The developer must pay for 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,
including engineering costs.
(b) 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, participation is not allowed.
(c) In non-single-family residential areas, when existing development would require additional strength
design or additional width of pavement to accommodate expected traffic use, City participation is
not allowed.
Sec. 110-260. Sidewalk requirements.
The developer must construct, at their own expense, sidewalk facilities necessary for the development of the
subdivision. The sidewalk system must provide appropriate curb ramps adjacent to all public street rights-of-way.
Sidewalk construction and placement must conform to the following:
(a) Sidewalks must be designed and constructed in accordance with the standards and specifications
contained in the Transportation Plan and Public Works Design Manual.
(b) Sidewalks are required on all street frontages.
(c) All side yard sidewalks and rear yard sidewalks adjacent to perimeter streets must be constructed by
the developer as part of the public improvements for the development.
(d) On individual lots, front yard sidewalks and sidewalks on the side yard of corner lots must be
constructed by the builder for each lot prior to completion of any primary structure.
Sec. 110-261. Masonry screening wall requirements (semipublic improvement).
The developer must construct, at their own expense, masonry screening walls on the perimeter of the
development. The wall location and design must conform to the following.
(a) Residential subdivisions. In a new residential subdivision or resubdivision, a masonry screening wall
must be constructed along the rear or side lot lines of any lot adjacent to a Major Arterial, Minor
Arterial, C4U Major Collector, or C2U Major Collector roadway, as shown on the Transportation
Plan.
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(b) Nonresidential subdivisions. In a new nonresidential subdivision, a masonry screening wall must be
constructed along the rear lot lines of any lot adjacent to a Major Arterial, Minor Arterial, or C4U
Major Collector roadway, as shown on the Transportation Plan.
(c) Other roadways. In a new residential subdivision or resubdivision that includes five (5) or more lots,
a masonry screening wall must be constructed along the rear or side lot lines of any lot adjacent to a
perimeter street that exists at the time of platting, regardless of the classification of the existing
street on the Transportation Plan.
(d) Design criteria. The masonry or concrete screening wall must be at least six (6) feet in height. The
wall must be constructed in a manner consistent with the standards and specifications contained in
the Public Works Design Manual. Any combination of ornamental metal and landscaping at street
intersections, or entrances to subdivisions, is considered an acceptable alternate material. Except
for landscaping materials, masonry or concrete screening wall or its foundation is prohibited within
the street right-of-way.
(e) Other walls. Any masonry screening wall constructed within the city which is not required by
subsection (a), subsection (b), or subsection (c) of this section must be constructed in a manner
consistent with the standards and specifications contained in the Public Works Design Manual.
Sec. 110-262. Drainage improvement requirements.
The developer must furnish, install, construct, or extend, at their own expense, all storm sewers and
drainage structure facilities necessary for the development of the subdivision. All drainage improvements must be
constructed in accordance with the criteria established in the Public Works Design Manual. All public drainage
facilities must be constructed within a public drainage easement.
Sec. 110-263. Off-site drainage.
In respect to off-site drainage, the following provisions apply:
(a) The developer is responsible for all runoff from fully developed property upstream of the proposed
development.
(b) Where a drainage study indicates that additional runoff from the developing property will overload
downstream drainage facilities and result in adverse impacts, the City may withhold approval of the
development until appropriate provisions have been made. These provisions include any drainage
design or construction plans necessary to accommodate the off-site drainage problem.
Sec. 110-264. Street lighting.
The developer must furnish, install, construct, or extend, at their own expense, street lighting facilities
necessary for the development of the subdivision. The street lighting system must comply with the location and
spacing requirements for street lighting systems contained in the Public Works Design Manual.
Sec. 110-265. 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 $5,000.00, then the developer must execute a City-
Developer Agreement. 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 $5,000.00 or
more, the contract for such construction must be advertised for bids in accordance with the citys
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Charter and will require the execution of a City-Developer Agreement as noted above. The
developer must deposit with the City the funds or acceptable security as required by the applicable
city ordinances required to pay their portion of the construction costs prior to the construction. It is
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 a City-Developer Agreement, the final plat 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 the City
Engineer. All construction must be in accordance with the applicable sections of this chapter. The
developer may choose their 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.
Sec. 110-266. Temporary improvements.
The developer must build and pay for all costs of temporary improvements required by the City Engineer and
must maintain same for a period specified by the City.
Sec. 110-267. Maintenance bond requirements.
Prior to beginning construction, the developer's contractor is required to file a maintenance bond with the
City in an amount and form satisfactory to the City Engineer, in order to ensure the satisfactory condition of the
required improvements for a period of two years after the date of their acceptance by the City.
Sec. 110-268. Public works construction authorization required.
Construction must not start on any street, sidewalk, drainage, utility, or public improvement until authorized
by the City Engineer and a two-year maintenance bond has been issued for all facilities in the subdivision or the
approved phase of the said subdivision.
Sec. 110-269. Inspection of proposed public facilities.
The Public Works Department will provide for inspection of required public improvements during
construction and ensure their satisfactory completion. If the City Engineer finds upon inspection that any of the
required improvements have not been constructed in accordance with city construction standards and
specifications, the developer will be notified that building permits will not be issued until all inconsistencies have
been corrected. All construction debris or waste must be removed from all areas of the subdivision prior to the
issuance of the letter of completion of public improvements by the City Engineer.
Sec. 110-270. Final walk-through and construction debris.
The developer must arrange for a final walk-through inspection with the City Engineer. Cut trees, timber,
debris, rocks, stones, junk, rubbish, or other waste materials of any kind must not be buried in any land or left or
deposited on any lot or street at the time of completion of public facilities. Removal of all debris and waste is
required prior to approval and acceptance of all public improvements and prior to the issuance of any building
permit or certificate of occupancy.
Sec. 110-271. Letter of completion of public improvements.
(a) The City will not accept dedication of required improvements until the City Engineer has provided
written certification that all required improvements have been satisfactorily completed in
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accordance with construction plans for the subdivision and are ready for dedication to the City and
are free and clear of all liens and encumbrances. Upon such approval and recommendation, the City
will thereafter accept the improvements for dedication.
(b) Upon approved completion of the construction of the public facilities, the developer's engineer must
provide the City Engineer 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 City Engineer will then
issue a letter of completion of public improvements to the developer and authorize the release of
the subdivision for the issuance of building permits.
Sec. 110-272. Installation of permanent field monuments
(a) Generally. Permanent field monuments must be set in the subdivision as required herein as directed
by a registered professional land surveyor. All monuments must be set at sufficient depth to retain a
stable and distinctive location, be of sufficient size to withstand the deteriorating forces of nature
and be of such material that in the land
(b) Subdivision boundaries. The external boundaries of a subdivision must be documented in the field by
permanent monuments. These monuments must be placed at all corners of the subdivision
boundary, at each end of all curves, at the point where a curve changes its radius, at all angle points
in any line, and at all angle points along a meandering line.
(c) Internal block corners. Permanent monuments must be placed at all internal block corners, street
intersections, street angle points and curves tangents.
(d) Lot corners. Permanent monuments must be placed at the corners of all lots.
Secs. 110-273110-300. Reserved.
ARTICLE XII. ADEQUACY OF PUBLIC FACILITIES; PROPORTIONALITY
Sec. 110-301. Purpose and policy.
(a) This article is adopted pursuant to the provisions of Section 212.904, Texas Local Government Code.
This article implements a policy of the City designed and intended to achieve the following purposes
and will be administered so as to:
(1) Promote the health, safety, morals and general welfare of the community and the safe,
orderly, and healthful development of the city;
(2) Establish adequate policies and procedures to guide development of the city;
(3) Provide for the establishment of minimum specifications for construction and engineering
design criteria for public infrastructure improvements to maintain land values, reduce
inconveniences to residents of the area, and to reduce related unnecessary costs to the city
for correction of inadequate facilities that are designed to serve the public;
(4) Ensure that development of land and subdivisions is of such nature, shape, and location
that utilization will not impair the general welfare;
(5) Ensure against the dangers of fires, floods, erosion, landslides, or other such menaces;
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(6) Preserve the natural beauty and topography of the city and to ensure appropriate
development with regard to these natural features;
(7) Realistically and harmoniously relate new development of adjacent properties;
(8) Provide the most beneficial circulation of traffic throughout the city, having particular
regard to the avoidance of congestion in the streets and highways, and pedestrian traffic
movements; and to provide for the proper location and width of streets;
(9) Ensure that public facilities for water supply, drainage, disposal of sanitary and industrial
waste, and parks are available for every building site and with adequate capacity to serve
the proposed subdivision before issuance of a certificate of occupancy or release of utility
connections or final inspection within the boundaries of the plat;
(10) Assure that new development adequately and fairly participates in the dedication and
construction of public infrastructure improvements that are necessitated by or attributable
to the development or that provide value or benefit that makes the development feasible;
(11) Help prevent pollution, assure the adequacy of drainage facilities, control storm water
runoff, safeguard the water table, and encourage the wise use and management of natural
resources throughout the city and its extraterritorial jurisdiction to preserve the integrity,
stability, and beauty of the community and the value of the land; and
(12) Provide for open spaces through the most efficient design and layout of the land, while
preserving the land use intensity as established in the zoning ordinance of the city.
(b) To carry out the purposes hereinabove stated, it is declared to be the policy of the City to guide and
regulate the subdivision and development of land in such a manner as to promote orderly growth
both within the city and where applicable.
(c) Land must not be platted until proper provision has been made for adequate public facilities for
roadways, drainage, water, wastewater, public utilities, capital improvements, parks, recreation
facilities, and rights-of-way for streets.
(d) Proposed plats or subdivisions that do not conform to the policies and regulations will be denied, or,
in lieu of denial, disapproved conditioned on conformance with conditions.
(e) There is an essential nexus between the requirement to dedicate rights-of-way and easements
and/or to construct public works improvements in connection with a new subdivision and the need
to offset the impacts on the city's public facilities systems created by such new development.
Sec. 110-302. Adequate public facilities.
(a) Land proposed to be subdivided must be served adequately by essential public facilities and
services, including water and wastewater facilities, roadway and pedestrian facilities, drainage
facilities and park facilities. An application for a plat or development may be denied unless adequate
public facilities necessary to support and serve the development exist or provision has been made
for the facilities, whether the facilities are to be located within the property being platted or offsite.
(b) It is necessary and desirable to provide for dedication of rights-of-way and easements for public
works improvements to support new development at the earliest stage of the development process.
(c) The City desires to assure both that impacts of new development are mitigated through
contributions of rights-of-way, easements, and construction of capital improvements, and that a
new development be required to contribute not more than its proportionate share of such costs.
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(d) Proposed public works improvements serving new development must conform to and be properly
related to the public facilities elements of the City's adopted master plan, other adopted master
plans for public facilities and services, and applicable capital improvements plans, and must meet
the service levels specified in such plans.
Sec. 110-303. Minimum standards.
(a) The standards established in Article X (Required improvements) of this chapter and Article III of
Chapter 94 (Neighborhood parkland dedication requirements) of the Code of Ordinances and other
ordinances of the City for dedication and construction of public works improvements and
infrastructure are based upon engineering studies and historical usages and demands by different
categories of development. These regulations identify certain minimum requirements and sizes for
utilities, roadways, parks, and other facilities that the City Council has determined to be necessary
to provide the minimum level of service necessary to protect or promote the public health, safety,
and welfare and to assure the quality of life currently enjoyed by the citizens of North Richland Hills.
It is the intent of these regulations that no development occurs until and unless these minimum
levels of service are met. Therefore, each subdivision in the city is required to dedicate, construct
and/or upgrade required facilities and infrastructure to a capacity that meets these minimum levels.
(b) For each category of public infrastructure, a minimum standard of infrastructure, and in some cases,
service level, has been developed based upon historic studies and construction projects of the city
and other cities. These minimum standards take into consideration the soil conditions and
topographic configuration of the city, the use and impact analyses of the North Central Texas
Council of Governments in developing standard specifications for public works installation, and
other historical use and performance experiences of the city that reflect the minimum level of
facilities and services that must be built to meet the health, safety, and welfare of the citizens of
North Richland Hills.
(c) In order to maintain prescribed levels of public facilities and services for the health, safety and
general welfare of its citizens, the City may require the dedication of easements and rights-of-way
and/or construction of on-site and/or off-site public works improvements for water, wastewater,
road, drainage, or park facilities to serve a proposed subdivision, or require the payment of fees in
lieu thereof. If adequate levels of public facilities and services cannot be provided concurrent with
the schedule of development proposed, the City may deny the subdivision until the public facilities
and services can be provided or require that the development be phased so that the availability and
delivery of facilities and services coincides with the demands for the facilities created by the
development.
(d) Whenever the City Council determines that levels of service in excess of these minimum standards
are necessary in order to promote the orderly development of the city, the owner will qualify for
reimbursement for any costs in excess of the minimum levels of service through City participation,
to the extent funds are available by a pro rata reimbursement policy or other means adopted by the
City.
Sec. 110-304. Adequacy of specific facilities.
(a) All lots to be platted must be connected to a public water system that has the capacity to provide
water for domestic use and emergency purposes, including adequate fire protection.
(b) All lots to be platted must be served by an approved means of wastewater collection and treatment.
The City may require the phasing of development and/or improvements in order to maintain
adequate wastewater capacity.
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(c) Proposed roads must provide a safe, convenient, and functional system for vehicular, bicycle, and
pedestrian circulation and must be properly related to the applicable Transportation Plan and any
amendments thereto and must be appropriate for the particular traffic characteristics of each
proposed subdivision or development. New subdivisions must be supported by a thoroughfare
network having adequate capacity, and safe and efficient traffic circulation. Each development must
have adequate access to the thoroughfare network. The City may require the phasing of
development and/or improvements in order to maintain a safe, convenient and functional system of
roads for vehicular and pedestrian circulation.
(d) Drainage improvements serving new development must be designed to prevent overloading the
capacity of the downstream drainage system. The City may require the phasing of development, the
use of control methods such as retention or detention, the construction of off-site drainage
improvements, or drainage impact fees in order to mitigate the impacts of the proposed
subdivision.
Sec. 110-305. Improvement of adjacent and abutting existing streets and utilities.
In the case of existing adjacent or abutting roads, the City may require that the entire right-of-way be
dedicated and/or improved to the City's design standards, based upon factors including the impact of the
proposed subdivision on the road, safety to the traveling public, conditions and life expectancy of the road, the
impact of the proposed subdivision on other roads, the timing of this development in relation to need for
improving the road, the impact of the traffic on the road and city's roadway system as a whole.
Sec. 110-306. Timing of dedication and construction.
(a) The City will require an initial demonstration that a proposed subdivision will be adequately served
by public facilities and services at the time for approval of the first development application that
portrays a specific plan of development, including but not limited to a petition for establishing a
planned development zoning district, or other overlay zoning district; or a developer's agreement;
or an application for a preliminary or final plat.
(b) The obligation to dedicate rights-of-way and/or to construct one or more public works
improvements to serve a new subdivision may be deferred until approval of a subsequent phase of
the subdivision, at the sole discretion of the City Engineer, upon written request of the property
owner, or at the City's own initiative. As a condition of deferring the obligation, the City may require
that the subdivider include provisions in the developer's agreement, specifying the time for
dedication of rights-of-way for and/or construction of public works improvements serving the
subdivision.
Sec. 110-307. Proportionality determination by City Engineer.
(a) Prior to a decision by the Planning and Zoning Commission on a preliminary plat application, or if no
preliminary plat application is required, on a final plat application, or any other application for which
an exaction requirement is a condition of approval, the City Engineer must prepare a written
statement affirming that each exaction requirement to be imposed as a condition of approval is
roughly proportionate to the demand created by the subdivision or development on the applicable
public facilities system of the city, taking into consideration the nature and extent of the
development proposed. In making this determination, the City Engineer may consider the following:
(1) Categorical findings of the North Central Texas Council of Governments in developing
standard specifications for public infrastructure improvements;
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(2) The proposed and potential use of the land;
(3) The timing and sequence of development in relation to availability of adequate levels of
public facilities systems;
(4) Impact fee studies, traffic impact studies, drainage studies or other studies that measure
the demand for services created by developments and the impact on the city's public
facilities system;
(5) The function of the public infrastructure improvements in serving the proposed subdivision
or development;
(6) The degree to which public infrastructure improvements necessary to serve the proposed
subdivision are supplied by other developments;
(7) The anticipated participation by the City in the costs of necessary public infrastructure
improvements;
(8) The degree to which acceptable private infrastructure improvements to be constructed and
maintained by the applicant will offset the need for public infrastructure improvements;
(9) Any reimbursements for the costs of public infrastructure improvements for which the
proposed subdivision is eligible; and/or
(10) Any other information relating to the impacts created by the proposed subdivision or
development on the City's public facilities systems.
(b) Based upon the proportionality determination, the City Engineer must affirm that the exaction
requirements of the subdivision ordinance, or other ordinance requiring the permit, as applied to
the proposed subdivision or development, do not impose costs on the applicant for public
infrastructure improvements that exceed those roughly proportionate to the impact of the
proposed subdivision or development.
(c) The City Engineer may require that the applicant, at their expense, submit any information or
studies that may assist in making the proportionality determination.
Sec. 110-308. Rough proportionality determination of Planning and Zoning Commission and
City Council.
(a) The Planning and Zoning Commission and City Council must consider the City Engineer's report
concerning the proportionality of the exaction requirements in making a decision on a plat
application. The Commission and the City Council may consider the City Engineer's report in
granting a modification or waiver to the requirements of the subdivision ordinance.
(b) The City official responsible for issuing a permit for which an exaction requirement is imposed as a
condition of approval must consider the City Engineer's report concerning the proportionality of the
exaction requirements in making its decision as to whether to grant the permit.
Sec. 110-309. Rough proportionality appeals.
(a) An applicant for a preliminary or final plat or for a permit which imposes an exaction requirement as
a condition of approval may file an appeal to contest any exaction requirement, other than impact
fees, imposed as a condition of approval or in which the failure to comply is grounds for denying the
plat application pursuant to the subdivision ordinance.
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(b) The purpose of a proportionality appeal is to assure that an exaction requirement imposed on a
proposed plat or development as a condition of approval does not result in a disproportionate cost
burden on the applicant, taking into consideration the nature and extent of the demands created by
the proposed subdivision or development on the City's public facilities systems.
Sec. 110-310. Appeals procedure.
(a) An applicant for a preliminary or final plat or an applicant seeking approval for any other permit or
zoning for which an exaction requirement is imposed must file a written appeal with the City
Secretary within ten (10) days of the date the Planning and Zoning Commission or the City official
responsible for issuing the permit takes action applying the exaction requirement. This may include
denial of the permit or plat.
(b) A separate appeal form must be submitted for each exaction requirement for which relief is sought.
The City Secretary will forward the appeal to the City Council for consideration.
(c) A developers agreement may not be executed by the City until the time for appeal has expired or, if
an appeal is filed, until the City Council has made a determination with respect to the appeal.
(d) The appeal must state the reasons that application of the exaction requirement is not roughly
proportional to the nature and extent of the impact created by the proposed subdivision or
development on the City's public facilities systems and does not reasonably benefit the proposed
subdivision or development.
(e) The appellant must submit to the City Engineer a copy of a study in support of the appeal that
includes, with respect to each specific exaction requirement appealed, the following information
within 30 days of the date of appeal, unless a longer time is requested:
(1) Total capacity of the City's water, wastewater, roadway, drainage, or park system, as
applicable, to be utilized by the proposed subdivision or development, employing standard
measures of capacity and equivalency tables relating the type of development proposed to
the quantity of system capacity to be consumed by the subdivision. If the proposed
subdivision is to be developed in phases, such information must be provided for the entire
development, including any phases already developed;
(2) Total capacity to be supplied to the City's public facilities systems for water, wastewater,
roadway, drainage or parks, as applicable, by the exaction requirement. This information
must include any capacity supplied by prior exaction requirements imposed on the
development;
(3) Comparison of the capacity of the applicable City public facilities systems to be consumed
by the proposed subdivision or development with the capacity to be supplied to such
systems by the proposed exaction requirement. In making this comparison, the impacts on
the City's public facilities systems from the entire subdivision or development must be
considered;
(4) The amount of any City participation in the costs of oversizing the public infrastructure
improvements to be constructed by the applicant in accordance with the City's
requirements;
(5) Comparison of the minimum size and capacity required by City standards for the applicable
public facilities systems to be utilized by the proposed subdivision or development with the
size and capacity to be supplied by the proposed exaction requirement; and
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(6) Any other information that shows the alleged disproportionality between the impacts
created by the proposed development and the exaction requirement imposed by the City.
(f) The City Engineer must evaluate the appeal and supporting study and make a recommendation to
the City Council based upon the analysis of the information contained in the study and utilizing the
same factors considered by the engineer in making the original proportionality determination.
Sec. 110-311. City Council decision.
(a) The City Council must decide on the appeal within thirty (30) days of the date of final submission of
any evidence by the applicant. Upon receipt of the final submission of evidence from the applicant,
the City Secretary must schedule a time and date for the City Council to consider the appeal and
shall notify the applicant at the address specified in the appeal form of the time, date, and location
at which the City Council will consider the appeal.
(b) The applicant will be allotted time, not to exceed thirty (30) minutes, to present testimony at the
City Council meeting. The Council must base its decision on the criteria listed in subsections 110-
301(a) and 110-310(e) and may:
(1) Deny the appeal and impose the exaction requirement in accordance with the City
Engineer's recommendation or the Planning and Zoning Commission's decision on the plat
or other development application; or
(2) Grant the appeal, and waive in whole or in part an exaction requirement to the extent
necessary to achieve proportionality; or
(3) Grant the appeal, and direct that the City participate in the costs of acquiring land for or
constructing the public infrastructure improvement.
(c) In deciding an appeal, the City Council must determine whether application of the exaction
requirement is roughly proportional to the nature and extent of the impact created by the proposed
subdivision on the City's public facilities systems for water, wastewater, roadway, drainage, or park
facilities, as applicable, and reasonably benefits the subdivision. In making such determination, the
Council must consider:
(1) The evidence submitted by the applicant;
(2) The City Engineer's report and recommendation, considering in particular the factors
identified in subsections 110-301(a) and 110-310(e); and
(3) If the property is located within the City's extraterritorial jurisdiction, any
recommendations from Tarrant County.
(d) The City Council may require the applicant or the City Engineer to submit additional information
that it deems relevant in making its decision.
Sec. 110-312. Action following decision of City Council.
(a) If the City Council finds in favor of the applicant and waives the exaction requirement as a condition
of plat approval or modifies the exaction requirement to the extent necessary to achieve rough
proportionality, the applicant must resubmit the plat application to the Planning Division or City
official responsible for issuing the permit within thirty (30) days of the date the City Council takes
action, with any modifications necessary to conform the plat with the City Council's decision. The
applicant will not be deemed to have prevailed in the event that the City Council modifies the
exaction requirement.
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(b) If the City Council finds in favor of an applicant for any other permit and waives the exaction
requirement as a condition of permit approval or modifies the exaction requirement to the extent
necessary to achieve rough proportionality, the applicant must resubmit the permit application to
the responsible official within thirty (30) days of the date the City Council takes action, with any
modifications necessary to conform the application with the City Council's decision. Failure to do so
will result in the expiration of any relief granted by the City Council.
(c) If the City Council denies the appeal, the plat application must be placed on the agenda of the
Planning and Zoning Commission within 30 days of the City Council's decision.
(d) If the rough proportionality appeal was submitted appealing the imposition of an exaction
requirement for a plat application, and City Council grants relief to an applicant but the applicant
fails to conform the plat to the City Council's decision within the 30-day period provided, the relief
granted by the City Council on the appeal will expire.
(e) If the plat application is modified to increase the number of residential dwelling units or the
intensity of nonresidential uses, the City Engineer may require a new study to validate the relief
granted by the City Council.
(f) If the plat application for which relief was granted is denied on other grounds, a new appeal will be
required on any subsequent application.
Sec. 110-313. Appeal of City Council decision.
An applicant may appeal the decision of the City Council to the county or district court of the county in which
the development is located within thirty (30) days of the date that the Council issues its final decision. In the event
that the applicant prevails in such action, the applicant will be entitled to attorneys' fees and costs, including
expert witness fees.
Secs. 110-314110-350. Reserved.
ARTICLE XIII. IMPACT FEES
Sec. 110-351. In general; purpose; policy.
This article is adopted pursuant to the provisions of Chapter 395, Texas Local Government Code, as well as
under the authority of Article 11, Section 5 of the Texas Constitution. This article implements a policy of the City to
impose fees upon each new development project to pay the costs of constructing capital improvements and
facility expansions necessary to serve new development.
Sec. 110-352. Definitions.
See Section 110-6 (Definitions).
Sec. 110-353. Capital Improvements Advisory Committee.
(a) The Capital Improvements Advisory Committee will consist of the city Planning and Zoning
Commission. If the Commission does not include at least one representative of the real estate,
development or building industry who is not an employee or official of a political subdivision or
governmental entity, the City Council must appoint at least one such representative as an ad hoc
voting member of the Committee.
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(b) The Capital Improvements Advisory Committee serves in an advisory capacity and is established to:
(1) Advise and assist the adoption of land use assumptions;
(2) Review the capital improvements plan and file written comments;
(3) Monitor and evaluate implementation of the capital improvements plan;
(4) File semi-annual reports with respect to the progress of the capital improvements plan and
report to the City Council any perceived inequities in implementing the plan or imposing
the impact fee; and
(5) Advise the City staff and Council of the need to update or revise the land use assumptions,
capital improvements plan and impact fee.
(c) All professional reports concerning the development and implementation of the capital
improvements plan must be made available to the Committee.
(d) The Capital Improvements Advisory Committee must elect a chairperson to preside over its
meetings and a vice-chairperson to serve in their absence. All meetings of the Committee must be
open to the public and posted at least 72 hours in advance. Robert's Rules will, insofar as applicable,
govern the conduct of the Committee's business. A majority of the membership of the Committee
will constitute a quorum.
Sec. 110-354. Periodic updates required.
The land use assumptions and capital improvements plan upon which impact fees are based must be
updated at least every five years, beginning March 7, 2015. Alternatively, the City Council may, pursuant to the
provisions of Section 395.0575 of the Local Government Code, make a determination that an update is not
required.
Sec. 110.355. Adoption of updated land use assumptions, capital improvements plan and
impact fees; impact fee required.
(a) The 2010 land use assumptions, capital improvements plan and impact fees proposed by staff and
on file in the office of the City Secretary along with the tables referred to herein are hereby
adopted.
(b) A building permit will not be granted to new construction of any property, nor will any original
water or sewer service connection be made unless or service commenced unless and until impact
fees required by this article are assessed and collected or a contract providing for payment as
approved by the City entered into.
Sec. 110-356. Assessment of impact fees.
(a) Assessment of the impact fee per service unit will occur as set forth in Section 110-357 (Collection
of impact fees).
(b) Additional impact fees or increases in fees will not be assessed unless the number of service units to
be developed on the tract increases. Should the service units be increased, impact fees will be
increased in an amount equal to the current impact fee per service unit multiplied by the difference
in number of service units.
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Sec. 110-357. Collection of impact fees.
(a) At the time building permits are requested (or, if property is to be connected to mains without such
permits, at the time connection to mains is requested), the number of service units will be
determined from the number of residential meters using, if necessary, the meter equivalency tables
in Appendix A (Fee schedule) in the Code of Ordinances.
(b) The amount of the impact fee due will be determined by multiplying the number of service units
times the amounts of the impact fees together with the applicable Fort Worth access fee for water
and wastewater contained in Appendix A (Fee schedule) in the Code of Ordinances.
(c) The impact fee due must be collected at the time a building permit is issued or, if connection is to
occur without a permit, prior to connection to the city main.
(d) The determination of impact fees will be reduced by any allowable credits for the category of capital
improvements as provided by Section 110-358 (Credits).
(e) The owner of property for which there is a recorded plat may enter into a written agreement with
the City providing for the time and method of payment of impact fees, which agreement will prevail
over any contrary provision of this article.
(f) Impact fees may be assessed, but not collected, for property where service is not available unless:
(1) The City commits to commence construction of necessary facilities identified in the capital
improvements plan within two years and have service available in a reasonable time not
exceeding five years;
(2) The City agrees in writing to permit the owner of the property to construct or finance the
required capital improvement or facility expansion and agrees that the costs incurred or
funds advanced will either:
a. Be credited against the impact fees otherwise due from the new development;
b. Reimburse the owner for such costs from impact fees paid from other new
developments that will use such capital improvements or facility expansions in which
case fees may be reimbursed to the owner at the time collected; or
c. The owner voluntarily requests that the City reserve capacity to serve future
development and the city, and the owner enter into a valid written agreement.
Sec. 110-358. Credits.
(a) Any construction of, contributions to, or dedications of any facility appearing on the capital
improvements plan which is required to be constructed by the owner as a condition of development
will be credited against the impact fees otherwise due for the same category of impact fees
otherwise due from the development.
(b) The amount of each credit for required construction of a facility on the capital improvements plan
will be calculated by multiplying fifty (50) percent by the number indicated in the column titled "10-
Year (2009-2019)" of Table 3-3 of Exhibit B for water infrastructure projects and the column titled
"10-Year (2009-2019)" of Table 3-4 of Exhibit B for wastewater infrastructure projects.
(c) As an alternative to the foregoing, the City and the owner may enter into an agreement providing
that in addition to the credit, the owner will be reimbursed for all or a portion of the costs of such
facilities from pro rata charges collected from others who connect to such facilities and from impact
fees as received from other new developments that will use such capital improvements or facility
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expansions. Pro rata charges paid will be credited against impact fees in the same manner as
expenditures for facilities constructed as set forth in subsection (b) hereinabove above.
(d) The owner is entitled to a credit against any category of impact fee as provided in any written
agreement between the City and the owner.
(e) Credit for construction of any facility must not exceed the total amount of impact fees due from the
development for the same category of improvements.
Sec. 110-359. Expenditure and accounting for fees and interest.
(a) All impact fees collected must be deposited in interest bearing accounts clearly identifying the
category of capital improvements or facility expansions within the service area for which the fee is
adopted.
(b) Interest earned must be credited to the account and is subject to the same restrictions on
expenditures as the funds generating such interest.
(c) Impact fees and the interest earned thereon may be spent only for the purposes for which such fee
was imposed as shown in the capital improvements plan.
(d) The records of the accounts into which impact fees are deposited must be open for public
inspection and copying during ordinary business hours.
Sec. 110-360. Refunds.
(a) On the request of an owner of the property on which an impact fee has been paid, impact fees must
be refunded if existing facilities are available and service is denied or if the City failed to commence
construction of facilities required for service within two years of payment of the fee or if such
construction is not completed within a reasonable time, but not in any event in more than five years
from the date of payment of the fee.
(b) Any impact fee funds not expended within ten years after payment must be refunded.
(c) Refunds must bear interest calculated from the date of collection to the date of refund at the
statutory rate set forth in Section 302.002, Texas Finance Code.
(d) All refunds must be made to the record owner of the property at the time the refund is paid.
However, if the impact fees were paid by another political subdivision or governmental entity,
payment must be made to the political subdivision or governmental entity.
(e) The owner of the property on which an impact fee has been paid or another political subdivision or
governmental entity that paid the impact fee has standing to sue for a refund under this section.
Sec. 110-361. Certification of compliance required.
(a) Each year the City imposes an impact fee it must submit a written certification verifying compliance
with this chapter to the attorney general each year not later than the last day of the city's fiscal
year.
(b) The certification must be signed by the mayor of the city and include a statement that reads
substantially similar to the following: This statement certifies compliance with the Texas Local
Government Code chapter 395.
(c) In the event the City fails to submit a certification as required by this section, it is liable to the state
for a civil penalty in an amount equal to ten percent of the amount of the impact fees erroneously
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charged. The attorney general may collect the civil penalty and deposit the amount collected to the
credit of the housing trust fund.
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1
Chapter 110 SUBDIVISIONS
ARTICLE I. IN GENERAL
Sec. 110-1. Title of chapter.
The regulations of this chapter shall hereinafter be known, cited and referred to as "Subdivision Regulations
of the City of North Richland Hills, Texas," and they shall be a part of the Code of Ordinances of the city.
(Ord. No. 1982, § 1(100), 3-24-1994)
Sec. 110-2. Authority of chapter provisions.
The subdivision regulations of this chapter are adopted under the authority of the constitution and laws of
the state, as promulgated by V.T.C.A., Local Government Code § 212.001 et seq. The subdivision regulations of this
chapter are adopted pursuant to the provisions of article XIV of the Home Rule Charter for the city.
(Ord. No. 1982, § 1(105), 3-24-1994)
Sec. 110-3. Purpose of chapter.
(a) The regulations contained in this chapter are adopted to promote and encourage the development of high
quality subdivisions by establishing standards for the provision of adequate light, air, open space,
stormwater drainage, transportation, public utilities, and suitable building lots. Through the application of
these regulations, the interests of the public, as well as those public and private parties, both present and
future, having interest in property affected by these regulations are protected by establishing fair and
rational procedures for developing land.
(b) These regulations are designed and intended to achieve the following purposes and shall be administered so
as to:
(1) Promote the health, safety, morals and general welfare of the city;
(2) Promote the orderly and healthful development of the city;
1
Charter reference(s)—Power of city council to adopt plats, art. VI, § 3(1); streets and alleys, art. VI, § 1; planning,
building regulations, art. XIV.
Cross reference(s)—Any ordinance regarding subdivisions saved from repeal, § 1-11(a)(7); environment, ch. 34;
streets, sidewalks and other public places, ch. 70; utilities, ch. 78; buildings and building regulations, ch. 98;
floods and stormwater management, ch. 102; vegetation, ch. 114; zoning, ch. 118.
State law reference(s)—Planning and development, V.T.C.A., Local Government Code §§ 211.001 et seq., 212.001
et seq.
North Richland Hills, Texas, Building and Land Use Regulations Created: 2024-02-05 11:12:12 \[EST\]
(Supp. No. 34)
Page 1 of 58
(3) Provide for adequate light, air, and privacy; to secure safety from fire, flood, 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;
(4) Protect and conserve the value of land throughout the city;
(5) Provide the most beneficial circulation of traffic throughout the city, having particular regard to the
avoidance of congestion in the streets and highways, and pedestrian traffic movements; and to provide
for the proper location and width of streets;
(6) Establish reasonable standards of design and procedures for subdivisions and resubdivisions, in order
to further the orderly layout and use of land; and to ensure proper legal descriptions and
documentation of subdivided land;
(7) Ensure that public facilities are available for every building site and with sufficient capacity to serve the
proposed subdivision, and to provide public facilities for future developments;
(8) Ensure 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, stability, and beauty of the
community;
(9) Preserve the topography of the city and to ensure appropriate development with regard to natural
features; and
(10) Address other needs necessary for insuring the creation and continuance of a healthy, attractive, safe
and efficient community that provides for the conservation, enhancement and protection of its human
and natural resources.
(Ord. No. 1982, § 1(110), 3-24-1994)
Sec. 110-4. Policy.
In order to carry out the purpose of the regulations of this chapter, 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, pursuant to the comprehensive plan, for the orderly, planned, efficient and economical development
of the city. Furthermore, it is the policy of the city that:
(1) Land shall not be subdivided, for purposes of development, until proper provision has been made for
drainage, water, sewerage, and transportation facilities.
(2) All public improvements shall conform to and be properly related to the comprehensive land use plan
of the city and the design manual.
(3) These regulations shall supplement and facilitate the enforcement of provisions and standards
contained in the zoning chapter (chapter 118 of this Code) and building codes adopted by the city.
(Ord. No. 1982, § 1(115), 3-24-1994)
Sec. 110-5. Definitions.
(a) Generally. 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 section.
(b) Words and terms. The following words, terms and phrases, when used in this chapter, shall have the
meanings ascribed to them in this subsection, except where the context clearly indicates a different
meaning:
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Alley means 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.
Applicant means the owner, authorized representative or designated agent of land being proposed for
subdividing.
Block means a tract of land bounded by streets, or by a combination of streets, public parks, cemeteries,
railroad rights-of-way, shorelines of waterways, or boundary lines of municipalities and containing one or more
building sites.
Bond means a form of security other than a cash deposit to be used as surety or as a guarantee.
Building means any structure which is built for the support, shelter, or enclosure of persons, animals,
chattels, or movable property of any kind.
Building official means the senior building officer of the city charged with responsibility for issuing building
permits and enforcing the building code.
Building setback line means a line established beyond which no part of a building shall project, except as
otherwise provided in the zoning chapter of this Code (chapter 118).
City attorney means the licensed attorney designated by the city to furnish legal assistance for the
administration of these regulations.
City council means the legislative governing body of the city having the power to adopt and amend these
regulations.
City engineer means a registered professional engineer on the city staff or a consulting firm of registered
professional engineers designated to represent the city.
Collector street means a major road intended to move traffic from local roads to minor arterials. A collector
road generally surrounds a neighborhood or a group of neighborhoods.
Comprehensive land use plan means a written document containing the development policies of the city
including a map of the city showing a graphic representation of the proposed uses of the various land areas of the
city and which has been adopted by the city council as the official guide for future development.
Construction plans means the maps or engineering drawings accompanying a subdivision plat and showing
the specific location and design of improvements to be installed in the subdivision in accordance with the
requirements of the Design Manual.
Crosswalk way means a public right-of-way, usually four feet or more in width between property lines, which
provides pedestrian circulation.
Cul-de-sac means a local street with only one outlet and having an appropriate terminal for the safe,
convenient reversal of traffic movement.
Dead-end street means a street, other than a cul-de-sac, with only one outlet.
Design manual means the city Public Works Design Manual which established minimum criteria for the
design of public works/utilities.
Developer means the official applicant or agent representing the owner of any plat being proposed for
subdivision and being a person having an interest in land and causes it to be divided into a subdivision.
Development review committee means a committee composed of municipal department representatives to
provide technical services in the administration of these regulations.
Drainage flume means a concrete drainageway usually centered on lot lines and designed to carry
stormwater runoff from adjoining lots.
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Easement means 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.
Engineer means a person duly authorized under the provisions of the Texas Engineering Practices Act, as
heretofore or hereafter amended, to practice the profession of civil engineering.
Escrow means a deposit of cash still in force on a performance or maintenance bond.
Final plat means 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 corner or specific landmark reference.
Frontage means the side or sides of a lot abutting a street right-of-way.
Frontage street means any street to be constructed by the developer or any existing street in which
development takes place on both sides.
Highway, limited access, means a freeway, or expressway, providing a trafficway for through traffic, in
respect to which owners or occupants of abutting property on lands and other persons have no authorized right to
access to or from the same, except at such points and in such manner as may be determined by the public agency
having jurisdiction over such trafficway.
Land planner means persons other than surveyors who possess actual experience and practice in the field of
land planning.
Local street means a road intended to provide direct access to individual properties and to provide right-of-
way for sewer, water, and storm drainage systems.
Lot means a parcel of land within a platted subdivision having frontage on a public street or approved public
access easement and intended to be used as a building site or for purposes of building development and which is
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.
Minor arterial means 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.
Model home means a dwelling unit used initially for display purposes which typifies the type of units to be
constructed in the subdivision.
Nonresidential subdivision means a subdivision in which the intended use is either commercial or industrial.
Off-site means 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.
Owner means any person, group of persons, firm or firms, corporation or corporations, or any other legal
entity having legal title to, or sufficient proprietary interest in, the land sought to be subdivided under these
regulations.
Perimeter street means any street to which the parcel of land to be subdivided abuts on only one side.
Person means any individual, association, firm, corporation, governmental agency, or political subdivision.
Planning and zoning commission means the appointed body having authority to recommend approval or
disapproval of subdivision plats in accordance with these regulations and state statutes.
Planning division means, for purposes of these regulations, the division designated with the responsibility of
accepting subdivision plats for the city and preparing the necessary documentation for the planning and zoning
commission.
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Preliminary plat means the preliminary drawing indicating the proposed manner or layout of the subdivision
to be submitted to the planning commission for approval.
Principal arterial means a road intended to move through traffic to and from such major attractors as central
business districts, regional shopping centers, colleges and/or universities, major industrial areas, and similar traffic
generators within the city; and/or as a route for traffic between communities or large areas.
Public improvement means any public water and sewer utility, drainage ditch, roadway, parkway, sidewalk,
pedestrian way, or other facility for which the local government may ultimately assume the responsibility for
maintenance and operation, or which may affect an improvement for which local government responsibility is
established.
Replat means 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.
Right-of-way means 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 storm sewer main, or for another special use.
The usage of the term "right-of-way" for land-platting purposes shall mean that every right-of-way hereafter
established and shown on a final plat is to be separate and distinct from the lots or parcels adjoining such right-of-
way and not included within the dimensions or areas of such lots or parcels. Rights-of-way intended for streets,
crosswalks, water mains, sanitary sewers, storm drains, or any other use involving maintenance by a public agency
shall be dedicated to public use by the maker of the plat on which such right-of-way is established.
Right-of-way width means the distance between property lines measured at right angles to the centerline of
the street.
Subdivider means any person or any agent thereof, dividing or proposing to divide land so as to constitute a
subdivision as that term is defined herein. In any event, the term "subdivider" shall be restricted to include only
the owner, equitable owner or authorized agent of such owner or equitable owner of land sought to be
subdivided.
Subdivision means a division of any tract of land situated within the corporate limits of the city 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 resubdivision (replat).
Subdivision regulations means the official ordinance adopted by the city council to regulate the division of
property within the corporate limits of the city in accordance with V.T.C.A., Local Government Code ch. 212.
Surveyor means a registered land surveyor, as authorized by the applicable state statutes to practice
surveying in the state.
Utility easement means all interest in land granted to the city, to the public generally and/or to a private
utility corporation, for installing and maintaining 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.
(Ord. No. 1982, § 1(art. 13), 3-24-1994)
Cross reference(s)—Definitions generally, § 1-2.
Sec. 110-6. Official city map.
The planning division shall maintain an official city map which shall indicate all subdivisions, lots and street
rights-of-way. Subdivision plats hereafter approved shall be placed on the official map in a timely order. The official
city map shall include the names of all streets and street suffix classifications. Where street name inconsistencies
exist from one subdivision to another, the planning division shall place on the official city map the generally
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accepted street name, its proper spelling, and suffix classification. The planning division shall assign street address
ranges for each block and coordinate these with the office of the fire marshal.
(Ord. No. 1982, § 1(140), 3-24-1994)
Sec. 110-7. General construction of language.
(a) Unless the context clearly indicates to the contrary, terms used in the present tense include the future tense;
terms used in the plural number include the singular; the term "herein" means in these regulations; the term
"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 the terms
"intended, arranged," or "designed to be used or occupied."
(Ord. No. 1982, § 1(145), 3-24-1994)
Sec. 110-8. Conformance with applicable rules and regulations.
The subdivision regulations of this chapter shall be held to be the minimum requirements for the
development of a subdivision within the corporate limits of the city. In addition to the requirements established
herein, all subdivision plats shall be in conformance with the following:
(1) All applicable state statutory provisions contained in V.T.C.A., Local Government Code ch. 212.
(2) The zoning ordinance, building and housing codes, and other applicable laws of the city.
(3) The official comprehensive land use plan, capital improvements program of the 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.
(4) Any regulations of the city and county health departments and appropriate state agencies.
(5) The regulations of the state department of transportation, when the subdivision, or any lot contained
therein, abuts a state-maintained highway.
(6) The standards, codes and regulations adopted for administration by the building official.
(Ord. No. 1982, § 1(160), 3-24-1994)
Sec. 110-9. Jurisdiction and applicability.
These subdivision rules and regulations shall apply to all subdivisions of land and all land development
activities located within the corporate limits of the city.
(Ord. No. 1982, § 1(120), 3-24-1994)
Sec. 110-10.Conflicts with public and private provisions.
(a) Except where indicated, these regulations are not intended to interfere with, abrogate, or annul any other
public ordinance, rule or regulation, statute, or other provision of law.
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(b) These regulations are not intended to abrogate any easement, deed restriction, covenant or any other
private agreement or deed restriction.
(Ord. No. 1982, § 1(125), 3-24-1994)
Sec. 110-11.Repeal of previous regulations.
Upon the adoption of these regulations, the Subdivision Regulations of The City of North Richland Hills,
adopted March 13, 1989, as amended, are hereby repealed.
(Ord. No. 1982, § 1(130), 3-24-1994)
Secs. 110-12—110-40.Reserved.
2
ARTICLE II. ADMINISTRATION
Sec. 110-41.Building permits.
(a) Plat required. No building permit for residential or commercial construction shall be issued for any 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 the county, except as follows:
(1) Where a primary residential structure exists, a building permit to repair or renovate the existing
residential structure without adding new square footage 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 permitted construction permits on the primary structure, does not exceed 50 percent of the
current value of the existing structure, excluding the value of the land. Construction permits as used
herein does not include electrical, plumbing or similar nonconstruction activities.
(2) A building permit for electrical, plumbing, fence or similar nonconstruction activities may be issued on
all unplatted lot in any zoning district except for building permits which include structural enclosures.
(3) A building permit for an accessory structure may be issued on an unplatted lot on agriculturally zoned
property provided regulations of section 118-293 have been met.
(4) Where a primary nonresidential structure exists, a building permit to construct and addition to, or
renovation of, the existing nonresidential structure may be issued on an unplatted lot, provided that
the value of such proposed construction, including the cumulative value of any proposed land and all
previously permitted construction permits on the primary structure, does not exceed 50 percent of the
current value of the existing structure, excluding the value of the land.
(b) Public facilities available. No building permit for a primary building will be issued until all proposed public
facilities have been installed and have been approved by the public works department.
(c) Model homes. A building permit 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.
2
Cross reference(s)—Administration, ch. 2.
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(d) Building permits. The city will not issue building permits on any subdivision which remains unproved by the
public works department 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.
(Ord. No. 1982, § 1(135), 3-24-1994; Ord. No. 2895, § 1, 7-24-2006)
Cross reference(s)—Buildings and building regulations, ch. 98.
Sec. 110-42.Variances.
The planning and zoning commission may recommend variances 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, and/or
the purposes of these regulations may be served to a greater extent by an alternative 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
variances unless it shall make findings based upon the evidence presented to it in each specific case that:
(1) The conditions upon which the request for a variance is based are unique to the property and are not
applicable generally to other properties;
(2) A tract has peculiar physical surroundings, severe topographical conditions, or unique environmental
qualities worthy of protection;
(3) Where a hardship to the owner would result rather than a mere inconvenience; or
(4) The variance will not have an adverse effect on the intent of these provisions or the comprehensive
land use plan.
(Ord. No. 1982, § 1(150), 3-24-1994)
Sec. 110-43.Enforcement of chapter 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. Furthermore, 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 division 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 these regulations, shall
be considered as a violation of this article. All such described subdivisions shall be subject to all of the
requirements contained in these regulations.
(e) No building permit shall be issued for the construction of a building, or structure, located on a lot or plat
subdivided or sold in violation of the provisions of these regulations.
(f) The planning division shall be responsible for any interpretation of these regulations and where a
determination of these regulations is in conflict with a request by a developer, the planning and zoning
commission shall rule and decide on these questions.
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(Ord. No. 1982, § 1(155), 3-24-1994)
Sec. 110-44.Amendments.
Amendments to these regulations shall be made by the city council upon recommendation by the planning
and 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 amendment may be initiated in one
of the following manners:
(1) Upon a majority vote of the city council;
(2) Upon a majority vote of the planning and zoning commission; or
(3) Upon written request from a citizen.
(Ord. No. 1982, § 1(165), 3-24-1994)
Sec. 110-45.Requirements for completeness determination.
(a) Every application for approval of a plat, development plan or zoning application submitted after June 15,
2006 shall be subject to a determination of completeness by the director of planning or his designee.
(b) No application shall be deemed complete and accepted for processing unless it is accompanied by all
documents required by and prepared in accordance with the requirements of this section. For a
determination of completeness to be issued, an application must include the following:
(1) A completed application form signed by the owner or the owner's authorized agent;
(2) Every item, study and document required by the subdivision ordinance for the type of plat being
submitted, or required for a development plan; and
(3) A nonrefundable application submittal fee, as specified in the fee schedule.
(c) The director of public works or the director of planning may from time to time identify additional
requirements for a complete application that are not contained within but are consistent with the
application contents and standards set forth in the subdivision ordinance.
(d) A determination of completeness shall not constitute a determination of compliance with the substantive
requirements of this section.
(Ord. No. 2886, § 1, 6-12-2006)
Sec. 110-46.Determination of completeness; expiration.
(a) Not later than the tenth business day after the date an application for plat approval or a plan of development
is submitted, the director of planning or his designee shall make a written determination whether the
application constitutes a complete application. This shall include a determination that all information and
documents required by this subdivision ordinance for the type of plat being submitted or other requirements
have been submitted. A determination that the application is incomplete shall be provided to the applicant
within such time period at the address listed on the application. The determination shall specify the
documents or other information needed to complete the application and shall state that the application will
expire if the documents or other information is not submitted within 45 days after the date the application
was submitted.
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(b) An application for approval of a preliminary or final plat or development plan filed on or after the effective
date of this section shall be deemed complete for the purpose of determining rights under V.T.C.A. Texas
Local Government Code Ch. 245, on the eleventh business day after the application has been received, if the
applicant has not otherwise been notified that the application is incomplete. For purposes of this section, the
applicant shall be deemed to have been notified if the city has mailed a copy of the determination as
provided in subsection (d). A determination of completeness shall not constitute a determination of
compliance with the substantive requirements of this section or that the time for completing plat,
development plan or zoning change review has begun.
(c) The processing of an application by any city employee prior to the time the application is determined to be
complete shall not be binding on the city as the official acceptance of the application for filing. The
incompleteness of an application shall be grounds for denial of the application regardless of whether a
determination of incompleteness was mailed to the applicant.
(d) An application for preliminary or final plat approval shall be deemed to expire on the 45th day after the
application is submitted to the director of planning for processing if the applicant fails to provide documents
or other information necessary to meet the requirements of the subdivision ordinance or other
requirements as specified in the determination provided to the applicant. Upon expiration, the application
will be returned to the applicant together with any accompanying documents. Thereafter, a new application
for approval of the preliminary plat or final plat must be submitted.
(e) No vested rights accrue solely from the filing of an application that has expired pursuant to this section, or
from the filing of a complete application that is subsequently denied.
(Ord. No. 2886, § 1, 6-12-2006)
Secs. 110-47—110-80. Reserved.
ARTICLE III. PLATS
Sec. 110-81.Required.
It shall be unlawful for a person, firm, corporation or organization owning a tract of land located within the
corporate limits of the city to hereafter divide the same tract into two or more parts to lay out a subdivision, to lay
out a building lot, or to lay out 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 development which is intended as a single lot, tract or parcel where a primary structure will be
located. Furthermore, no land shall be subdivided for purposes of development until:
(1) A preliminary plat, when applicable, in the format as described within these regulations, has received
approval from the planning and zoning commission;
(2) A replat, amended plat, short form plat or final plat, when applicable, in the format described within
these regulations, has received approval from the planning and zoning commission and the city council;
and
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(3) The approved replat, amended plat, short form plat or final plat, when applicable, has been filed with
the county clerk.
(Ord. No. 1982, § 1(200), 3-24-1994)
Sec. 110-82.Classification of plat submittals.
Whenever a subdivision of land is proposed, the planning division will advise the applicant whether the
review procedures of a preliminary plat, final plat, amended plat, short form final plat or replat will apply and
supply the applicant with the appropriate application forms.
(Ord. No. 1982, § 1(205), 3-24-1994)
Sec. 110-83.General platting procedures.
The procedures for obtaining approval of a subdivision plat for unplatted property include the following
steps completed in the sequence listed below:
(1) 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 contained in article IV, preliminary plat.
(2) 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 concurrent with the submittal of the plat.
(3) 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 county
clerk's office. The minimum requirements for a final plat submittal are contained in article V, final plat.
(4) Filing of plat. Upon approval of a final plat by the city council, the final plat may be filed with the
county clerk's office.
(5) Construct public improvements. Upon approval 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 X, required
improvements.
(Ord. No. 1982, § 1(210), 3-24-1994)
Sec. 110-84.Approval of city council required.
No improvements shall be initiated and no permit for the erection of a structure shall be granted until the
subdividing owner, or authorized agent, shall apply for and obtain approval of such proposed subdivision from the
city council, and every subdivision plat considered by the city council shall have received prior approval from the
planning and zoning commission.
(Ord. No. 1982, § 1(215), 3-24-1994)
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Sec. 110-85.Application form and content.
The subdividing owner, or authorized agent, shall submit a written application for a subdivision to the city on
the proper forms furnished by the planning division. Written consent shall be required from the legal owner of the
premises if the applicant is not the owner of record. The lack of information under any item specified herein, or
incorrect information supplied by the applicant shall be cause for disapproval of the plat.
(Ord. No. 1982, § 1(220), 3-24-1994)
Sec. 110-86.Official submission dates.
No subdivision plat shall be considered by the planning and zoning commission until it has been determined
that the submittal is complete and in conformance with the requirements of this article. For the purpose of these
regulations, the date of the regular meeting of the planning and zoning commission at which the approval of the
plat is to considered shall constitute the official submittal date of the plat from which the statutory period
requiring formal approval or disapproval of the plat shall commence. Unless a waiver is requested by the
developer, action shall be taken by the planning and zoning commission within 30 days.
(Ord. No. 1982, § 1(225), 3-24-1994)
Sec. 110-87.Coordination of zoning application with subdivision approval.
Every subdivision plat shall be consistent with and conform to existing zoning regulations and the following
criteria:
(1) No subdivision plat will be submitted to the planning and zoning commission for approval which
contains 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.
(2) 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 simultaneously
with the review of any zoning application.
(3) No subdivision lot shall be approved which is bisected by a zoning district boundary, unless said lot
contains multiple types of uses.
(Ord. No. 1982, § 1(230), 3-24-1994)
Sec. 110-88.Taxes and liens paid.
Prior to the consideration of a subdivision plat by the planning and zoning commission, any delinquent taxes
and any outstanding liens due the city must be paid.
(Ord. No. 1982, § 1(235), 3-24-1994)
Sec. 110-89.Plat application fees.
Every applicant requesting approval of a subdivision plat shall pay the applicable fee at the time of submittal.
Such fee shall include any recording fees required by the county clerk's office. Application fees for preliminary
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plats, short form final plats, amended plats and final plats shall be established by separate ordinance approved by
the city council.
(Ord. No. 1982, § 1(240), 3-24-1994)
Sec. 110-90.Frontage on improved roads required.
No subdivision shall be approved unless the area to be subdivided has a minimum of 50 feet of contiguous
frontage on and access to an existing public street, or an acceptable public access approved by the planning and
zoning commission, and such access meets the minimum street construction requirements contained in the design
manual. Where such street does not meet said minimum standards, the owner shall construct that portion of the
street which provides public access and frontage to the subdivision, or provide a cash escrow to the city for the
estimated cost of improvement, or provide an alternative which is acceptable to the planning and zoning
commission.
(Ord. No. 1982, § 1(250), 3-24-1994)
Sec. 110-91.Vacation of plats.
All actions for vacation of a plat shall be consistent with applicable state statutes as contained in V.T.C.A.,
Local Government Code ch. 212 (see appendix C on file in the city secretary's office).
(Ord. No. 1982, § 1(255), 3-24-1994)
Sec. 110-92.Plats straddling municipal boundaries.
Whenever access to a subdivision is required across land situated in an adjacent municipality, the planning
and zoning commission may require written approval from the affected city.
(Ord. No. 1982, § 1(260), 3-24-1994)
Sec. 110-93.Processing preliminary plats.
(a) Upon receipt of a preliminary plat, all required documents, and payment of all required filing fees, the
planning division shall check the preliminary plat for completeness. No preliminary plat shall be processed
for review which is determined to be incomplete.
(b) The planning division shall coordinate the review of the preliminary plat with the applicable municipal
departments and public utility companies. Upon completion of the staff 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 and zoning commission.
(c) After the planning and zoning commission has reviewed the preliminary plat, the applicant shall be advised
of any required changes and/or additions and upon satisfactory completion of any imposed requirements by
the planning and zoning commission, the applicant may proceed with the submittal of a final plat.
(Ord. No. 1982, § 1(265), 3-24-1994)
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Sec. 110-94.Effective period of preliminary plat approval.
The approval by the planning and zoning commission of a preliminary plat shall be effective for a period of
one 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 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 years of the date of
preliminary plat approval shall be declared null and void, unless an extension of time is granted by the 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 and void, and the
developer shall be required to resubmit for preliminary approval and such resubmittal shall be subject to any new
subdivision regulations and pay any applicable fees.
(Ord. No. 1982, § 1(270), 3-24-1994)
Sec. 110-95.Processing final plats, amended plats, or replats.
(a) Upon receipt of a replat, amended plat, short form final plat, or final plat, all required documents, and
payment of all required filing fees, the planning division shall check the submittal for completeness. No
replat, amended plat, short form plat, or final plat shall be processed for review which is not determined 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 division shall coordinate the review of all plats with the applicable municipal departments and
public utility companies. Upon completion of the staff review and receipt of any responses to comments
from the developer, the plat may be placed on the next available meeting agenda for consideration by the
planning and zoning commission.
(c) If applicable under these regulations, the planning and zoning commission shall hold any required public
hearing on certain replats in conformance with V.T.C.A., Local Government Code § 212.014. Such hearing
shall be advertised in a newspaper having general circulation within the city at least 15 days prior to the
hearing.
(d) After the planning and zoning commission has reviewed the plat, the applicant shall be advised of any
required changes and/or additions. The planning and zoning commission may either approve the plat as
presented, approve the plat with conditions, or disapprove the plat. When the planning and zoning
commission has approved the plat, it shall be forwarded to the city council for consideration. Upon
satisfactory completion of any conditions required by the planning and zoning commission, the plat submittal
shall be placed on the next available agenda for consideration by the city council. Disapproval of the plat by
the commission shall be final.
(e) The city council shall approve a plat, according to V.T.C.A., Local Government Code § 212.010, if it conforms
to the general plan of the city and to these regulations. However, the city council may disapprove a plat
which does not conform to the general plan or to these regulations. Any disapproval shall be deemed a
refusal by the city to accept the offered dedications shown thereon. Furthermore, the action of the city
council shall be final in the consideration of the proposed plat.
(Ord. No. 1982, § 1(275), 3-24-1994)
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Sec. 110-96.Official filing and recording final plats.
Upon approval of the plat by the city council, the planning division shall proceed with the official filing of
record procedures using the following guidelines:
(1) 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.
(2) The planning division shall obtain the necessary signatures from the mayor, city secretary, planning and
zoning commission chairman and planning and zoning commission secretary. The planning division
shall verify that all required covenants have been accepted by the applicant prior to submitting the plat
to the county clerk's office for filing.
(3) Requirements for filing plats in the county clerk's office are contained in section 110-97.
(4) To be recorded, the plat must:
a. Describe the subdivision by metes and bounds;
b. Locate the subdivision with respect to a corner of the survey or tract or an original corner of the
original survey of which it is a part; and
c. State 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.
(5) 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 acknowledgment of deeds.
(6) The plat must be filed with the county clerk's office.
(7) The plat is subject to the filing and recording provisions of V.T.C.A., Property Code § 12.002.
(8) Upon receipt of the official filed plat, the planning division will place a mylar film copy in the city plat
file showing the official filing notation from the county clerk's office.
(9) Approval of the plat by the city council, and receipt of the official filed copy from the county,
authorizes the developer to proceed with the installation of the public facilities in the subdivision
provided such plans have been approved by the public works director.
(10) The city shall maintain on file one mylar or similar reproducible original copy containing original
signatures.
Sec. 110-97.Requirements to file a plat with the county clerk.
APPENDIX B
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 inches by 24 inches, or 24 inches by 36 inches;
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PART II -CODE OF ORDINANCES
Chapter 110 - SUBDIVISIONS
ARTICLE III. - PLATS
APPENDIX B
The plat scale may vary, but must be deemed appropriate by the professional surveyor to ensure clarity and
legibility after said plat has been reduced for filing purposes. The plat scale must not be smaller than one
inch = 200 feet.
Any plat submitted for filing shall have the dedication, legal description, and appropriate notary statements
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 inches by 24 inches shall have a filing fee as listed in appendix A of this Code plus an amount
listed in appendix A of this Code for a records management fee, plus an amount listed in appendix A of this
Code per page used for the dedication, legal description, and notary blocks.
Plat size of 24 inches by 36 inches shall have a filing fee as established in appendix A, plus an amount as
established in appendix A for a records management fee, plus an amount established in appendix A per page
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. (V.T.C.A., Local Government Code § 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 corner of the plat:
THIS 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 acknowledgment 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-inch by 24-inch copy or print with the filed
volume and page shown on it shall be returned to the surveyor preparing the same. Copies of the dedication
pages shall be included at no additional charge with the purchase of copies of a recorded plat.
To ensure the above-mentioned guidelines are met, the county has established the following guidelines:
• 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
ensure adherence to such.
(Ord. No. 1982, § 1(app. B), 3-24-1994)
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Sec. 110-98.City-developer agreements.
APPENDIX A
The following sample format 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 (individual's name)
_______, an individual doing business as (company name)
_______, a corporation organized under the laws of (state)
_______ or a partnership consisting of (names)
_______ of the County of ___________, State of ___________, hereinafter called "developer," and the City of
North Richland Hills, Tarrant County, Texas, hereinafter called "city," enter into the following contract:
In consideration of the mutual covenants herein contained and for the purpose of providing (improvements)
_______ as indicated in the construction documents titled (plan title)
_______ to serve (plat title)
_______, 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 permits,
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 total 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 perform 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 standards.
(4) The developer understands and agrees that he has no authority to cancel, alter, or amend the terms 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 forms,
maintenance bonds in the amount of 20 percent of the contract price. The bond shall be submitted
prior to commencing with construction and shall be good for two years commencing with the approved
completion of the facilities.
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PART II -CODE OF ORDINANCES
Chapter 110 - SUBDIVISIONS
ARTICLE III. - PLATS
APPENDIX A
(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: _______.
(7) 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 terms of the maintenance bonds.
(8) The developer further covenants and agrees to, and by these presents does hereby, fully indemnify,
hold harmless 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, performance or completion of any work to be performed 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, neglect or misconduct of said
developer, his contractor, subcontractors, officer, agents, or employees, whether or not such injuries,
death, or damages are caused, in whole or in part, by the alleged negligence of the city, 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.
(10) Special provisions: _______.
IN WITNESS WHEREOF, the parties to these presents have executed this contract in five counterparts, each
of which shall be deemed an original on this the _____ day of ________, 20___.
Developer
(SEAL)
By
City
ATTEST:
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 ________, 20___.
Notary Public in and for the
State of Texas
My Commission Expires
________, 20___
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PART II -CODE OF ORDINANCES
Chapter 110 - SUBDIVISIONS
ARTICLE III. - PLATS
APPENDIX A
(Ord. No. 1982, § 1(app. A), 3-24-1994)
Secs. 110-99—110-130.Reserved.
ARTICLE IV. PRELIMINARY PLAT
Sec. 110-131. Approval required.
All applicants seeking approval of a preliminary plat shall comply with the requirements of this article and
the following:
(1) Every preliminary plat shall require approval of the planning and zoning commission.
(2) 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 county clerk's office as a previously platted subdivision of record.
(3) When previously platted property is being combined with unplatted property and the redevelopment
plan is substantially different from the existing lot configuration, the procedures for 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 V.T.C.A., Local Government Code §§ 212.014 and
212.015.
(4) 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 chapter (chapter 118 of this Code)
and these subdivision regulations.
(Ord. No. 1982, § 1(400), 3-24-1994)
Sec. 110-132. 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
planning 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 development plan. The general development
plan will allow the planning and zoning commission to review proposed major thoroughfare street patterns, 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 contain the following information:
(1) Proposed land uses by area with a tabulation summary of acres and units per acre densities.
(2) A layout of adjacent properties showing existing platted properties and the names of owners of
unplatted tracts.
(3) Locations of all existing features such as streets, drainage channels, easements or other physical
features which may influence the development pattern of the property.
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(4) The locations of any collector or arterial streets as shown on the master thoroughfare plan.
(Ord. No. 1982, § 1(405), 3-24-1994)
Sec. 110-133. 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 and zoning commission to
determine 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 installed as a part of the land
being proposed for development, and 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, the contiguously owned property which is not being developed.
(Ord. No. 1982, § 1(410), 3-24-1994)
Sec. 110-134. 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 conforms 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 ensure the orderly development of the city.
(Ord. No. 1982, § 1(415), 3-24-1994)
Sec. 110-135. Documents required.
The application packet shall include all documents listed below and no preliminary plat will be reviewed by
the city until all required documents are submitted in a completed format and all fees have been paid. A letter
requesting any variances from these regulations shall be submitted when applicable.
(1) Preliminary plat application (see section 110-136).
(2) Preliminary plat drawing (see section 110-137).
(3) Preliminary drainage analysis (see section 110-138).
(4) Preliminary utility layout (see section 110-139).
(5) Taxes and liens paid certificates (see section 110-140).
(Ord. No. 1982, § 1(420), 3-24-1994)
Sec. 110-136. Application.
The applicant shall submit a written preliminary plat application to the planning division not less than 35
days prior to the 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.
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(Ord. No. 1982, § 1(425), 3-24-1994)
Sec. 110-137.Drawing.
The applicant shall submit the required number of copies of the preliminary plat drawing as indicated by the
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 110-331 and include all the information listed as
"additional requirements for preliminary plat drawings" contained in section 110-333.
(Ord. No. 1982, § 1(430), 3-24-1994)
Sec. 110-138.Preliminary drainage analysis.
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 conform to the technical specifications contained in the design manual.
(Ord. No. 1982, § 1(435), 3-24-1994)
Sec. 110-139. Preliminary utility layout.
The applicant shall submit a preliminary utility layout to show the general location and approximate sizes of
all existing and proposed public utilities. The size of all proposed water and sewer lines shall be determined using
methods prescribed in the design manual.
(Ord. No. 1982, § 1(440), 3-24-1994)
Sec. 110-140. Taxes and liens paid certificates.
The applicant shall submit a certificate, available from the planning division, indicating that any delinquent
taxes or liens due the city have been paid.
(Ord. No. 1982, § 1(445), 3-24-1994)
Sec. 110-141. Review, processing and approval.
Every preliminary plat shall be reviewed for conformity with the comprehensive land use plan, these
regulations and any other applicable ordinance according to the procedures established for "processing
preliminary plats" as contained in section 110-93.
(Ord. No. 1982, § 1(450), 3-24-1994)
Sec. 110-142. Grading of site prior to final plat approval.
Subsequent to preliminary plat approval, the developer may request written approval from the public works
director to commence construction to the grades and elevations required by the construction plans.
(Ord. No. 1982, § 1(455), 3-24-1994)
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Secs. 110-143—110-170.Reserved.
ARTICLE V. FINAL PLAT
Sec. 110-171. Approval required.
All applicants seeking approval of a final plat shall comply with the requirements of this article. Every final
plat shall require approval of the city council, but only after approval has been previously obtained from the
planning and zoning commission.
(Ord. No. 1982, § 1(500), 3-24-1994)
Sec. 110-172. Conformity with preliminary plat.
The final plat and accompanying data shall conform to the preliminary plat, as approved by the planning and
zoning commission, incorporating any and all changes, modifications, alterations, corrections and stipulations
imposed by the planning and zoning commission. Any submittals of a final plat which do not constitute a full phase
as shown on the preliminary plat must be consistent with the 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 the preliminary plat.
(Ord. No. 1982, § 1(505), 3-24-1994)
Sec. 110-173. Documents required.
The application packet shall include all documents listed below and no final plat will be reviewed by the city
until all required documents are submitted in a completed format and all fees have been paid.
(1) Final plat application (see section 110-174).
(2) Final plat drawing (see section 110-175).
(3) Drainage study (see section 110-176).
(4) Engineering/construction drawings (see section 110-177).
(5) Taxes and liens paid certificates (see section 110-178).
(Ord. No. 1982, § 1(510), 3-24-1994)
Sec. 110-174. Application.
The applicant shall submit a written final plat application to the planning division not less than 35 days prior
to the regular meeting of the planning and zoning commission for which approval is being sought.
(Ord. No. 1982, § 1(515), 3-24-1994)
Sec. 110-175. Drawing.
The applicant shall submit the required number of copies of the final plat drawing as indicated on the final
plat application. The final plat drawing shall contain, at a minimum, all the information listed in the "technical
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specifications of all plat drawings" contained in section 110-331 and include all the information listed as
"additional requirements for final plat drawings" contained in section 110-333.
(Ord. No. 1982, § 1(520), 3-24-1994)
Sec. 110-176. Drainage study.
When the preliminary drainage analysis has determined that drainage facilities and related improvements
are required, the applicant shall submit a drainage study with engineering drawings which shall conform to the
technical specifications contained in the design manual. The planning and zoning commission shall not recommend
for approval any final plat which does not provide adequate facilities to accommodate stormwater or floodwater
runoff.
(Ord. No. 1982, § 1(525), 3-24-1994)
Sec. 110-177. Engineering/construction drawings.
When the city has determined 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 conform to the requirements of the design manual and shall be prepared and sealed by
a registered professional engineer, licensed to practice in the state.
(Ord. No. 1982, § 1(530), 3-24-1994)
Sec. 110-178. Taxes and liens paid certificates.
The applicant shall submit a certificate, available from the planning division, indicating that any delinquent
taxes or liens due the city have been paid.
(Ord. No. 1982, § 1(535), 3-24-1994)
Sec. 110-179. Review, processing and approval.
Every final plat shall be reviewed for conformity to the comprehensive land use plan, these regulations and
any other applicable ordinance according to the procedures established for "processing final plats, amended plats,
or replats" as contained in section 110-95.
(Ord. No. 1982, § 1(540), 3-24-1994)
Secs. 110-180—110-210. Reserved.
ARTICLE VI. REPLATS
Sec. 110-211. Approval required.
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 obtained from the planning and zoning
commission. A replat is required any time it is proposed to subdivide a previously approved subdivision, or portion
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Page 23 of 58
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 redevelopment, or portion thereof, is
currently developed into platted lots and blocks, and filed for record in the county clerk's office as a platted
subdivision of record, and the owner is requesting to redevelop the property into a new configuration.
(Ord. No. 1982, § 1(600), 3-24-1994)
Sec. 110-212. Documents required.
The application packet shall include all documents listed below and no replat will be reviewed by the city
until all required documents are submitted in a completed format and all fees have been paid.
(1) Replat application (see section 110-213).
(2) Replat drawing (see section 110-214).
(3) Taxes and liens paid certificates (see section 110-215).
(4) Preliminary drainage analysis or drainage study (see section 110-216).
(5) Utility layout or engineering drawings (see section 110-217).
(Ord. No. 1982, § 1(605), 3-24-1994)
Sec. 110-213. Application.
The applicant shall submit a written replat application to the planning division not less than 35 days prior to
the regular meeting of the planning and zoning commission for which approval is being sought.
(Ord. No. 1982, § 1(610), 3-24-1994)
Sec. 110-214. Drawing.
The applicant shall submit the required number of copies of the replat drawing as indicated by the replat
application. The drawing shall contain, at a minimum, all the information listed in the "requirements for all plat
drawings" contained in section 110-331 and include all the information listed as "additional requirements for
replats amended plats, short form plats, and final plat drawings" contained in section 110-333. No replat may be
approved which does not contain the signatures of all the affected property owners within the area being
considered for redevelopment.
(Ord. No. 1982, § 1(615), 3-24-1994)
Sec. 110-215. Taxes and liens paid certificates.
The applicant shall submit a certificate available from the planning division indicating that any taxes or liens
due the city have been paid.
(Ord. No. 1982, § 1(620), 3-24-1994)
Sec. 110-216. 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 the applicant to submit a preliminary drainage analysis or a drainage study of the subdivision area which
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shall conform 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 or where a
previously prepared drainage study has been approved within the previous four-year period.
(Ord. No. 1982, § 1(625), 3-24-1994)
Sec. 110-217. 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 department has determined 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. Furthermore, 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 information regarding the location of the existing taps and provide for any utility adjustments so
as to assure the availability of utility services to each lot. Any engineering drawings associated with a replat shall
conform to the requirements of the design manual.
(Ord. No. 1982, § 1(630), 3-24-1994)
Sec. 110-218. Review, processing and approval.
Every replat shall be reviewed for conformity with the comprehensive land use plan, these requirements and
any other applicable ordinance in accordance with the procedures established for "processing final plats, amended
plats, or replats" in section 110-95.
(Ord. No. 1982, § 1(635), 3-24-1994)
Sec. 110-219. Public hearing requirements.
The public hearing required for certain replats by V.T.C.A., Local Government Code §§ 212.014 and 212.015
shall be held before the city council. A copy of such sections is contained in appendix C of these regulations which
is on file in the city secretary's office.
(Ord. No. 2693, § 1(640), 3-24-2003)
Secs. 110-220—110-250.Reserved.
ARTICLE VII. SHORT FORM FINAL PLAT
Sec. 110-251. Approval required.
All applicants seeking approval of a short form plat shall comply with the requirements of this article. Every
short form 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 "all unplatted tract" and which is not currently developed into
platted lots and blocks, and filed for record in the 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.
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(Ord. No. 1982, § 1(700), 3-24-1994)
Sec. 110-252.Prerequisites.
A short form final plat may be submitted on a property when all of the following requirements are met:
(1) There is an existing building on the lot which is capable of being occupied as a legal residence or
business.
(2) The lot contains no apparent drainage problems or contributes to or may cause a drainage problem on
another tract. The public works director will review the master drainage plan of the city in relation to
the proposed lot to determine whether a drainage analysis will satisfy this provision. However, when it
has been determined that drainage improvements will be required, the applicant must submit a
drainage study which complies with the criteria specified in the design manual.
(3) The subject tract contains five acres of area or less.
(4) The lot fronts on a paved dedicated street. An additional right-of-way shall be dedicated if needed.
(5) All utilities required to serve the lot are in place, or arrangements to provide the same have been made
with appropriate easements shown on the plat.
(6) No engineering or construction drawings are required.
(Ord. No. 1982, § 1(715), 3-24-1994)
Sec. 110-253. Documents required.
The application packet shall include all documents listed below and no short form final plat will be reviewed
by the city until all required documents are submitted in a completed format and all fees have been paid.
(1) Short form final plat application (see section 110-254).
(2) Final plat drawing (see section 110-255).
(3) Preliminary drainage analysis (see section 110-256).
(4) Taxes and liens paid certificates (see section 110-257).
(Ord. No. 1982, § 1(720), 3-24-1994)
Sec. 110-254. Application.
The applicant shall submit a written short form final plat application to the planning division not less than 35
days prior to the regular meeting of the planning and zoning commission for which approval is being sought.
(Ord. No. 1982, § 1(725), 3-24-1994)
Sec. 110-255. 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 information listed in the "requirements
for all plat drawings" contained in section 110-331 and all the information listed as "additional requirements for
final plat drawings" contained in section 110-333.
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(Ord. No. 1982, § 1(730), 3-24-1994)
Sec. 110-256.Preliminary drainage analysis.
The public works director will review each request for a short form final plat and determine whether the
applicant shall be required to submit a drainage analysis or drainage study. When required, the drainage analysis
or drainage study shall conform 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 form final plat which
does not provide adequate facilities for stormwater or floodwater runoff.
(Ord. No. 1982, § 1(735), 3-24-1994)
Sec. 110-257. Taxes and liens paid certificates.
The applicant shall submit a certificate available from the planning division indicating that any taxes or liens
due the city have been paid.
(Ord. No. 1982, § 1(740), 3-24-1994)
Sec. 110-258. Review, processing and approval.
Every short form final plat shall be reviewed for conformity with the comprehensive land use plan, these
regulations and any other applicable ordinance according to the procedures established for processing final plats,
amended plats, or replats in section 110-95.
(Ord. No. 1982, § 1(745), 3-24-1994)
Secs. 110-259—110-290. Reserved.
ARTICLE VIII. AMENDED PLAT
Sec. 110-291. Approval required.
All applicants seeking approval of an amended plat shall comply with the requirements of this article. Every
amended 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 to correct a subdivision
plat which has been previously filed in the county clerk's office.
(Ord. No. 1982, § 1(800), 3-24-1994)
Sec. 110-292. Prerequisites.
An amended plat submittal may be submitted on a property when it conforms to the requirements of
V.T.C.A., Local Government Code § 212.016.
(Ord. No. 1982, § 1(810), 3-24-1994)
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Sec. 110-293.Documents required.
The application packet shall include all documents listed below, and no amended plats will be reviewed by
the city until all required documents are submitted in a completed format and all fees have been paid.
(1) Amended plat application (see section 110-294).
(2) Final plat drawing (see section 110-295).
(Ord. No. 1982, § 1(820), 3-24-1994)
Sec. 110-294.Application.
The applicant shall submit a written amended plat application to the planning division at least 14 days prior
to the regular meeting of the planning and zoning commission for which approval is being sought.
(Ord. No. 1982, § 1(830), 3-24-1994)
Sec. 110-295. Final plat drawing.
The applicant shall submit the required number of copies of the final plat drawing as shown on the amended
plat application. The final plat drawing shall contain, at a minimum, all the information listed in the "requirements
for all plat drawings" contained in section 110-331 and include all the information listed as "additional
requirements for final plat drawings" contained in section 110-333.
(Ord. No. 1982, § 1(840), 3-24-1994)
Sec. 110-296. Review, processing and approval.
Every amended plat shall be reviewed for conformity to the regulations contained in V.T.C.A., Local
Government Code § 212.016.
(Ord. No. 1982, § 1(850), 3-24-1994)
Secs. 110-297—110-330. Reserved.
ARTICLE IX.TECHNICAL SPECIFICATIONS FOR PLAT DRAWINGS
Sec. 110-331. Requirements for all plat drawings.
Every plat drawing shall include the information contained in this article.
(1) Adjacent properties. All property lines, streets and easements on lands immediately adjacent to and
contiguous with the perimeter of the proposed subdivision and extending 100 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.
(2) Building setback lines. Front building setback lines shall be indicated by dashed lines on all lots in
accordance with the requirements of the city zoning chapter for the appropriate zoning district. Side
yard building setback lines shall be indicated by dashed lines on the side yards of lots with side street
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frontage. Additional building setback may be required by the planning and zoning commission when
sound planning principles apply. Existing building setback lines on adjacent properties shall be shown,
where applicable.
(3) City limit lines. The location of the corporate limit boundaries of the city or any adjacent city shall be
shown on the plat drawing where applicable.
(4) Date. The date in which the drawing was prepared shall be shown on the plat drawing.
(5) Easements. The location and dimension of all existing or proposed easements shall be shown on the
plat drawing indicating whether such easement is for any specific purpose. General easements for the
use of public utilities of not less than 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, storm 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 lie shown with an easement which prevents proper development and full
utilization of the lot as a suitable building site for the intended zoning district.
(6) Lot and block numbering. All lots and blocks shall be consecutively numbered, or lettered in
alphabetical order. The blocks in subdivisions bearing the same name shall be numbered or lettered
consecutively through the several sections or phases. Lettering for blocks shall be larger and bolder
than lot numbers or circled to make identification clear. Any lot or block which is planned as an
outparcel shall be numbered and designated on the plat with notation regarding any development
restrictions.
(7) Map sheet size. Map sheets shall be of such size as are acceptable for filing in the office of county clerk,
but shall not exceed 24 by 36 inches, but may be 18 by 24 inches, with a binding margin of not less
than 1½ inches on the left side of the sheets. Sheets shall be numbered in sequence if more than one
sheet is used and an index sheet provided with match lines.
(8) North arrow. A north arrow indicating the approximate true north shall be predominantly placed near
the scale.
(9) Ownership/developer. The name, address, and telephone number of the current legal owner, and the
name, address, and telephone number of the developer, if other than the owner, shall be shown on
the plat drawing.
(10) Plat notes and conditions. When appropriate, the drawing shall contain a listing of any plat notes and
plat conditions in a readily identifiable location with each note numbered consecutively.
(11) 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.
(12) Scale. The drawing shall be prepared at a numerical scale no greater than one inch equals 100 feet. At
the discretion of the public works director, the plat may be drawn at a numerically smaller scale, i.e.,
one inch = 50 feet, one inch = 40 feet, etc., if the plat can still be drawn on the required sheet size. A
graphic scale symbol shall be placed on the drawing.
(13) 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
same name.
(14) Street right-of-way. The width of all existing and proposed public street rights-of-way shall be shown
on the plat drawing and be consistent with the minimum requirements contained in the design manual
and the master thoroughfare plan. Dimensions shall be shown for all curves. The distance from the
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centerline of any existing roadway of a boundary street to the proposed subdivision shall be shown to
determine the adequacy of right-of-way along the route and to determine 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.
(15) Subdivision boundary. The proposed subdivision boundary lines shall be show in heavy lines so as to
provide a differentiation with the internal features of the area being proposed for platting. The location
and dimensions of all boundary lines of the property shall be expressed to the nearest 1/100foot.
(16) Subdivision name. The name of the proposed subdivision with letters predominantly larger than those
used elsewhere shall be shown on the drawing, within the title block. The proposed name of the
subdivision shall not be a duplication of any existing subdivision name, whether by spelling or
pronunciation, or similar to any 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.
(17) Surveyor information. The name, address and 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 as a registered professional land surveyor.
(18) Title block. Preceding the name of the subdivision shall be a title block indicating whether the plat is a
preliminary plat, final plat, replat, or amended plat.
(19) Vicinity location map. A small vicinity location map shall be shown on the plat drawing. The vicinity
location map shall be drawn at an approximate scale of one inch = 2,000 feet, and show sufficient
streets, collector and arterial street names, and major features of the surrounding area to locate the
area being subdivided.
(20) Surveyor's certification. Every plat drawing shall contain a surveyor's certification of compliance by a
registered professional land surveyor. The certification of compliance shall not be less than 1½ inches
high and four inches wide and contain the following information:
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)
(Ord. No. 1982, § 1(900), 3-24-1994)
Sec. 110-332. Additional requirements for preliminary plat drawings.
In addition to the minimum information required of all plat drawings contained in section 110-331, every
preliminary plat drawing shall include the information contained in this section.
(1) Permanent structures. The location and general outline of any existing permanent or temporary
structures with sufficient dimensions to determine building line encroachments shall be shown on the
plat drawing.
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(2) 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 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 conforms to the original street
arrangement.
(3) Zoning classification. The plat drawing shall indicate the current zoning classification of the proposed
subdivision and all adjacent properties.
(4) Lot dimensions. The approximate dimensions of all proposed or existing lots with sufficient detail to
verify compliance with the specific requirements of the zoning chapter shall be shown on the plat
drawing.
(5) Floodplain 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 floodprone
area, the developer will be required to comply with the flood damage prevention article (chapter 102,
article II).
(6) 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 1½ inches high and
four inches wide and contain the following information:
WHEREAS The planning and zoning commission of the City of North Richland Hills, Texas, voted
affirmatively on this _____ day of ________, 20___, to approve this preliminary plat.
Chairman, Planning and Zoning
Commission
Attest: Secretary, Planning and Zoning
Commission
(Ord. No. 1982, § 1(910), 3-24-1994)
Sec. 110-333. Additional requirements for replats, short form plats, amended plats, and final
plat drawings.
Every replat, short form plat, amended plat, or final plat drawing shall include the following information in
addition to the minimum information required of all plat drawings contained in section 110-331.
(1) Metes and bounds description. A written metes and bounds description of the property shall be shown
on the plat drawing that will readily determine 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 survey or subdivision corner,
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.
(2) Global positioning system (GPS) horizontal control survey. The plat driving shall include the NAD83
Texas State Plane Coordinates for a minimum of two corners of the subdivision. The coordinates shall
be determined 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 department.
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(3) 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.
(4) Lot areas. The area for each lot expressed in square feet shall be shown on the plat drawing. (This
information may be shown in tabular form on the plat or on a separate sheet.)
(5) Irregular side lot lines. Side lot lines which are not perpendicular to the street right-of-way shall be
indicated with bearing and distance.
(6) Permanent structure encroachments. Any permanent structures which encroach any building setback
lines and will remain after completion of the development shall be shown on the drawing with
appropriate dimensions.
(7) 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 floodprone area, the
developer will be required to comply with the flood damage prevention article (article II, chapter 102
of this Code).
(8) Planning division approval certification. Every replat, amended plat, short form plat or final plat shall
contain a certificate of approval by the planning and zoning commission. The certificate of approval by
the planning and zoning commission shall not be less than two inches high and 4½ inches wide and
contain the following information:
Whereas the planning and zoning commission of the City of North Richland Hills, Texas, voted
affirmatively on this _____ day of ________, 20___, to recommend approval of this plat by the city
council.
Chairman, Planning and Zoning
Commission
Attest: Secretary, Planning and Zoning
Commission
(9) County certification. Any certification block required by the county clerk's office for filing shall be
shown on the plat drawing. (See appendix B—section 110-97)
(10) Dedication certificate. Every replat, amended plat, short form plat or final plat shall contain an owner's
certificate of dedication as follows:
KNOW ALL MEN BY THESE PRESENTS:
That, I, (owner's 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 plat.
Owner's Name
STATE OF TEXAS )(
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
instrument and acknowledged to me that he executed the same for the purpose and considerations
therein expressed, and in the capacity therein stated.
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Given under my hand and seal of office this _____ day of ________, 20___.
Notary Public in and for Tarrant County
(affix seal)
My printed name
My commission expires:
(11) City council approval certification. Every replat, amended plat, short form 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 information:
Whereas the city council of the City of North Richland Hills, Texas, voted affirmatively on this _____ day
of ________, 20___, to approve of this plat for filing of record.
Mayor, City of North Richland Hills
___________
Attest: City Secretary
(Ord. No. 1982, § 1(920), 3-24-1994)
Secs. 110-334—110-360. Reserved.
ARTICLE X. REQUIRED IMPROVEMENTS
Sec. 110-361. 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 semipublic improvements shall be borne by the
developer. All such facilities shall be designed and constructed in accordance with the design manual and be
in conformance with the general layout of the city 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 semipublic improvements are necessary for the proper development of the subdivision, the
developer of the proposed subdivision shall construct or relocate said public or semipublic facilities.
(c) Where, in the opinion of the planning and zoning commission, construction of said public or semipublic
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 determined by the public works department.
The planning and zoning commission may recommend alternate arrangements to the city council when
appropriate.
(d) When a tract of land is proposed for development and 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 land first shall comply with the following:
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(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-of-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.
(3) Reserve strips of land controlling access to or egress from other property, or to or from any street or
alley, or having the effect of restricting or damaging the adjoining property for subdivision purposes, or
which do not meet the minimum standards of the zoning district in which it lies, or which will not be
taxable or accessible for special improvements, shall not be permitted in any subdivision.
(Ord. No. 1982, § 1(300), 3-24-1994; Ord. No. 3550 , § 1, 12-10-2018)
Sec. 110-362. Water facility requirements.
The developer shall furnish, 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 specifications contained in the design
manual. 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 water distribution
system. In addition, the water system shall conform to the city's current water distribution system capital
improvements plan.
(Ord. No. 1982, § 1(305), 3-24-1994)
Sec. 110-363. 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 capital improvements plan.
(Ord. No. 1982, § 1(310), 3-24-1994)
Sec. 110-364. 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 determined by the public works director and
approved by the fire marshal.
(Ord. No. 1982, § 1(315), 3-24-1994)
Sec. 110-365. 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
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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 such 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 dictated by the
design manual, to provide for the future growth and expansion of the city systems. All sanitary sewer installations
shall be in conformance with the city's wastewater system capital improvements plan.
(Ord. No. 1982, § 1(320), 3-24-1994)
Sec. 110-366.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 contained in the capital improvements plan.
(Ord. No. 1982, § 1(325), 3-24-1994)
Sec. 110-367. Construction in public rights-of-way.
(a) Utilities to be in rights-of-way or easements; underground utilities, exceptions. All public utilities shall be
constructed within a public street right-of-way or an appropriate public utility easement. When a proposed
water or sewer line or a drainage facility will be placed adjacent to a public road maintained by the Texas
Department of transportation, a separate specific use easement document shall be provided for each utility
or drainage facility. Public utilities shall be placed underground in new subdivisions absent a compelling
demonstration that this requirement is unreasonable, or unfeasible.
(b) Underground utilities at rear of lot (October 13, 2003 to November 10, 2003). In residential subdivisions with
final plats approved on or after October 13, 2003, and on or before November 10, 2003, underground
electric utilities may be allowed in an easement not greater than 10 feet wide along the front or side
property lines as long as above-ground electrical transformers and other electrical appurtenances in such
subdivisions do not exceed 36 inches in height, are placed on a concrete pad not exceeding 18 square feet in
area enclosed on three sides by living evergreen plant screening at least 10 inches higher than the
transformer, but not exceeding four and one-half feet in height, with the open side away from the nearest
street. The owner of the lot where the transformer is located shall be responsible for the initial planting of
the plant screening which shall be in place prior to final inspection of the house on such lot. In the event the
homeowner's association wishes to install the plant screening, it may do so before any homes receive final
inspection. The homeowner's association will be responsible for the maintenance of the screening in either
case. The foregoing requirements shall be exclusive and the remaining subsections of this section shall not
apply.
(c) Underground utilities at rear of lot (after November 10, 2003). In residential subdivisions platted after
November 10, 2003, all new residential subdivisions shall require electrical, telecommunications and cable
facilities, including new service drops, to be placed underground in an easement at the rear lot line. Where
rear lot utilities are located on corner lots, above ground appurtenances must be located a maximum of five
feet from the side building line.
(d) Transformers. All electrical transformers must be accessible by a seven (7) foot wide dedicated Oncor utility
easement that extends to the transformer. Physical access to the transformer will be provided via a five-foot
wide removable fence panel or gate located in the easement. Property owners will be responsible for
providing security for the transformer and will make sure that the transformer is free from obstruction. The
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city will make reasonable efforts through communication and code enforcement to assure that residents
provide unobstructed access including unlocked gates. The necessity for removal of minimal fencing and/or
landscaping within easements to permit the replacement of facilities, appurtenances, and equipment is
considered to be within the definition of reasonable access.
Transformers and other appurtenances shall not exceed 36 inches in height and transformers shall be placed on a
concrete pad not exceeding 18 square feet in area. Fire hydrants and traffic signal controllers are exempted from
the rear lot or tract line requirement.
In all cases, before construction of facilities commence, the easement shall be reduced to final grade, at
developer's sole cost and expense. Additionally, if such easement is located within a floodplain, the entire surface
of the easement shall be raised above the floodplain elevation, at developer's sole cost and expense, before
construction of the facilities commences. Sight visibility easements and horizontal clear triangles are not
appropriate locations for the placement of aboveground facilities, appurtenances, and equipment as they would
create safety concerns by blocking or impairing the visibility of vehicular traffic.
(e) Exceptions. Exceptions to the rear lot location may be granted by providing facts and circumstances to the
Planning and Zoning Commission at the preliminary plat stage to demonstrate rear lot utility location is not
technically or environmentally feasible. Since the impact of technical and environmental factors may differ,
exceptions for each utility will be considered separately and on a stand alone basis.
(f) Requirements for nonrear lot locations. Service lines, aboveground appurtenances and equipment locations
for utility service approved by the Planning and Zoning Commission for other than the required rear lot
locations must follow the guidelines below:
(1) Underground utility service lines shall be located within a 10 foot wide easement, equally divided and
paralleling the side property line of two adjacent lots. Aboveground electrical transformers and other
utility appurtenances located within such easements shall be located five feet from the front building
setback line.
(2) Transformers will be hinged to provide for rear service access. Access to the rear must be free from
obstructions. Additionally, the use of surface "hand boxes" versus pedestals for electric utilities is
required.
(3) Screening of the above ground appurtenance by a live vegetative screen is recommended for the street
front and sides of the pad. Maintenance of the optional screening shall be the responsibility of the
owners of the adjacent lots where the appurtenance is located.
(4) In situations where the grade requires retaining walls, the transformer pad will be located on the lower
grade and the retaining walls will be "jogged" to accommodate the transformer pad and provide
adequate service access.
(5) Exceptions to any requirement must be resolved at the preliminary plat stage.
Nothing herein shall be construed as to require utility companies to "underground" existing or new electric
facilities, nor to prohibit the upgrading, reconstruction or reconductoring of existing overhead facilities in the city's
public rights-of-way.
(Ord. No. 1982, § 1(330), 3-24-1994; Ord. No. 2774, § 1, 3-11-2004)
Sec. 110-368. Street right-of-way dedication.
Each subdivision plat shall dedicate public street right-of-way of sufficient width to comply with the
standards contained on the master thoroughfare plan and the following requirements:
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(1) All street rights-of-way shall be integrated with the existing and proposed system of thoroughfares and
rights-of-way.
(2) 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 acceptable public access easement.
(3) Street rights-of-way shall be configured so as to allow for future access to adjacent properties.
(Ord. No. 1982, § 1(335), 3-24-1994)
Sec. 110-369. Street improvement requirements.
The developer shall construct, at his own expense, street facilities necessary for the proper development of
the subdivision. The street system shall provide access to every lot in the subdivision, and comply with the
following:
(1) All street surfaces within or abutting the proposed subdivision shall be paved, with curbs and gutters
installed, and otherwise constructed in accordance with the standards and specifications contained in
the design manual.
(2) All paving shall be constructed to the width specified by the "functional classification" of streets as
contained in the most current revision of the master thoroughfare plan.
(3) Permanent dead-end roads shall not be allowed.
(4) Proposed new streets shall be laid out, where possible, so as to eliminate or avoid new perimeter half-
streets.
(Ord. No. 1982, § 1(340), 3-24-1994)
Sec. 110-370. City participation in thoroughfare street improvements.
(a) The city will only participate in the construction costs of a collector or arterial street as designated by the
master thoroughfare plan and be located in conventional single-family residential areas. When the public
works director has determined 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 36 feet, measured from curb face to curb face. The developer shall pay for 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, including engineering costs.
(b) 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.
(c) In nonsingle-family residential areas, when existing development would require additional strength design or
additional width of pavement to accommodate expected traffic use, no city participation is allowed.
(Ord. No. 1982, § 1(345), 3-24-1994)
Sec. 110-371. 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-
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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.
(Ord. No. 1982, § 1(350), 3-24-1994)
Sec. 110-372. Sidewalk requirements.
Every new subdivision, or resubdivision 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 conform to
the standards and specifications contained in the design manual. Sidewalk placements shall conform to the
following:
(1) All corner lots shall have sidewalks placed on the two frontages or sides adjacent to the streets.
(2) Any triple frontage lots shall have sidewalks placed on the three frontages or sides adjacent to the
streets.
(3) Any double frontage lots shall have sidewalks placed on the two frontages adjacent to the streets.
(4) 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 completion of any primary structure.
(Ord. No. 1982, § 1(352), 3-24-1994)
Sec. 110-373. Masonry screening wall requirements (semipublic improvement).
Every newly platted residential or nonresidential subdivision or resubdivision of lots adjacent to a C-4-U
thoroughfare, or larger, as shown in the prevailing master thoroughfare plan, shall comply with the screening wall
requirements as provided in this section.
(1) The developer of any lot located in a newly platted residential subdivision, or resubdivision of existing
residential lots adjacent to a C-4-U thoroughfare, or larger, as shown on the prevailing master
thoroughfare plan, shall be required to construct a masonry or concrete screening wall along and
adjacent to said thoroughfare. However, a replat of an existing one lot residential subdivision on any
street is exempt.
(2) The developer of any lot located in a newly platted nonresidential subdivision, or resubdivision of lots,
which have a rear property line adjacent to a C-4-U thoroughfare, or larger, as shown on the prevailing
master thoroughfare plan, shall be required to construct a masonry or concrete screening wall along
and adjacent to said thoroughfare.
(3) The masonry or concrete screening wall shall be constructed in a manner consistent with the standards
and specifications contained in the design manual. Any combination of wrought iron and landscaping
at street intersections, or entrances to subdivisions, shall be considered as an acceptable alternate
material. Except for landscaping materials, no masonry or concrete screening wall or its foundation
shall be constructed within the street right-of-way.
(4) Any masonry screening wall constructed within the city which is not required by subsection (1) or
subsection (2) of this section shall be constructed in a manner consistent with the standards and
specifications contained in the design manual.
(Ord. No. 1982, § 1(355), 3-24-1994)
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Sec. 110-374.Drainage improvement requirements.
The developer shall be required to furnish, install, construct, or extend, at his own expense, all storm sewers
and drainage structure facilities necessary for the proper development of the subdivision. Concrete channel
improvements shall be required where specified in the master drainage plan and in the design manual. Alternate
earthen channels may be approved when in accordance with the criteria established in the design manual. All
public drainage facilities shall be constructed within a public drainage easement or drainage right-of-way as
required by the city.
(Ord. No. 1982, § 1(360), 3-24-1994)
Sec. 110-375. Off-site drainage.
In respect to off-site drainage, the following provisions shall apply:
(1) The developer shall be responsible for all runoff from fully developed property upstream of the
proposed development.
(2) Where a drainage study indicates that additional runoff from the developing property will overload
downstream drainage facilities and result in hazardous conditions, the city may withhold approval of
the development until appropriate provisions have been made. These provisions shall include any
drainage design or construction plans necessary to accommodate the off-site drainage problem.
(Ord. No. 1982, § 1(362), 3-24-1994)
Sec. 110-376. Street lighting.
The developer shall furnish, install, construct or extend, at his own expense, street lighting facilities
necessary for the proper development of the subdivision. The street lighting system shall comply with the location
and spacing requirements for street lighting systems contained in the design manual.
(Ord. No. 1982, § 1(365), 3-24-1994)
Sec. 110-377. 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 $5,000.00, then the developer must execute a city-developer
agreement as contained in section 110-98. 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 $5,000.00 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 plat 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 the public works director. All
construction shall be in accordance with the applicable sections of this chapter. The developer may choose
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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.
(Ord. No. 1982, § 1(370), 3-24-1994)
Sec. 110-378. Temporary improvements.
The applicant shall build and pay for all costs of temporary improvements required by the public works
department and shall maintain same for a period specified by the city.
(Ord. No. 1982, § 1(372), 3-24-1994)
Sec. 110-379.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 form satisfactory to the public works director, in order to
ensure the satisfactory condition of the required improvements for a period of two years after the date of their
acceptance by the city.
(Ord. No. 1982, § 1(375), 3-24-1994)
Sec. 110-380. Public works construction permit required.
Construction shall not start on any street, sidewalk, drainage, utility or public improvement until a public
works construction permit and an acceptable two-year maintenance bond has been issued for all facilities in the
subdivision or the approved phase of the said subdivision.
(Ord. No. 1982, § 1(380), 3-24-1994)
Sec. 110-381. Inspection of proposed public facilities.
The public works department shall provide for inspection of required public improvements during
construction and ensure 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 permits 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 public improvements by the public works department.
(Ord. No. 1982, § 1(382), 3-24-1994)
Sec. 110-382. 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 materials of any kind shall be buried in any
land, or 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 permit or certificate of occupancy.
(Ord. No. 1982, § 1(385), 3-24-1994)
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Sec. 110-383.Letter of completion of public improvements.
(a) The city council 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 department 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 department will
then issue a letter of completion of public improvements to the developer and authorize the release of the
subdivision for the issuance of building permits.
(Ord. No. 1982, § 1(390), 3-24-1994)
Secs. 110-384—110-410.Reserved.
ARTICLE XI. DESIGN CRITERIA
Sec. 110-411. 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 chapter of this Code (chapter 118).
(Ord. No. 1982, § 1(1000), 3-24-1994)
Sec. 110-412. Generally.
Every subdivision plat shall be reviewed by the city for conformance with the design criteria contained in this
article. The city recognizes that suitability characteristics vary from site to site, and the planning and zoning
commission shall provide oversight in their interpretation application and enforcement of these criteria.
(1) Access from major thoroughfares. Where a residential subdivision borders or contains 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 an existing or proposed C-2-U
collector street, or larger. Nonresidential lots which have frontage onto or derive access directly from
an existing or proposed C-2-U collector street, as shown on the Master Thoroughfare Plan, shall have
driveway locations which comply with the spacing requirements contained in the design manual.
(2) Block depths. Blocks should have sufficient depth to provide for two tiers of lots of appropriate depths.
Exceptions to this prescribed block depth may be permitted in blocks adjacent to major streets,
railroads, waterways or city limit lines. The use of a public alley shall be limited to nonresidential
subdivisions.
(3) Block lengths. Block lengths in residential areas shall not exceed 15 times the minimum lot width
required in the zoning district or 1,000 feet long without an intersection with another street. Blocks
designed for industrial uses may be of such length and width as determined suitable and appropriate
by the planning and zoning commission for the prospective use. In long blocks, the planning and zoning
commission may require the reservation of an easement through the block to accommodate utilities,
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drainage facilities, or pedestrian traffic. When such an easement is required, additional width shall be
included in the adjacent lots.
(4) Buildable area. Every residential lot proposed for development shall contain a buildable area which
contains, at a minimum, 125 percent of the minimum structure square footage required for the
applicable zoning district. The buildable area shall be situated out of the 100-year special flood hazard
area.
(5) 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 formations, adverse
earth formations 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 formulated by
the developer and approved by the planning and zoning commission to solve the problems created by
the unsuitable land conditions.
(6) Conformity with comprehensive land use plan. Every subdivision plat shall conform to the city's
comprehensive land use plan, zoning chapter (118), this chapter, other applicable city standards.
(7) Corner clip. At all street intersections, there shall be provided a minimum ten-foot by ten-foot corner
clip sidewalk and utility easement diagonal to the street right-of-way lines.
(8) Corner lots. Additional lot width should be considered for corner lots to allow for two street frontage
setback lines.
(9) Cul-de-sac length. No street may be designed to be dead-ended without the installation of a cul-de-sac
with a 50-foot right-of-way radius and a 40-foot pavement radius back-to-back of curb. No cul-de-sac
street may exceed 500 feet in length, as measured along the street centerline from the projected curb
intersection to the farthest curb location.
(10) Double frontage lots. Double frontage and reversed frontage lots shall be avoided except where
necessary to provide separation of residential development from collector or arterial streets or to
overcome specific disadvantages of topography and orientation. The planning and 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 arterial street.
(11) Drainage easements and rights-of-way. The city will advise the developer 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 shall 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 contains a drainage easement shall be designed so as to have a buildable area that is, at a
minimum, 125 percent of the minimum square footage required for the applicable zoning district. The
planning and zoning commission may approve an alternate plan whereby the drainage area is
designated as a separate lot or shown as a drainage right-of-way with public conveyance notation.
When a drainage right-of-way is utilized, lot lines shall not be extended into the limits of the drainage
right-of-way.
(12) Grading and lot drainage. Residential lot grading shall be conducted in a manner which will not allow
runoff to cross more than two lots, 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 and
any necessary facilities shall be constructed and installed by the developer. Lots shall be laid out so as
to provide positive drainage away from all buildings. Individual lot drainage shall be coordinated with
the general storm drainage pattern for the area.
(13) Intersection angles. Spacing of intersections along major streets shall conform to the design manual.
Not more than two streets shall intersect at any one point unless specifically approved by the planning
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and zoning commission. Proposed new intersections along one side of an existing street shall,
wherever practicable, coincide with any existing intersections on the opposite side of such street.
Streets shall 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:
a. A proposed intersection of two new streets at an angle of less than 75 degrees shall not be
acceptable. An oblique street intersection or curved street approaching an intersection should be
approximately at right angles for at least 100 feet therefrom.
b. Street jogs with centerline offsets of less than 150 feet shall not be permitted, except where the
intersected street has separated dual drives without median breaks at either intersection.
(14) Lot dimensions. Lot dimensions shall be consistent with the minimum standards of the zoning
ordinance (chapter 118). 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, shall contain 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 industrial purposes shall be
adequate to provide for the off-street parking and loading facilities required for the type of use and
development contemplated, as established in the zoning chapter of this Code (chapter 118).
(15) Masonry screening walls. Masonry screening walls shall be constructed adjacent to any residential
thoroughfare designated as C-4-U, or larger, on the master thoroughfare plan. No screening wall shall
be constructed within the street right-of-way.
(16) Multiple entrance and exit locations. Where possible, the use of two or more entrance and exit
locations is encouraged when the subdivision contains 40 or more lots. However, the planning and
zoning commission may recommend a waiver of this criteria when alternative proposals are
determined sound planning principles have been considered.
(17) Rights-of-way. Right-of-way widths shall be consistent with those shown on the master thoroughfare
plan. Right-of-way widths in excess of the standards designated on the master thoroughfare plan shall
be required whenever, due to topography, additional width is necessary to provide adequate earth
slopes. Furthermore, street right-of-way widths in commercial, industrial and similar high intensity land
use areas shall be appropriate for the type of development being proposed, but no street in such area
shall be less than the minimum required for a C-2-U collector street.
(18) Water bodies. If a tract being subdivided contains a water body or portion thereof, lot lines shall be
drawn so as to distribute the entire ownership of the water body among adjacent lots. The planning
and zoning commission may approve an alternative plan whereby the ownership of and responsibility
for safe maintenance of the water body is so placed that it will not become a local government
responsibility.
If a water body is intended to be situated on its own lot, then the lot shall be numbered according to
the numbering sequence of the subdivision. Furthermore, any lot intended to be used as a buildable lot
which includes a water body shall contain a buildable area that is, at a minimum, 125 percent of the
minimum square footage required for the applicable zoning district.
(19) Common access easements. To the maximum extent practicable, common access easements will be
required between and/or across any lots zoned, used and/or planned by the Land Use Plan for
nonresidential purposes and fronting on arterial and collector streets in order to minimize the total
number of access points along those streets and to facilitate traffic flow between lots. The easements
must be provided on the final plat, replat, or amended plat of the subject properties, or be recorded by
separate instrument with Tarrant County.
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The common access easement must be at least 20 feet wide. The easement must encompass existing
and proposed driveways and extend across the entire width of the property to provide access to
adjacent properties. The location must be approved by the city manager or designee.
Maintenance of any common access easement is the responsibility of the property owner or property
owner's association, as applicable. When an easement is created by plat, a maintenance note must be
added to the plat acknowledging maintenance responsibility. When the easement is created by
separate instrument, the maintenance responsibility must be acknowledged within the separate
instrument.
(Ord. No. 1982, § 1(1010), 3-24-1994; Ord. No. 3550 , § 2, 12-10-2018)
Secs. 110-413—110-440. Reserved.
ARTICLE XII. INSTALLATION OF PERMANENT FIELD MONUMENTS
Sec. 110-441. Generally.
The applicant shall place permanent 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.
(Ord. No. 1982, § 1(1200), 3-24-1994)
Sec. 110-442. Subdivision boundaries.
The external boundaries of a subdivision shall be documented in the field by monuments of not less than
four inches square or five inches in diameter, and 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 18 inches in length and one-half inch in
diameter. These monuments shall be placed at all corners of the subdivision boundary, at each end of all curves, at
the point where a curve changes its radius, at all angle points in any line, and at all angle points along a
meandering line.
(Ord. No. 1982, § 1(1210), 3-24-1994)
Sec. 110-443. Internal block corners.
All internal block corners, street intersections, street angle points and curves tangents shall receive
permanent monuments in the field by iron rods or pipes at least 18 inches long and one-half inch in diameter.
(Ord. No. 1982, § 1(1220), 3-24-1994)
Sec. 110-444. Lot corners.
All corners of all lots shall receive monuments in the field by iron rods 18 inches long and one-half inch in
diameter.
(Ord. No. 1982, § 1(1230), 3-24-1994)
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PART II -CODE OF ORDINANCES
Chapter 110 - SUBDIVISIONS
ARTICLE XIII. ADEQUACY OF PUBLIC FACILITIES; PROPORTIONALITY
ARTICLE XIII.ADEQUACY OF PUBLIC FACILITIES; PROPORTIONALITY
Sec. 110-445. Purpose and policy.
(a) These subdivision regulations of the city are designed and intended to achieve the following purposes and
shall be administered so as to:
(1) Promote the health, safety, morals and general welfare of the community and the safe, orderly and
healthful development of the city;
(2) Establish adequate policies and procedures to guide development of the city;
(3) Provide for the establishment of minimum specifications for construction and engineering design
criteria for public infrastructure improvements to maintain land values, reduce inconveniences to
residents of the area, and to reduce related unnecessary costs to the city for correction of inadequate
facilities that are designed to serve the public;
(4) Ensure that development of land and subdivisions shall be of such nature, shape and location that
utilization will not impair the general welfare;
(5) Ensure against the dangers of fires, floods, erosion, landslides, or other such menaces;
(6) Preserve the natural beauty and topography of the city and to ensure appropriate development with
regard to these natural features;
(7) Realistically and harmoniously relate new development of adjacent properties;
(8) Provide the most beneficial circulation of traffic throughout the city, having particular regard to the
avoidance of congestion in the streets and highways, and pedestrian traffic movements; and to provide
for the proper location and width of streets;
(9) Ensure that public facilities for water supply, drainage, disposal of sanitary and industrial waste, and
parks are available for every building site and with adequate capacity to serve the proposed subdivision
before issuance of a certificate of occupancy or release of utility connections or final inspection within
the boundaries of the plat;
(10) Assure that new development adequately and fairly participates in the dedication and construction of
public infrastructure improvements that are necessitated by or attributable to the development or that
provide value or benefit that makes the development feasible;
(11) Help prevent pollution, assure the adequacy of drainage facilities, control storm water runoff,
safeguard the water table, and encourage the wise use and management of natural resources
throughout the city and its extraterritorial jurisdiction in order to preserve the integrity, stability, and
beauty of the community and the value of the land; and
(12) Provide for open spaces through the most efficient design and layout of the land, while preserving the
land use intensity as established in the zoning ordinance of the city.
(b) To carry out the purposes hereinabove stated, it is declared to be the policy of the city to guide and regulate
the subdivision and development of land in such a manner as to promote orderly growth both within the city
and where applicable.
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(c) Land must not be platted until proper provision has been made for adequate public facilities for roadways,
drainage, water, wastewater, public utilities, capital improvements, parks, recreation facilities, and rights-of-
way for streets.
(d) Proposed plats or subdivisions which do not conform to the policies and regulations shall be denied, or, in
lieu of denial, disapproved conditioned on conformance with conditions.
(e) There shall be an essential nexus between the requirement to dedicate rights-of-way and easements and/or
to construct public works improvements in connection with a new subdivision and the need to offset the
impacts on the city's public facilities systems created by such new development.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-446. Adequate public facilities.
(a) Land proposed to be subdivided must be served adequately by essential public facilities and services,
including water and wastewater facilities, roadway and pedestrian facilities, drainage facilities and park
facilities. An application for a plat or development may be denied unless adequate public facilities necessary
to support and serve the development exist or provision has been made for the facilities, whether the
facilities are to be located within the property being platted or offsite.
(b) It is necessary and desirable to provide for dedication of rights-of-way and easements for public works
improvements to support new development at the earliest stage of the development process.
(c) The city desires to assure both that impacts of new development are mitigated through contributions of
rights-of-way, easements and construction of capital improvements, and that a new development be
required to contribute not more than its proportionate share of such costs.
(d) Proposed public works improvements serving new development shall conform to and be properly related to
the public facilities elements of the city's adopted master plan, other adopted master plans for public
facilities and services, and applicable capital improvements plans, and shall meet the service levels specified
in such plans.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-447. Minimum standards.
(a) The standards established in article X of chapter 110 and article III of chapter 94 of the Code of Ordinances
and other ordinances of the city for dedication and construction of public works improvements and
infrastructure are based upon engineering studies and historical usages and demands by different categories
of development. These regulations identify certain minimum requirements and sizes for utilities, roadways,
parks and other facilities that the city council has determined to be necessary in order to provide the
minimum level of service necessary to protect or promote the public health, safety, and welfare and to
assure the quality of life currently enjoyed by the citizens of North Richland Hills. It is the intent of these
regulations that no development occur until and unless these minimum levels of service are met. Therefore,
each subdivision in the city shall be required to dedicate, construct and/or upgrade required facilities and
infrastructure to a capacity that meets these minimum levels.
(b) For each category of public infrastructure, a minimum standard of infrastructure, and in some cases, service
level, has been developed based upon historic studies and construction projects of the city and other cities.
These minimum standards take into consideration the soil conditions and topographic configuration of the
city, the use and impact analyses of the North Central Texas Council of Governments in developing standard
specifications for public works installation, and other historical use and performance experiences of the city
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that reflect the minimum level of facilities and services that must be built to meet the health, safety and
welfare of the citizens of North Richland Hills.
(c) In order to maintain prescribed levels of public facilities and services for the health, safety and general
welfare of its citizens, the city may require the dedication of easements and rights-of-way and/or
construction of on-site and/or off-site public works improvements for water, wastewater, road, drainage or
park facilities to serve a proposed subdivision, or require the payment of fees in lieu thereof. If adequate
levels of public facilities and services cannot be provided concurrent with the schedule of development
proposed, the city may deny the subdivision until the public facilities and services can be provided, or require
that the development be phased so that the availability and delivery of facilities and services coincides with
the demands for the facilities created by the development.
(d) Whenever the city council determines that levels of service in excess of these minimum standards are
necessary in order to promote the orderly development of the city, the owner shall qualify for
reimbursement for any costs in excess of the minimum levels of service through city participation, to the
extent funds are available by a pro rata reimbursement policy or other means adopted by the city.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-448. Adequacy of specific facilities.
(a) All lots to be platted shall be connected to a public water system which has capacity to provide water for
domestic use and emergency purposes, including adequate fire protection.
(b) All lots to be platted shall be served by an approved means of wastewater collection and treatment. The city
may require the phasing of development and/or improvements in order to maintain adequate wastewater
capacity.
(c) Proposed roads shall provide a safe, convenient and functional system for vehicular, bicycle and pedestrian
circulation and shall be properly related to the applicable thoroughfare plan and any amendments thereto,
and shall be appropriate for the particular traffic characteristics of each proposed subdivision or
development. New subdivisions shall be supported by a thoroughfare network having adequate capacity,
and safe and efficient traffic circulation. Each development shall have adequate access to the thoroughfare
network. The city may require the phasing of development and/or improvements in order to maintain a safe,
convenient and functional system of roads for vehicular and pedestrian circulation.
(d) Drainage improvements serving new development shall be designed to prevent overloading the capacity of
the downstream drainage system. The city may require the phasing of development, the use of control
methods such as retention or detention, the construction of off-site drainage improvements, or drainage
impact fees in order to mitigate the impacts of the proposed subdivision.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-449. Improvement of adjacent and abutting existing streets and utilities.
In the case of existing adjacent or abutting roads, the city may require that the entire right-of-way be
dedicated and/or improved to the city's design standards, based upon factors including the impact of the proposed
subdivision on the road, safety to the traveling public, conditions and life expectancy of the road, the impact of the
proposed subdivision on other roads, the timing of this development in relation to need for improving the road,
the impact of the traffic on the road and city's roadway system as a whole.
(Ord. No. 2887, § 1, 6-12-2006)
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Sec. 110-450.Timing of dedication and construction.
(a) The city shall require an initial demonstration that a proposed subdivision shall be adequately served by
public facilities and services at the time for approval of the first development application that portrays a
specific plan of development, including but not limited to a petition for establishing a planned development
zoning district, or other overlay zoning district; or a developer's agreement; or an application for a
preliminary or final plat.
(b) The obligation to dedicate rights-of-way and/or to construct one or more public works improvements to
serve a new subdivision may be deferred until approval of a subsequent phase of the subdivision, at the sole
discretion of the city's engineer, upon written request of the property owner, or at the city's own initiative.
As a condition of deferring the obligation, the city may require that the subdivider include provisions in the
developer's agreement, specifying the time for dedication of rights-of-way for and/or construction of public
works improvements serving the subdivision.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-451. Proportionality determination by city's engineer.
(a) Prior to a decision by the planning and zoning commission on a preliminary plat application, or if no
preliminary plat application is required, on a final plat application, or any other application for which an
exaction requirement is a condition of approval, the city's engineer shall prepare a written statement
affirming that each exaction requirement to be imposed as a condition of approval is roughly proportionate
to the demand created by the subdivision or development on the applicable public facilities system of the
city, taking into consideration the nature and extent of the development proposed. In making this
determination, the city's engineer may consider the following:
(1) Categorical findings of the North Central Texas Council of Governments in developing standard
specifications for public infrastructure improvements;
(2) The proposed and potential use of the land;
(3) The timing and sequence of development in relation to availability of adequate levels of public facilities
systems;
(4) Impact fee studies, traffic impact studies, drainage studies or other studies that measure the demand
for services created by developments and the impact on the city's public facilities system;
(5) The function of the public infrastructure improvements in serving the proposed subdivision or
development;
(6) The degree to which public infrastructure improvements necessary to serve the proposed subdivision
are supplied by other developments;
(7) The anticipated participation by the city in the costs of necessary public infrastructure improvements;
(8) The degree to which acceptable private infrastructure improvements to be constructed and
maintained by the applicant will offset the need for public infrastructure improvements;
(9) Any reimbursements for the costs of public infrastructure improvements for which the proposed
subdivision is eligible; and/or
(10) Any other information relating to the impacts created by the proposed subdivision or development on
the city's public facilities systems.
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(b) Based upon the proportionality determination, the city's engineer shall affirm that the exaction requirements
of the subdivision ordinance, or other ordinance requiring the permit, as applied to the proposed subdivision
or development, do not impose costs on the applicant for public infrastructure improvements that exceed
those roughly proportionate to the impact of the proposed subdivision or development.
(c) The city's engineer may require that the applicant, at its expense, submit any information or studies that may
assist in making the proportionality determination.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-452.Definitions.
For purposes of this article, the following terms have the following definitions:
City's engineer: An engineer employed within the city's public works department and licensed by the State of
Texas. Such engineer is referred to in this article as the "city's engineer."
Exaction requirement: A requirement imposed as a condition for approval of a plat, preliminary plat, building
permit, planned development district or other development application to:
(1) Dedicate an interest in land for a public infrastructure improvement;
(2) Construct a public infrastructure improvement; or
(3) Pay a fee in lieu of constructing a public infrastructure improvement.
Public facilities system: With respect to water, wastewater, roadway, drainage or parks, the facilities owned
or operated by or on behalf of the city to provide services to the public, including existing and new developments
and subdivisions.
Public infrastructure improvement: A water, wastewater, roadway, drainage or park facility that is a part of
one or more of the city's public facilities systems.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-453. Rough proportionality determination of planning and zoning commission and
city council.
(a) The planning and zoning commission and city council shall consider the city's engineer's report concerning
the proportionality of the exaction requirements in making a decision on a plat application. The commission
and the city council may consider the city's engineer's report in granting a variance to the requirements of
the subdivision ordinance.
(b) The city official responsible for issuing a permit for which an exaction requirement is imposed as a condition
of approval shall consider the city's engineer's report concerning the proportionality of the exaction
requirements in making its decision as to whether to grant the permit.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-454. Rough proportionality appeal.
(a) An applicant for a preliminary or final plat or for a permit which imposes an exaction requirement as a
condition of approval may file an appeal to contest any exaction requirement, other than impact fees,
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imposed as a condition of approval or in which the failure to comply is grounds for denying the plat
application pursuant to the subdivision ordinance.
(b) The purpose of a proportionality appeal is to assure that an exaction requirement imposed on a proposed
plat or development as a condition of approval does not result in a disproportionate cost burden on the
applicant, taking into consideration the nature and extent of the demands created by the proposed
subdivision or development on the city's public facilities systems.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-455.Appeals procedure.
(a) An applicant for a preliminary or final plat or an applicant seeking approval for any other permit or zoning for
which an exaction requirement is imposed shall file a written appeal with the city secretary within ten days
of the date the planning and zoning commission or the city official responsible for issuing the permit takes
action applying the exaction requirement. This may include denial of the permit or plat. The applicant shall
submit 15 copies of the appeal.
(b) A separate appeal form shall be submitted for each exaction requirement for which relief is sought. The city
secretary shall forward the appeal to the city council for consideration.
(c) The applicant may request postponement of consideration of the applicant's plat application by the city
council pending preparation of the study required by subsection (f), in which case the applicant shall also
waive the statutory period for acting upon a plat for the time necessary for the city council to decide the
appeal.
(d) No developer's agreement may be executed by the city until the time for appeal has expired or, if an appeal
is filed, until the city council has made a determination with respect to the appeal.
(e) The appeal shall state the reasons that application of the exaction requirement is not roughly proportional to
the nature and extent of the impact created by the proposed subdivision or development on the city's public
facilities systems and does not reasonably benefit the proposed subdivision or development.
(f) The appellant shall submit to the city's engineer 15 copies of a study in support of the appeal that includes,
with respect to each specific exaction requirement appealed, the following information within 30 days of the
date of appeal, unless a longer time is requested:
(1) Total capacity of the city's water, wastewater, roadway, drainage, or park system, as applicable, to be
utilized by the proposed subdivision or development, employing standard measures of capacity and
equivalency tables relating the type of development proposed to the quantity of system capacity to be
consumed by the subdivision. If the proposed subdivision is to be developed in phases, such
information also shall be provided for the entire development, including any phases already developed;
(2) Total capacity to be supplied to the city's public facilities systems for water, wastewater, roadway,
drainage or parks, as applicable, by the exaction requirement. This information shall include any
capacity supplied by prior exaction requirements imposed on the development;
(3) Comparison of the capacity of the applicable city public facilities systems to be consumed by the
proposed subdivision or development with the capacity to be supplied to such systems by the
proposed exaction requirement. In making this comparison, the impacts on the city's public facilities
systems from the entire subdivision or development shall be considered;
(4) The amount of any city participation in the costs of oversizing the public infrastructure improvements
to be constructed by the applicant in accordance with the city's requirements;
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(5) Comparison of the minimum size and capacity required by city standards for the applicable public
facilities systems to be utilized by the proposed subdivision or development with the size and capacity
to be supplied by the proposed exaction requirement; and
(6) Any other information that shows the alleged disproportionality between the impacts created by the
proposed development and the exaction requirement imposed by the city.
(g) The city's engineer shall evaluate the appeal and supporting study and shall make a recommendation to the
city council based upon the city's engineer's analysis of the information contained in the study and utilizing
the same factors considered by the engineer in making the original proportionality determination.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-456. City council decision.
(a) The city council shall decide the appeal within 30 days of the date of final submission of any evidence by the
applicant. Upon receipt of the final submission of evidence from the applicant, the city secretary shall
schedule a time and date for the city council to consider the appeal and shall cause the applicant to be
notified at the address specified in the appeal form of the time, date and location at which the city council
shall consider the appeal.
(b) The applicant shall be allotted time, not to exceed 30 minutes, to present testimony at the city council
meeting. The council shall base its decision on the criteria listed in subsections 110-457(a) and 110-461(f)
and may:
(1) Deny the appeal and impose the exaction requirement in accordance with the city's engineer's
recommendation or the planning and zoning commission's decision on the plat or other development
application; or
(2) Grant the appeal, and waive in whole or in part an exaction requirement to the extent necessary to
achieve proportionality; or
(3) Grant the appeal, and direct that the city participate in the costs of acquiring land for or constructing
the public infrastructure improvement.
(c) In deciding an appeal, the city council shall determine whether application of the exaction requirement is
roughly proportional to the nature and extent of the impact created by the proposed subdivision on the
city's public facilities systems for water, wastewater, roadway, drainage, or park facilities, as applicable, and
reasonably benefits the subdivision. In making such determination, the council shall consider:
(1) The evidence submitted by the applicant;
(2) The city's engineer's report and recommendation, considering in particular the factors identified in
subsections 110-457(a) and 110-461(f); and
(3) If the property is located within the city's extraterritorial jurisdiction, any recommendations from the
county.
(d) The city council may require the applicant or the city's engineer to submit additional information that it
deems relevant in making its decision.
(Ord. No. 2887, § 1, 6-12-2006)
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Sec. 110-457.Action following decision of city council.
(a) If the city council finds in favor of the applicant and waives the exaction requirement as a condition of plat
approval, or modifies the exaction requirement to the extent necessary to achieve rough proportionality, the
applicant shall resubmit the plat application to the planning and zoning commission or city official
responsible for issuing the permit within 30 days of the date the city council takes action, with any
modifications necessary to conform the plat with the city council's decision. The applicant shall not be
deemed to have prevailed in the event that the city council modifies the exaction requirement.
(b) If the city council finds in favor of an applicant for any other permit and waives the exaction requirement as a
condition of permit approval, or modifies the exaction requirement to the extent necessary to achieve rough
proportionality, the applicant shall resubmit the permit application to the responsible official within 30 days
of the date the city council takes action, with any modifications necessary to conform the application with
the city council's decision. Failure to day so will result in the expiration of any relief granted by the city
council.
(c) If the city council denies the appeal and the applicant has executed a waiver of the statutory period for
acting upon a plat, the city shall place the plat application on the agenda of the planning and zoning
commission within 30 days of the city council's decision.
(d) If the rough proportionality appeal was submitted appealing the imposition of an exaction requirement for a
plat application, and city council grants relief to an applicant but the applicant fails to conform the plat to the
city council's decision within the 30-day period provided, the relief granted by the city council on the appeal
shall expire.
(e) If the plat application is modified to increase the number of residential dwelling units or the intensity of
nonresidential uses, the city manager or city's engineer may require a new study to validate the relief
granted by the city council.
(f) If the plat application for which relief was granted is denied on other grounds, a new appeal shall be required
on any subsequent application.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-458. Appeal of city council decision.
An applicant may appeal the decision of the city council to the county or district court of the county in which
the development is located within 30 days of the date that the council issues its final decision. In the event that the
applicant prevails in such action, the applicant will be entitled to attorneys' fees and costs, including expert witness
fees.
(Ord. No. 2887, § 1, 6-12-2006)
Sec. 110-459. Miscellaneous.
(a) This article shall be cumulative of all provisions of ordinances of the City of North Richland Hills, Texas,
except where the provisions of this article are in direct conflict with the provisions of such ordinances, in
which event the conflicting provisions of such ordinances are hereby repealed to the extent of such conflict.
(b) It is hereby declared to be the intention of the city council that the phrases, clauses, sentences, paragraphs
and sections of this article are severable, and if any phrase, clause, sentence, paragraph or section of this
article shall be declared unconstitutional by the valid judgment or decree of any court of competent
jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
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paragraphs and sections of this article, since the same would have been enacted by the city council without
the incorporation in this article of any such unconstitutional phrase, clause, sentence, paragraph or section.
(c) All rights and remedies of the city are expressly saved as to any and all violations of the provisions of chapter
110 of the Code of Ordinances, or any other ordinances affecting subdivision regulations which have accrued
at the time of the effective date of this article; and, as to such accrued violations and all pending litigation,
both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected
by this article but may be prosecuted until final disposition by the courts.
(d) This article shall be in full force and effect from and after its passage.
(Ord. No. 2887, § 1, 6-12-2006)
Secs. 110-460—110-519. Reserved.
ARTICLE XIX. IMPACT FEES
Sec. 110-520. In general; purpose; policy.
This article is adopted pursuant to the provisions of Chapter 395, Texas Local Government Code, as well as
under the authority of Article 11, Section 5 of the Texas Constitution. This article implements a policy of the city to
impose fees upon each new development project to pay the costs of constructing capital improvements and
facility expansions necessary to serve new development.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-521. Definitions.
For the purposes of this article, the following definitions shall apply:
Assessment: The determination of the amount of the maximum impact fee per service unit which can be
imposed on new development pursuant to this article.
Building permit: Written permission issued by the city for the construction, repair, alteration or addition of a
structure associated with an increase of one or more service units.
Capital improvement: Water supply, treatment and distribution facilities, and wastewater collection and
treatment facilities that have a life expectancy of five or more years and are owned and operated by or on behalf
of the city.
Capital improvements advisory committee: The city's planning and zoning commission.
Capital improvements plan: A plan contemplated by this article that identifies capital improvements or
facility expansions for which impact fees may be assessed.
City: The City of North Richland Hills, Texas.
Credit: The amount of the reduction of an impact fee for fees, payments or charges for or construction of the
same type of facility.
Facility expansion: The expansion of the capacity of an existing facility that serves the same function as an
otherwise necessary new capital improvement, in order that the existing facility may serve new development. The
term does not include the repair, maintenance, modernization, or expansion of an existing facility to better serve
existing development.
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Final plat approval or approval of a final plat: The point at which the applicant has complied with all
conditions of approval and the plat has been released for filing with the county clerk.
Fort Worth access fee. The fee imposed upon the City of North Richland Hills by the City of Fort Worth for
providing water and/or sanitary sewer service to new development contained within the incorporated city limits
and to which service is provided either directly or indirectly by the City of Fort Worth water and/or sanitary sewer
system(s)
Impact fee: A charge or assessment imposed as set forth in this article against new development in order to
generate revenue for funding or recouping the costs of capital improvements or facility expansions necessitated by
and attributable to the new development. The term includes amortized charges, lump-sum charges, capital
recovery fees, contributions in aid of construction, and any other fee that functions as described by this definition.
The term does not include:
(1) Dedication of land for public parks or payment in lieu of the dedication to serve park needs;
(2) Dedication of rights-of-way or easements or construction or dedication of on-site or off-site water
distribution, wastewater collection or drainage facilities, or streets, sidewalks, or curbs if the dedication
or construction is required by a valid ordinance and is necessitated by and attributable to the new
development;
(3) Lot or acreage fees to be placed in trust funds for the purpose of reimbursing developers for oversizing
or constructing water or sewer mains or lines; or
(4) Other pro rata fees for reimbursement of water or sewer mains or lines extended by the political
subdivision.
However, an item included in the capital improvements plan may not be required to be constructed except in
accordance with Section 395.019(2), Texas Local Government Code, and an owner may not be required to
construct or dedicate facilities and to pay impact fees for those facilities.
Land use assumptions: A description of the service area and projections of changes in land uses, densities,
intensities, and population in the service area over at least a ten-year period which has been adopted by the city
and upon which the capital improvements plan is based.
Meter equivalent: The flow capacity of a water meter compared to the base three-fourths-inch meter. The
water meter equivalents shown on Conversion Table 2 and in the Impact Fees Capital Improvements Plan serves as
the standardized measure of use or generation attributable to the new unit of development.
New development: The subdivision of land; the construction, reconstruction, redevelopment, conversion,
structural alteration, relocation, or enlargement of a structure; or any use or extension of the use of land; any of
which increases the number of service units.
Offsite: Located entirely on property which is not included within the bounds of the plat being considered for
impact fee assessment.
Onsite: Located at least partially on the plat which is being considered for impact fee assessment.
Service area: The entire area within the corporate limits of the city to be served by the capital improvements
and facilities expansions specified in the capital improvements plan.
Service unit: The three-fourths-inch water meter equivalent as shown on Conversion Table 2 attached hereto
and in Appendix A as Table 3.5 in the Impact Fees Capital Improvements Plan which serves as the standardized
measure of use or generation attributable to the new unit of development based on historical data and trends
applicable to the city during the previous ten years.
Wastewater facility: An improvement for providing wastewater collection and treatment, including, but not
limited to, land or easements, treatment facilities, lift stations, or interceptor mains. Wastewater facility excludes
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sanitary sewer lines or mains which are constructed by developers, the costs of which are reimbursed from pro
rata charges paid by developers or owners of property in other subdivisions as a condition of connection to or use
of such facility.
Water facility: An improvement for providing water supply, treatment and distribution service, including, but
not limited to, land or easements, water treatment facilities, water supply facilities or water distribution lines.
Water facility excludes water lines or mains which are constructed by developers, the costs of which are
reimbursed from pro rata charges paid by developers or owners of property in other subdivisions as a condition of
connection to or use of such facility.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-522. Capital improvements advisory committee.
(a) The capital improvements advisory committee shall consist of the city planning and zoning commission. If the
commission does not include at least one representative of the real estate, development or building industry
who is not an employee or official of a political subdivision or governmental entity, the city council shall
appoint at least one such representative as an ad hoc voting member of the advisory committee.
(b) The capital improvements advisory committee serves in an advisory capacity and is established to:
(1) Advise and assist the adoption of land use assumptions;
(2) Review the capital improvements plan and file written comments;
(3) Monitor and evaluate implementation of the capital improvements plan;
(4) File semi-annual reports with respect to the progress of the capital improvements plan and report to
the city council any perceived inequities in implementing the plan or imposing the impact fee; and
(5) Advise the city staff and council of the need to update or revise the land use assumptions, capital
improvements plan and impact fee.
(c) All professional reports concerning the development and implementation of the capital improvements plan
shall be made available to the advisory committee.
(d) The capital improvements advisory committee shall elect a chairperson to preside at its meetings and a vice-
chairperson to serve in his absence. All meetings of the committee shall be open to the public and posted at
least 72 hours in advance. Robert's Rules shall, insofar as applicable, govern the conduct of the committee's
business. A majority of the membership of the committee shall constitute a quorum.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-523. Periodic updates required.
The land use assumptions and capital improvements plan upon which impact fees are based shall be updated
at least every five years, beginning with the next such update to be on or before March 7, 2015. Alternatively, the
city council may, pursuant to the provisions of Section 395.0575 of the Local Government Code make a
determination that no such update is required.
(Ord. No. 3090, § 3, 3-8-2010)
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Sec. 110.524.Adoption of updated land use assumptions, capital improvements plan and
impact fees; impact fee required.
(a) The 2010 land use assumptions, capital improvements plan and impact fees proposed by staff and on file in
the office of the city secretary along with the tables referred to herein are hereby adopted.
(b) No building permit shall be granted to new construction of any property, nor shall any original water or
sewer service connection be made unless or service commenced unless and until impact fees required by
this article are assessed and collected or a contract providing for payment as approved by the city entered
into.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-525. Assessment of impact fees.
(a) Assessment of the impact fee per service unit shall occur as set forth in section 110-526.
(b) Additional impact fees or increases in fees shall not be assessed unless the number of service units to be
developed on the tract increases. Should the service units be increased, impact fees shall be increased in an
amount equal to the current impact fee per service unit multiplied by the difference in number of service
units.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-526. Collection of impact fees.
(a) At the time building permits are requested (or, if property is to be connected to mains without such permits,
at the time connection to mains is requested), the number of service units shall be determined from the
number of residential meters using, if necessary, the meter equivalency Table 2, Appendix A, chapter 110,
subdivisions.
(b) The amount of the impact fee due shall be determined by multiplying the number of service units times the
amounts of the impact fees together with the applicable Fort Worth access fee for water and wastewater
contained in Table 1 in Appendix A, chapter 110, subdivisions.
(c) The impact fee due shall be collected at the time a building permit is issued or, if connection is to occur
without a permit, prior to connection to the city main.
(d) The determination of impact fees shall be reduced by any allowable credits for the category of capital
improvements as provided by section 110-527.
(e) The owner of property for which there is a recorded plat may enter into a written agreement with the city
providing for the time and method of payment of impact fees, which agreement shall prevail over any
contrary provision of this article.
(f) Impact fees may be assessed, but not collected, for property where service is not available unless:
(1) The city commits to commence construction of necessary facilities identified in the capital
improvements plan within two years and have service available in a reasonable time not exceeding five
years;
(2) The city agrees in writing to permit the owner of the property to construct or finance the required
capital improvement or facility expansion and agrees that the costs incurred or funds advanced will
either:
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a. Be credited against the impact fees otherwise due from the new development;
b. Reimburse the owner for such costs from impact fees paid from other new developments that
will use such capital improvements or facility expansions in which case fees shall be reimbursed
to the owner at the time collected; or
c. The owner voluntarily requests that the city reserve capacity to serve future development and
the city, and the owner enter into a valid written agreement.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-527.Credits.
(a) Any construction of, contributions to, or dedications of any facility appearing on the capital improvements
plan which is required to be constructed by the owner as a condition of development shall be credited
against the impact fees otherwise due for the same category of impact fees otherwise due from the
development.
(b) The amount of each credit for required construction of a facility on the capital improvements plan shall be
calculated by multiplying 50 percent by the number indicated in the column titled "10-Year (2009-2019)" of
Table 3-3 of Exhibit B for water infrastructure projects and the column titled "10-Year (2009-2019)" of Table
3-4 of Exhibit B for wastewater infrastructure projects.
(c) As an alternative to the foregoing, the city and the owner may enter into an agreement providing that in
addition to the credit, the owner will be reimbursed for all or a portion of the costs of such facilities from pro
rata charges collected from others who connect to such facilities and from impact fees as received from
other new developments that will use such capital improvements or facility expansions. Pro rata charges paid
shall be credited against impact fees in the same manner as expenditures for facilities constructed as set
forth in subsection (b) hereinabove above.
(d) An owner shall be entitled to a credit against any category of impact fee as provided in any written
agreement between the city and the owner.
(e) No credit for construction of any facility shall exceed the total amount of impact fees due from the
development for the same category of improvements.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-528.Expenditure and accounting for fees and interest.
(a) All impact fees collected shall be deposited in interest bearing accounts clearly identifying the category of
capital improvements or facility expansions within the service area for which the fee is adopted.
(b) Interest earned shall be credited to the account and shall be subject to the same restrictions on expenditures
as the funds generating such interest.
(c) Impact fees and the interest earned thereon may be spent only for the purposes for which such fee was
imposed as shown in the capital improvements plan.
(d) The records of the accounts into which impact fees are deposited shall be open for public inspection and
copying during ordinary business hours.
(Ord. No. 3090, § 3, 3-8-2010)
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Page 57 of 58
Sec. 110-529.Refunds.
(a) On the request of an owner of the property on which an impact fee has been paid, impact fees shall be
refunded if existing facilities are available and service is denied or if the city failed to commence construction
of facilities required for service within two years of payment of the fee or if such construction is not
completed within a reasonable time, but not in any event in more than five years from the date of payment
of the fee.
(b) Any impact fee funds not expended within ten years after payment shall be refunded.
(c) Refunds shall bear interest calculated from the date of collection to the date of refund at the statutory rate
set forth in Section 302.002, Texas Finance Code.
(d) All refunds shall be made to the record owner of the property at the time the refund is paid. However, if the
impact fees were paid by another political subdivision or governmental entity, payment shall be made to the
political subdivision or governmental entity.
(e) The owner of the property on which an impact fee has been paid or another political subdivision or
governmental entity that paid the impact fee has standing to sue for a refund under this section.
(Ord. No. 3090, § 3, 3-8-2010)
Sec. 110-530. Certification of compliance required.
(a) Each year the city imposes an impact fee it shall submit a written certification verifying compliance with this
chapter to the attorney general each year not later than the last day of the city's fiscal year.
(b) The certification must be signed by the mayor of the city and include a statement that reads substantially
similar to the following: This statement certifies compliance with V.T.C.A., Local Government Code chapter
395.
(c) In the event the city fails to submit a certification as required by this section, it is liable to the state for a civil
penalty in an amount equal to ten percent of the amount of the impact fees erroneously charged. The
attorney general shall collect the civil penalty and deposit the amount collected to the credit of the housing
trust fund.
(Ord. No. 3090, § 3, 3-8-2010)
Created: 2024-02-05 11:12:12 \[EST\]
(Supp. No. 34)
Page 58 of 58
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