1987S11- REVISED CIVIL STATUES OF TEXAS
ORDINANCE NO. _82.-:5:::-://
AN ORDINANCE
ADOPTING ARTICLES 974a and 9'70a, REVISED
CIVIL STATUTES OF TEXAS; REGULATING THE
SUBDIVISION OF LAND WITHIN THE CORPORATE
LIMITS AND WITHIN THE APPROPRIATE SURROUNDING
LANDS; ESTABLISHING SUBDIVISION DESIGN
STANDARDS; PROVIDING FOR IMPROVEMENTS TO BE
MADE OR GUARANTEED TO BE MADE BY THE
SUBDIVIDER AND PRESCRIBING THE SPECIFICATIONS
OF SUCH IMPROVEMENTS; REQUIRING AND
REGULATING THE PREPARATION ANO PRESENTATION
OF PLATS TO THE CITY PLANNING COMMISSION AND
SETTING FORTH THE PROCEDURES TO BE FOLLOWED
IN APPLYING THESE RULES, REGULATIONS AND
STANDARDS IN ORDER TO EFFICIENTLY SUBDIVIDE
THE LAND WHILE PRESERVING THE HEALTH AND
INTEREST OF THE PUBLIC; PROVIDING FOR
ENFORCEMENT; PROVIDING A SAVINGS CLAUSE;
REPEALING ALL PREVIOUS SUBDIVISION ORDINANCES
AND PROVIDING FOR INTERPRETATION OF
CONFLICTING ORDINANCES; PROVIDING THE
REQUIREMENTS FOR VARIANCES; PROVIOING A
PENAL TY FOR VIOLATION; SETTING FORTH
Sf'ECIF ICATIONS AND CHECKLISTS.
WHEREAS, Articles 9'74a and 9'70a of the Revised Civil
Statutes of Texas empower the City to enact subdivision rules and
regulations and provide for it's administration, enforcement, and
amendmen t, and
WHEREAS, the City Planning and Zoning Commission,
empowered with the authority to formulate such rules and
regulations by Articles 974a and 970a and when the City Council
has favorably received and voted on these rules, recommends to
the City Council that this Ordinance be adopted, NOW THEREFORE,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS:
SUBDIVISION ORDINANCE
TABLE OF CONTENTS
ARTICLE I. GENERAL. PROVISIONS
SECTION 1
SECTI ON 2
SECTION 3
SECn ON 4
SECTION 5
SECTI ON 6
SECTION 7
SECTION 8
SECT ION 9
SECTION 10
SECn ON 11
SECTION 12
SECTION 13
SHOR T TITLE
JUR I SD ICTION
INTERPRETATIONS AND PURPOSE
ADOPTION OF LEGISLATIVE GRANT OF POWER
CONFORMANCE TO GENERAL PLAN
RULES AND REGULATIONS OF THE CITY
PLANNING COMMISSION
APPEAL. FROM PL.ANNING COMMISSION ACTION
ENFORCEMENT
SPECIAL PROVISIONS
LEGAL PROVISIONS
VARIANCE
GUARANTEE OF PERFORMANCE
_ DEDICATION AND MAINTENANCE OF STREETS
ARTICLE II. PROCEDURE
SECTION 14
SECTION 15
SECTI ON 16
PRE--APPLICATION CONFERENCE
PRELIMINARY PLAT
FINAL PL.AT
ARTICLE I I I. DESIGN STANDARDS
SECTION 17
SECTION 18
SECTI ON 19
SECTION ;?O
SECTION 21
SECT ION ;?2
SECT I ON r~3
SECTI ON 24
SECTION 25
GENERAL. DESIGN PRINCIPL.ES AND 08dECTIVES
STREETS
AL.LEYS
EASEMENTS
PEDESTRIAN CIRCULATION
BLOCKS
LOTS
PUBLIC SITES AND OPEN SPACES
PROTECTION OF NATURAL FEATURES
ARTICL.E IV. RElJUIRED IMPROVEMENTS
SECT ION 26
SECTION 27
SECn ON 28
SECTION 29
SECTI ON 30
SECTION 31
COMPLIANCE
MONUMENTS
STREET IMPROVEMENTS
WATER SYSTEM
SEWERAGE SYSTEMS
DRAINAGE
ARTICLE V. FL.OOD HAZARD AREAS
SECTION :32
GENERAL
;
2
2
2
2
2
3
3
3
3
3
5
5
6
8
8
8
8
13
18
I8
19
23
;.~4
24
;.:.~5
25
27
28
;.;~8
28
29
30
30
31
:;~2
33
:33
ARTICLE VI. OTHER PROVISIONS
39
SECTI ON :,3
SECTION 34
SECTI ON ~~5
SECTI ON 36
PENALTY FOR VIOLATION
EMERGENCY CLAUSE
REPEAL OF CONFLICTING ORDINANCES
OR ORDERS
SEVERAB I LI TY CLAUSE
39
39
40
40
EXHIBIT "A"
41
SPECIFICATIONS AND DESIGN STANDARDS FOR PUBLIC
WORKS IMROVEMENTS
41
A. COPIES REQUIRED FOR FINAL PLAT
B. STREETS, ALLEYS, SIDEWAL.KS AND CROSSWALK
WAYS AND TRAFFIC CONTROL DEVICES
C. DRAINAGE CRITERIA AND SPECIFICATIONS
D. HYDROLOGIC AND HYDRAULIC REQUIflEMENTS
FOR WATERSHEDS WITHIN THE JURISDICTION
OF THE Crry OF SCHERrZ
E. STORM DRAINAGE
F. INSPECTIONS, TESTING AND CHANGES
G. SU8DIVISION REQUIREMENTS
H. CONSTRUCTION SPECIFICATIONS FOR Srl~EETS,
AL.L.EYS, CURB AND GUTTER AND SIDEWALl,S
I. CONCRETE SIDEWALKS, PEDESTRIAN WAYS,
CROSSWAU, WAYS, OR IVE APPROACHES AND
ALLEYS
J. STORM DRAINAGE
K. LABORATORY TESTING
41
41
47
50
51
61
63
65
69
T7
f32
EXHIBIT "B"
102
ACKNOWLEDGEMENT AND CERTIFICATES
102
EXHIBIT "C"
105
DEFINIT IONS
105
i i
ARTICL.E 1
Sec t i on 1
Section 2
See t i on 3
Sec t i on 4
GENERAL. PROVISIONS
Short Title.
This Ordinance along with it's attachments,
exhibits and amendments, shall be known as the
"Subdivision Ordinance" of the City of Schertz,
Texas.
Jurisdiction.
No per'son shall cr'eate a subdivision of land
within the corporate 1 imits of the City of
Schertz, Texas, or within it's extraterritorial
jurisdiction, without complying with the
provisions of this Ordinance. All plats and
subdivisions of any such land shall conform to
the rul~s and regulations herein set forth. This
Ordinance shall govern all subdivision of land
within the corporate 1 imits and extraterritorial
jurisdiction of the City of SChertz, subject to
the laws of the State of Texas. In the event
that the distance from the City 1 imits is changed
by the Texas legislature, such distance provided
for (by) this Ordinance shall hereafter conform
to the distance provided by the legislature.
Interpretations and Purpose.
In their interpretation and application, the
provisions of this Ordinance shall be deemed to
be min imal in nature, and whenever' the
principles, standards or requirements of any
other applicable provision of other ordinances of
the City of Schertz are higher or more
restrictive, the latter shall control. The
purpose of this Ordinance is to achieve orderly
urban development through land subdivision; to
promote and develop the utilization o' land to
assure the best possible community environment in
accordance with the General Plan of the City of
Schertz; to provide for adequate municipal
services and safe streets; and to protect and
promote the health, safety and general welfare.
Adoption of Leqislative Grant of POl~er.
This Ordinance Is adopted under the authority of
the Constitution and Laws of the State o' Texas,
including particularly Chapters 231, Acts of the
40th Legislature, Regular Session, 1927, as
heretofore or hereafter amended (compiled as
Article 974a, Vernon's Annotated Texas Civil
Statutes) and the provisions of Section 4 of the
Mun ic ipal Annexat ion Act as heretofor'e or
hereafter amended (compiled as Article 970a
VATCS) .
-2-
Section 5
Section 6
See t i Cln 7
Section 8
Sec t i on 9
Con fOF"mance to GeneF"a 1 Plan.
No plat or subdivision of land within the City of
Schertz, and within it's extraterritorial
Jurisdicti ion as determined by Article 974a,
Vernon's Texas Civil Statutes, and Article 970a,
Vernon's Texas Civil Statutes, may be approved
unless the plat considers the General Plan of
said City and it's roads, streets, alleys,
easements, parks, playgrounds and pub1 ic util ity
fac i 1 it i es, i nc 1 ud i ng those loJh i ch have been or
may be laid out to the General Plan for the
extension of said City and of it's roads,
streets, alleys, easements and publ ic highways as
regards to publ ic util ities.
Rules and Regulations of the City Planning
.Comm i ss Lon.
The Planning Commission may adopt rules of
procedures to govern It's actions and, after a
publ ic hearing, may adopt rules and regulations
governing plats and subdivisions. Such rules
shall be consistent with the provisions of this
Ordinance, and with the laws of the State of
Texas, and shall become effective upon being
filed with the City Secretary.
Appea 1 fF"om P 1 ann I ng Comm i ss i on Ac t ion.
Any subd I v i der aggr i eved by a find i ng OF' ac t i on
of the City Planning Commission may appeal to the
City Council within thirty (30) days from the
date of such finding or action, and not
thereafter. Nothing in this section shall
prevent a right of review by a court of competent
jurisdiction.
En fOF"cemen t.
In addition to any other remedy provided by law,
the City and it's officers shall have the right
to enjoin any violation of this Ordinance by
injunction issued by a court of common
jUF"isdiction.
Special Provisions.
a. That it shall be unlawful for the County
Clerk of any county in which such land lies to
F"eceive or F"ecord any such plan, plat OF" F"ep1at,
unless and until the same shall have been aproved
by the City Planning Commission. (Article 974a,
Section 3, Vernon's Texas Civil Statutes).
b. No peF"m it sha 11 be I ssued by
the installation of septic tanks on
sLlbdivision fOF" which a final plat
the City fOF"
any lot I n a
has not been
-3-
appr'oved and f i 1 ed for' r'ecor'd, or. any
subdivision in which the standards
her'e i nor. r'efer'red to here i n have
compl ied I~i th in full.
lot in a
contained
not been
c. No per'mit shall be issued for' any str'uctur'e
on a lot in a subdivision for which a final plat
has not been appr'oved and f i 1 ed for' r'ecor'd, nor.
for any structure on a lot within a subdivision
In which the standards contained herein have not
been compl ied with in full.
d. The City shall not repair, maintain, install
or provide any streets or publ ic util ity services
In any subdivision for which a final plat has not
been appr'oved and f lIed for record, nor i n I~h i ch
the standards contained herein Dr referred to
herein have not been complied with in full.
e. The City shall not sell or supply any water
or se.oerage serv I ce 10 i th i n a subd i vis i on for
which a final plat has not been approved or filed
for r'ecord, nor in I~hich the standards contained
her's i nor' r'efer'r'ed to her'e i n havE~ not been
compl ied with in full.
f. In behalf of the City, the City Attar'ney
shall, when directed by the City Council,
Institute appropriate action In a court of
competent jurisdiction to enforce the provisions
of this Ordinance or the standards referred to
herein I~ith respect to any violation ther'eof
which occurs within the City, within the
extraterritorial jurisdiction of the City as such
jurisdiction as determined under the Municipal
Anexation Act, or within any area subject to all
or part of the provisions of this Ordinance.
g. If any subdivision exists for I~hich a final
plat has not been approved or in which the
standard contained herein or referred to herein
have not been campI ied with in full, the City
Council shall pass a resolution reciting the fact
of such noncompl lance of failure to secure final
plat approval, and reciting the fact of such
noncDmpl iance ar failure to secure the final plat
approval, and reciting the fact that the
provisions of paragraphs a, b, c, d and e of this
Section will apply to the subdivision and the
lots therein, the City Secretary shall, when
directed by the City Council, cause a certified
copy of such r'esol ut i on under' the cor'por'ate sea 1
of the City to be filed in the Deed Records of
the county or. counties in which such subdivision
-4-
Sect ion 10
10.1
10.2
Section 11
11. 1
or part thereof 1 ies. If full compl iance and
final plat approval are secured after the fil ing
of such resolution, the City Secretary shall
forthwith file an instrument in the Deed Records
of such county or counties stating the paragraphs
a, b, c, d and e no longer apply.
h. Provided, however, that the provisions of
this Section shall not be construed to prohibit
the issuance of per'm i ts for' any lots upon wh i ch a
residence building exists and was in existence
prior to passage of this Subdivision Ordinance
nor to prohibit the repair, maintenance, or
installation of any street or publ ic utility
services for, to or abutting any lot, the last
r'ecor'ded conveyance of wh i ch pr i or. to passage of
this Ordinance was by metes and bounds, and/or
any subd i vis i on, or. lot ther'e in, r'ecor'ded or-
unrecorded, which subdivision was in existence
prior to the passage of this Ordinance.
leQal Provisions.
Confl ictinQ Ordinances.
Any pr-ior' subdivision or-dinances, or. amendments
to them, are hereby repealed. If any other City
Or'd i nance, i ncl ud i ng but not 1 i m i ted to, the
Zoning Ordinance, Flood Hazard Ordinances, and
the City Codes, are in confl ict with this
ordinance, the most stringent or restrictive
r-ules shall gover'n.
Severabil ity Clause.
If any provisions of
appl ication thereof
circumstances, is held
the Ordinance, and
provision to other
shall not be effected
this Ordinance, or the
to any person or
inval id, the remainder of
the appl ication of such
persons or circumstances,
thereby.
Var. i ance.
Conditions
The City Planning Commission may authorize a
variance from the Subdivision Ordinance, when in
it's opinion, undue hardship will result from
requiring strict compliance. In granting a
variance, the City Planning Commission shall
prescribe only conditions that it deems necessary
or. des i rab 1 e to the pub 1 i c i nter'est. In mak i ng
their findings, the City Planning Commission
shall take into account the nature of the
proposed use of the land involved and existing
uses of land in the vicinity, the number of
-5-
11.2
Section 12
per'sons who will r.es i de or. wor'k in the pr'oposed
subdivision, and the probable effect of such
variances upon traffic conditions and upon the
publ ic health, safety, convenience, and welfare
in the vicinity. Variance shall not be granted
unless the City Planning Commission finds:
a. That there are special circumstances
or conditions affecting the land involved such
that the strict appl ication of this Ordinance
would deprive the appl icant of the reasonable use
of his land.
b. That
l~i 11 not
safety,
property
the granting of the
be detrimental to the publ ic
or. wel far'e, or. i njur' i ous
in the ar.ea.
variance
health,
to other'
c. That the granting of the variance will not
have the effect of preventing the orderly
subdivision of other land in the area in
accordance with the provisions of this Ordinance.
Such findings of the City Planning Commission,
together with the specified facts upon which such
findings are based, shall be incorporated into
the official minutes of the City Planning
Commission meeting at which such variance is
granted. Variances may be granted only when in
harmony with the general purpose and intent of
the Ordinance so that the publ ic health, safety,
and welfare may be secured and justice done.
Pecuniary hardship to the subdivider, standing
a lone, sha 11 not be deemed to const i tute
har'dsh i p.
The Comm i ss i on may estab 1 ish a time per' i ad
for execution of each granted variance.
Guarantee of Performance.
No plat of any subdivision shall receive final
approval unless the subdivider has compl ied or
provided for campI iance with the pol icies and
procedures set forth in Article IV and Exhibit
"A", "Specifications and Design Standards for
Publ ic Works Improvements", I~hich is attached
her'eto and made a par.t her'eof. Unt i 1 such
po 1 i c i es and pr'ocedures have been comp 1 i ed t~ i th
by the subdivider and the plat approved by the
City Planning Commission as herein required, no
building, water, sewer, plumbing or electrical
permit shall be issued by the City as to any
property in the subdivision.
-6-
12.1
Per.for'mance Bond.
Prior to the approval of the subdivision plat,
the subdivider must file with the City Secretary
a bond executed by a surety company holding a
1 icense to do business in the State of Texas in
an amount equal to the cost of improvements
guaranteeing to the City that such improvements
shall be constructed and completed in a
sa t i sfac tory manner and \~ i th in a per i od
specified, but such period shall not exceed t,~o
years. Said bond shall be approved by the City
At tor'ney and sha 11 be made payab 1 e to and
enforceable by the City of Schertz. Upon
substantial compl iance and approval of all
improvements as viewed by City Staff, the bond
may be released in writing by the City Secretary
and may be returned to the developer.
12.2
Wher'e Bond not Pr.er'eou i site to Appr'ova 1 .
The filing of a performance bond shall not be a
condition precedent to the approval of a plat
where the subdivider, prior to the last regular
meeting of the City Planning Commission and
before the expiration of thirty (301 days from
the date the plat was filed for approval, has
signed and filed with the City Planning
Commission an instrument in substantially the
follo'~ing form:
I, _...._._......._......_.__."...._"' do her'eby agr"ee that, if the
proposed plat _______________, filed by me for
appr'oval on the _'".'".'_'..' day of _...._............_...._., is
approved by the City Planning Commission of the
City of Schertz, Texas, the City Secretary of
said City may retain said plat in his/her
possession, without recording same, until I have
either constructed all site improvements required
under the provisions of the City of Schertz
Subdivision Ordinance other than gas and electric
1 ines, or have filed with the City a bond in an
amount equal to the cost of all such incompleted
impr'ovements, as e~.timated by the City Engineer,
guaranteeing that all such incompleted
improvements will be constructed within two (2)
years from the date of such bond. Said bond
shall comply with the r'equir'ements of Sections
12.1 insofar as such requirements are appl icable.
12.3
ServinQ Subdivisions with Util ities.
Unless and until a plat of a subdivision has
received final approval, and the subdivider has
constructed the streets, curbs, gutters, paving,
util ities and dr'ainage facil ities ther'ein, in the
manner' prov i ded for in th i s Ord i nance, it sha 11
-7-
Section 13
ARTICLE II
Sec t i on 14
Sect i on 15
15.1
be unlawful for any official of the City of
Schertz to serve or connect any public utilities
owned, controlled, or distributed by the City of
Schertz to any land, or any part thereof, covered
by said plat, or to the owners or purchasers of
said land, or any part thereo~.
Dedication and Maintenance of Streets.
Disapproval of a plat by the City Planning
Comm i ss i on sha 11 be deemed a r'efusa 1 by the City
of Scher t z to accep t the of fer'ed ded i ca t ion shOl.n
thereon. Approval of a plat shall not be deemed
an acceptance of the proposed dedications and
shall not Impose any duty upo~ the City
concerning the maintenance of or improvements of
any such dedicated parts until the proper
authorities of the City have actually
appropr'iated the same byentr'y, use or.
improvement. It shall be unlawful for any
officer or employee of the City to maintain the
streets in a subdivision, and the City will not
accept or maintain said streets, unless and until
such streets have been surfaced, curbed, the
required util ities and drainage facil ities have
been installed and such improvements have been
accepted in writing by the City and the City
Eng i n.~er.
PROCEDURE
Pr'e-'ADD 1 i cat ion Con fer'enc e..
Prior to the official fll ing of a prel iminary
plat, the subdivider should consult with and
present a proposed plan of the subdivision to the
City Planning Department for comments and advice
on the procedures, specifications, and standards
required by the City for the subdivision of land.
At such a meeting the City Staff will be able to
make any suggestions that would direct the
prop()sed subdivision to,.ard desirable objectives
and possibly prevent unnnecessary work and
e:"pense I f object i ves are not met. Th I s step
d~1es not r'equ i r.e for'mal appl I cat i on or. fee.
Prel iminary Plat.
.aener'a 1.
In order to secure the review and approval of a
proposed subdivision by the City Planning
Commission, the pr'ospective subdivider' shall
cause to be prepared a preliminary plat by a
r'eg i ster'ed sur'veyor' or. r'eg i ster'ed eng i neer. in
accordance with this Ordinance.
-8-
15.2
Time foy' Fil inCl and Copies ReClUiy.ed.
Twelve (12) blue or black-l ine copies df the plat
shall be submitted to the Planning Department
along with the required preliminary street,
util ity, drainage layouts and fil ing fee (See
Schedule of Fees) at least ten (10)
wor'kdays befoy'e foy'mal appl icat ion of the
prel iminary plat is made to the Commission.
15.3
Over'all Py'el iminary Layout Plat of Lay'oer'Ty'act;
or Master Plan.
Wher'e the Py.oposed subd i vis i on const i tutes a un i t
of a 1 ay'ger trac t olqned by the subd i v i der wh i ch
he intends to be subsequently subdivided as
additional units of the same subdivision, the
subdivision plat shall be accompanied by a layout
of the entire area, showing the tentative layout
of street, blocks and drainage for such area.
The overall layout, or Master Plan, if approved
by the City Planning Commission, shall be
attached to and filed with a copy of the approved
subdivision plat in the permanent files of the
City. Thereafter, fractional plats of subsequent
un i ts of such subd i vis i on must be subrn i tted foy'
prel iminary plat approval, and shall conform to
such approved overall layout on the Master Plan
unless changed by the City Planning Commission.
1=;.4
Foy'mal Appl ication.
For property not within the City I imits, the
subdivider will be responsible for fil ing the
prel iminary plat with the appl icable Commissioner
Court after the Commission approval is received
under the provisions of this Ordinance.
Requirements with differences between the county
and City must be resolved before final plat
approva 1 .
15.5
Soecifications.
A preliminary plat of any proposed subdivision
shall consist of not less than twelve (12) blue-
1 ine or black-line copies or prints of the
proposed subd i vis i on dralqn on sheets a max i mum
size of 18" by 24" long and drawn to a scale of
100 feet to one inch. Prel iminary plat shall
show the foIl OVI i ng i nfor'mat ion:
a. The date, scale, and north point; a key plan
showing location of the tract; the title under
which the plat is to be recorded, and the names
of the owner and engineer, land planner,
landscape architect, architect or surveyor or
other person preparing the plat.
-9-
b. The existing boundary 1 ines and acreage af
the land to be subdivided, and property I ines and
names of Olqner.s of ad jacen t pr.oper. ties together.
with respective plat or deed references.
c. The location of the center line af existing
lqater courses, ra i 1 r.oad and other s i mil ar
drainage and transportation features, and the
location and sizes of existing streets,
easements, alleys, lots and publ ic acr.es on or.
adjoining any part of the land.
d. Topogr.aphical infor.mation appr.o>,:imately
equivalent to five foot contour 1 ines, such
contour. 1 i nes to be not mor.e than one hundr.ed
(1001 horizontal feet apart, and based on
U.S.G.S. datum, which shall be specified on the
plat.
e. The location, size, and flow 1 ine of all
existing drainage structures on the land being
subdivided and on adjoining tracts.
f. Lot and Block Numbers, lot 1 ines and building
1 i nes of the pr.operty.
g. The locations, widths, and dimensions of
proposed streets, alleys, easements, parks, and
other public space sites far all private use.
h. The route of any existing or proposed utility
1 i nes 0..... easements.
i. Pr.oposed name of the subdivision, which shall
not have the same spell ing as or be pronounced
similar to the name of any other subdivision
located within the City of Schertz or l~ithin the
City's statutory E.T.J.
j. Descr.iption, by metes and bounds, of the
subdivision and location of site with respect to
a cor.ner of the sur.vey or. tr.ac t or. an or. i g i na 1
corner of the original survey of which it is a
part. (Effective June 10, 1985, Texas Legislaturel
k. Primary control points or descriptions, and
ties to such control points to which all
dimensions, angles, bearings, block numbers and
similar data shall be r.efer.red.
1. Location of City Limits boundary, and/or
county 1 ine boundary if appl icable; if they
transverse the subdivision, from part of the
boundary of the subdivision, or are contiguous to
such boundary.
-10-
m. Vicinity sketch or map at a scale of not more
than 111 = 1,000'.
n. Regulator-y 100 Year- Floodway elevations and
boundaries of flood-prone areas, including area
subject to inundation by the 100 Year Flood,
surface elevation of the 100 Year Flood at
inter-vals of ever-y five hundr-ed 1 ineal feet based
on an engineering survey taking into
consideration the full development of the
watershed. If no portion of any lots on the plat
is within the special flood hazards zone, then
such must be stated on the plat.
o. A one--foot non-access easement along major-
streets when lots have another dedicated access
to a publ ic right-of-way.
p. A statement shall be on the plat identifying
any property located within areas as identified
by Randolph AFB, Texas Air Installation
Compatible Use Zone as being in an Accident
Potential Zone or Noise Zone.
q. Street names will be included
Sect i on 18.101.
(reference
15.6
ProcessinQ of Prel iminarv Plat.
a. The City Planning Department shall check the
prel iminary plat as to it's conformity with the
General Plan, major street plan, land use plan,
zoning districts and the standards and
specifications set forth herein or referred to
herein.
b. Per-tinent copies of the prel iminary plat
shall be submitted, as required, to various
applicable City Departments including the City
Eng i neer-, and sha 11 be checked by the same for
conformity with the standards and specifications
contained or referred to herein.
c. Each
plat data
sLlggest ions
alterations
department shall return the pre 1 iminary
to the Planning Department with
as to the modifications, additions or
of such plat data.
d. The Planning Department shall notify the
subd i v i der of items requ i ring cor-r-ec t i on or-
attention before submitting the preliminary plat
to the Commission.
-11-
e. Within thirty 1301 days after the prel iminary
plat is formally filed with the Commission, the
Comm i ss i on sha 11 cond i t i ona 11 y appr'ove or.
disapprove such plat or conditionally approve it
with modifications.
f. Conditional approval of a prel iminary plat by
the Commission shall be deemed as an expression
of approval of the layout submitted on the
preliminary plat as a guide to the final design
of str'eE!ts, water', sewer. and other' r'equ ired
improvements and utilities and to the preparation
of the final plat in accordance with the
requirements of the Subdivision Ordinance.
Conditional appr'oval of a pr'eliminar'y plat shall
not constitute automatic approval of the
subdivision except for' those var'iances that may
be permitted by the Commission.
g. Conditional approval of a preliminary plat
shall be effective for six 161 months unless
r.ev i ewed by the Comm i ss i on in the 1 i ght of net.' or.
significant information which would necessitate a
revision of the prel iminary plat. If the
Commission should deem changes in a prel iminary
plat as necessary, it shall so inform, in
writing, the subdivider.
h. If no development has occur'r'ed which would
affect the proposed plat, after six 161 months of
effective appr'oval the Commission may, upon
appl ication of the subdivider, extend the
approval of an additional six 161 months. If no
request is received, the prel iminary plat
appr'oval shall be ter'minated, includ ing any
variances, and the subdivider will be notified in
writing by the City. The Planning Department
shall notify the developer thirty 1301 days prior
to pending expiration date of the preliminary
plat. The fil ing fee loJill not be refunded and
must be paid again the next time the prel iminary
pIa tis f i 1 ed .
15.7
Correction/Amendment Plats.
When a subdivision plat has been approved by the
Comm i ss i on and has been recor'ded, and it is found
that an error exists in said plat, then a
cor'r'ection plat shall be pr'epar'ed and filed with
the Commission for approval under the provisions
of this Ordinance. There shall be a note on the
plat stating exactly what correction has been
made. The fil ing fee for a correction plat
within the City 1 imits is listed in the Schedule
of Fees. The fee for' a coy'r'ec:tion plat on
-12-
~
15.8
Sec t i on 16
16.1
16.2
property not within the City 1 imits is 1 isted in
the Schedule of Fees and the subdivider will be
,,'esponsible fo,., reco,,'ding the co,,',,'ection plat
with the appl icable County Commissioner Court
a f te,., the Comm i ss ion appr'ova 1 under' the
provisions of this Ordinance.
Replat.
Replat of property not within the City limits
will be the responsibil ity of the subdivider for
filing with the appl icable County Commissioner
Court after approval is obtained from the City
Planning and Zoning Commission under the
provisions of this Ordinance. The fil ing fees
will be the same as those for
correction/amendment plat.
Final Plat.
Gene,,'al.
Within six (61 months after the preliminary plat
is approved by the Commission, the subdivider
shall cause to be prepared a final plat and
accompanying data as required herein of the land
platted on the preliminary plat, and
incorporating any and all changes, modifications,
al ter'at ions, cor',,'ect ions, and cond i t ions impC'Jsed
by the Commission and this Ordinance.
a. Time for Fil ing and Copies Required: Ten
(101 blue-l ine copies of the final plat and
accompanying data as required herein shall be
submitted to the Planning Oepartment at least ten
(10) workdays before the formal appl ication for
the final plat approval is made to the
Commission. The final plat, three (31
reproducible mylar copies and fifteen (151 blue-
1 ine copies will be required in order for the
City to record the final plat with appropriate
cClunty upon Commission apP,,'oval.
b. Formal Appl ication: Formal appl ication for
final plat approval shall be made by the
subdivider in writing to the Commission. For
property not within the City 1 imits, the
subdivider will be responsible for coordinating
the final plat approval through the appl icable
County Commissioners Court in conjunction I~ith
the City final plat approval process under the
provisions of this Ordinance.
Spec i f icat ions.
The final plat shall
upon film, linen,
be drawn in black india ink
tracing cloth or other
-13-
permanent tracing material 18" wide and 24" long
to a scale of 100 feet to one inch and shall
include the following in addition to the
information required on the prel iminary plat:
a.. L.egal r.estr-ic:tive covenants imposed on the
land if desired by the subdivider.
b. A statement signed and acknowledged by the
owner dedicating, or agreeing to dedicate when
the City can accept, all streets, alleys,
easements, parks and other open spaces to public
use, or that the subdivider has made provision
for perpetual maintenance thereof, to the
inhabitants of the subdivision. (See Part 1 of
Exhibit "8" in the appendix.)
c. Space for signature of the City Engineer
attesting that the plat conforms to the
SLlbdivision Or'dinance r'equir'ements. (See Par.t 2
of Exhibit "CD in the appendix.)
d. The space for
and Secretary of
attesting approval
Exhibit "8" in the
the signatures of the Chairman
the City Planning Commission
of the plat (see Part 3 of the
append i:>>: ) .
e. A certificate bearing the signature and seal
of the engineer or surveyor who made the survey
certifying that the requirements hereof have been
compl ied with (see Part 4 of Exhibit "B" in the
append i x ).
f. If the subdivision is not to be served
immediately by potable water, a restriction
pr.oh i bit i ng occupancy of any lot unt i 1 water'
satisfactory for human consumption is available
from a source on the land, a community source, or
a publ ic utility source, in adequate and
sufficient supply for family use and operation of
a septic tank and system, shall be provided.
g. If the subdivision is not to be served
immediately by a sewage collecting system
connected to a community septic tank or treatment
plant or to a public sewer system, a restriction
pr'ohibiting occupancy of any lot, until a s~'ptic
tank has been installed on such lot and has been
inspected and approved by the City-County Health
Officer, shall be provided.
-14-
16.3
ProcessinQ of Final Plat.
a. The copies of the final plat will be
del ivered to the appropriate City Staff.
b. A final plat oP an approved prel iminary plat
or a por t i on thereof sha 11 be subm i t ted to the
Commission within six months of the date of
approval of prel iminary plat, otherwise the
approval of the Commission shall become null and
void, unless an extension of time is applied for
and granted by the Commission.
c. Within thirty (30) days after the final plat
is for'mally filed ,~ith the Commission at a for'mal
meeting, the Commission shall approve or
disapprove such plat. If the Pinal plat is
disapproved, the Commission shall inform the
subdivider at the meeting of the reasons such
action is taken. The subdivider will also be
notified in writing of the disapproval and reason
for action.
d. When the City Planning Commission is
satisfied that the technical requirements of any
such subdivision plat have been compl ied with by
the subdivider, the Planning Commission shall
enter an order giving final approval of the plat,
and will sign the certificate stating the same.
e. Failure to take action thereon, within
thirty (30) days from said fil ing date shall, on
demand, be issued by the Planning Commission,
and said certificate shall be sufficient in 1 ieu
of a wr.itten endor'sement or. other' evidence of
appr'ova 1 .
16.4
RecordinQ of Final Plat.
a. The Commission
be recorded with
counties in which
shall cause the final plat
the county clerk in county
the subdivision 1 ies.
to
or
b. The approved final plat will not be recorded
unless the subdivider has acc~npl ished one oP the
'01 1 Ol~ i ng l
(1) Subdivider has constructed all required
improvements and such improvements have been
accepted by the City; or
(2) Subdivider has filed a security and
ma intenance bond for' the est i mated cost of
said construction.
-15-
16.5
Vacation of Plat.
a. This Subdivision Ordinance authorizes that
any such plat or replat may be vacated before or
after the sale of any lot therein. Any area
required to be vacated will be presented and
identified through the preliminary and final plat
process contained in the ordinance with required
fees and approvals contained in the platting
process. The area to be vacated will be clearly
identified as being vacated on the plat.
Furthermor'e, every lot or block I.hich is vacated,
or resubdivided, will be assigned a new lot
number. The number assigned to any lot or block
must not dupl icate any previous number within a
block in any plat process related or previously
r'elated to the or'iginal plat for' this pr'oper.ty.
Where ther'e are mor.e than one Ol.ner for a pIa t or
replat, the Commission will be required to
conduct a publ ic hearing except as follows:
a. 1 . When
representaives
r'eplatting;
all
of
owner.s or.
previous
duly
plat
author' i zed
agr'ee to
a.2. To correct an error in any course or
distance shown on the prior plat;
a.3. To add any course or distance that was
omitted on the prior plat;
a.4. To correct an error in the description
of the real property shol.n on the prior plat;
a.5. To indicate
proper location or
~,h i ch has been
charac ter';
monuments or. to shol" the
character of any monument
changed in loc:ation or.
a.6. To correct any other type of scrivener
or clerical error or omission as previously
appr'oved by the Comm i ss i on or. gover'n i ng body
at the time of platting; such error and
omissions may include, but are not 1 imited to,
lot numbers, acreage, street names, and
identification of adjacent r'ecor'ded plats;
a. 7. To cor.r'ec t an er.ror in courses and
distances of lot 1 ines between two adjacent
lots where both lot owners JOin the
appl ication for plat amendment and neither lot
is abo I i shed, pr'ov i ded tha t slJch amend men t
does not attempt to remove recorded covenants
or restrictions and does not have a material
-16-
adver-se ef fee t
other OlJ.,ners in
on the property rights
the pIa t;
of the
a.S. To relocate a lot 1 ine in order to cure
an inadvertant encroachment of a building or
i rnpr"overoent on a 1 at 1 i n~.;I or- on an easement.
a.9. To correct a course or size of an
easement when adjacent owners JOin the
application for plat amendment and does not
have an adver-se ef fec t on the pr-oper- ty r- i gh ts
of the other o_mers in the plat;
a.l0. Or-, when
the City 1 imits,
from the county
located.
pr-oper.ty is located outs i de
approval must be obtained
within which property is
b. Notice
advance in
of pub 1 i c hear- i nQ sha 11 be g i VEi!i'_J..rL
the following manner:
b.l. Publication no later than fifteen (15)
days before the date of the hearing in a
newspaper of general circulation in the City,
and designated as the official publ ication of
the City, stating briefly the reason for the
public hearing, time and place of such
hear i ng;
b.2. Wr-itten notice at least fifteen (15)
days in advance of hearing shall be sent to
all property owners of lots from the previous
plat; if previous plat has more than 100 lots,
such notice need only be sent to those owners
within five hundred (500') 'eet of the area
being vacated; property owners will be
identified from the most recently approved ad
valor-em tax r-oll and deposited pr-oper-ly
addressed and postage paid in the United
States Post Office.
c. In the event twenty (20X) percent, or more,
to whom notice is required to be given files with
the Commission a wr-itten pr-otest of such
replatting or resubdivision prior to Dr at the
hearing, the Commission will not approve the
proposed replatting or resubdivision except as
authorized in Vernon's Statute 974a. In
computing percentages of ownership, each lot in
such subdivision shall be consider-ed equal to all
other lots regardless of size or number of owners
of each lot and each owner shall be entitled to
cast only one vote per lot.
-17-
ARTICLE I II
See t i on 1 "7
17.1
17.2
17.3
17.4
DESIGN STANDARDS
General OesiQn Principles and Objectives.
Conformity with General Plan.
All subdivisions shall conform to the General
Plan for orderly and unified development of
streets, utilities, neighborhood design, and
publ ic land and facilities, as well as other
provisions of this and other present ordinances
and codes. Standards and design criteria
contained herein represents minimum values
considered necessary for the health, safety and
l~el fare of the cornmun i ty. The des i gn eng i neer.
and developer' ar.e r'equ i r'ed to meet or. e}(ceed the
requirements of these standards by providing a
mor.e conser'vative design cr'iter'ia, however', they
shall not permit their design to fall below the
standards of this Ordinance. Where local
regulations or requirements permit lower
standards than required herein, the minimum
design standards shall apply. Approval of plans
and specifications by the City shall not be
construed as reI ieving the design
engineer/developer of responsibil ity for
compl iance with this Ordinance, nor with other
local, county or state authority having
jurisdiction. No preliminary or final plat shall
be approved by the Commission, and no completed
improvements shall be accepted unless they
conform to standards and detailed specifications
as contained herein.
Ach i ev i nQ Des i r'abl e Ne i ghborhood Development.
Residential subdivisions shall be designed to
take advantage of the principles and general
designs for neighborhood development as
establ ished by the General Plan and Planning
Commission in order to achieve the most
advantageous development of the ent ire
neighborhood unit in which the subdivision is
located.
Provision for Future Subdivision.
The subdivision shall be so arranged as to allow
logical further subdivision and the opening of
future str'eets.
Standards for Site Improvements.
All streets, alleys, sidel~alks, utility
i nsta 11 at i on and other' site i mpr'ovements requ ired
to be installed by the subdivider under the
pr'ov i s ions of these r'egu 1 at ions sha 11 confor'm to
the requirements of this Section and to the
-18-
Sect i on 18
18.1
18.2
18.3
18.4
current pol icies, specifications, and regulations
of City of Schertz, or other approved agencies
responsible 'or design, construction methods and
standards, payments, refunds, credits and other
financial arrangements.
Streets.
Str-eet Layout.
The arrangement, extent, character, width, grade
and location of all streets shall conform to the
Major Street Plan and the General Plan. Minor
residential streets shall provide adequate
c i rcu 1 at ion with in the ne i ghbor-hood and yet
discourage through traffic. The street layout
shall be arranged to achieve the most desirable
development of the entire neighborhood unit with
appropriate consideration of creeks, drainage
channels, wooded areas and other topographical
featur-es wh ich lend themselves to spec ial
treatment. Per-m its must be ob ta i ned fr-om Te;.:as
Department of Transportation for driveways and
streets accessing any State highway. The
proposed location of driveways needs to comply
with the State safety requirements including
sight distance and taper driveway approaches
required by the City of Schertz. Permit
appl ications must be reviewed by the City be'ore
submittal to the Highway Department.
Relation to AdJoininQ Streets.
When appropriate to the neighborhood pattern,
existing streets in adjoining areas shall be
continued and tied into the street layout.
Projection of Streets.
When adjoining areas are not yet subdivided, the
arrangement of streets shall provide for the
proper projection of streets into the adjoining
unsubdivided areas as will be required to
c:c.)mpl ete the ne i ghbor-hood patter-n or- confor-m to
the General Plan.
Private Streets.
Pr- i vate str-eets wh i ch ser-ve mor-e than one
residential lot, or one or more multi-family
s true tur-es owned by mor-e than one per-son or-
corporation are expressly forbidden. All such
streets shall be dedicated to the publ ic in
accordance with these regulations. All
subdivisions shall have a minimum of two publ ic
accesses to existing public streets.
-19-
18.5
Dead-end Str'eets and Cu l-de-'sacs.
a. Dead'-end streets shall be proh ib i ted, except
as shor.t stubs pr'ojected to be cant inued in
~uture subdivisions in con~ormance with Section
18.3 or. when des i gned as Cll 1 -'de-sacs. Tempor'ar'y
turnarounds shall be provided on projected
streets until such time as they are extended.
b. Cul-de-sac streets shall not exceed five
hundred (500') feet in length and shall have a
turnaround of not less than fifty (50') feet in
diameter in single family residential areas,
seventy-five (75') feet in multi-family areas and
not less than two hundred (200')feet in diameter
in commercial and industrial areas.
18.6
Maroinal Access Street.
Wher'e a subdivision (development) abuts or.
contai'ns an existing or pr'oposed arterial street,
the Comm i Ss i on may requ i r.e mar'g i na 1 access
street, or such other treatment as may be
necessary for adequate protection of residential
properties and to afford separation of through
and local traffic.
Wher'e a subdivision bor'der's on or. ce.ntains a
railroad right-of-way or limited access highway
r. i ght-of-'way, the Comm i Ss i on may r'equ i r.e a str'eet
approximately parallel to and on each side of
such right-of-way, at a distance suitable for the
appropriate use of the intervening land, as for
park purposes in residential districts, or for
commercial or industrial purposes in appropriate
districts. Such distances shall also be
determined with the due regard for the
requirements of approach grades and future grade
separations.
18.7
Al iClnment.
The al ignment of all arterial and collector
streets shall conform to the General Plan and the
requirements of Exhibit "A" of these regulations.
Minor street al ignment shall meet the
requirements of Exhibit "A" and in no case shall
street jogs be offset less than one hundred fifty
(150') feet on centerl ine.
18.8
Intersections.
All inter'sections on major' and ce.llector. str'eets
shall be at ninety (90) degrees. The curb radius
at street intersections shall conform to
specifications in Exhibit "A".
-20-
18.9
Riqht-of-Wav and Pavement Widths.
All street and pavement widths shall
the General Plan and the requirements
"A" and Section 28 of this Ordinance.
confor-m to
of Exhibit
18.10
Street Names.
Names of new streets shall not dupl icate the
names of existing streets within the City of
Schertz and it's Statutory E.T.J. unless the new
street is a continuation of or part of a future
continuation of such existing street. Street
names sha 11 be chosen to avo ids i mil ar i ty or
confusion with existing street names. Names of
all net~ streets shall be subject to appr-oval by
the Comm I ss i on and be coor-d i nated on an ar-ea wide
basis. Street names should be limited to
fourteen (14) char-acter-s and should have pr-ior-
approval of the San Antonio Post Office Address
Infor-mation System Unit. Str-eet addr-esses should
also be coordinated with present existing
addresses. The City will advise the subdivider
as to the street numbers.
18.11
Other Minimum Improvements.
Additional improvements such as street lights and
street name signs shall be installed in
accordance with minimum requirements of Exhibit
"A" and then current pol icies of the City
Planning Commission.
18.12
Construction Standards.
All streets shall be constructed with reference
to base, surfacing, curbs, grades, horizontal
curves and intersection curve radius in
accordance with the standards prescribed in
Exhibit "A" of these regulations and the current
specifications of the City of Schertz.
18.13
Reser-ve Ar-eas ar-e Pr-oh I b i ted.
There shall be no reserve areas control 1 ing
access to land dedicated or intended to be
dedicated to publ ic use.
18.14
Temoor-ar-v R i qht-of-Way.
When deemed necessary by the City Planning
Commission, tempora"'y right--of-'~ay shall be
pr-ov i ded for- certa I n uses or. 1 ocat ions, such as
the provision of turnarounds on projected
str-eets. Such temporar-y 1'- i ght-of...."Jay sha 11
revert to the abutting property owners when no
longer required for it's original purpose.
-21-
18.15
Street JOjlS..
Street jogs with center I ine offsets of less than
one hundred fifty (150') feet shall be avoided.
18.16
Half Streets or Adjacent Streets.
In the case of residential minor, or marginal
access streets, no new half streets shall be
platted. Wher'e the proposed subdivision abuts
upon an e:,d st i ng str'eet or. hal f str'eet that does
not conform to requirements of this Ordinance,
the subdivider shall dedicate required right-of-
way sufficient to make the full right-of-way
width conform to such requirements as necessary,
and there shall be paved so much such right-of-
way as to make the full pavement width comply
with such requirements. Before any pavement is
laid to widen existing pavement, the existing
pavement shall be sawcut back a minimum of two
(2') feet to assure an adequate sub-base and
pavement Jo i nt.
18.17
Publ ic Accesses.
All subdivisions shall have a minimum of two (2)
publ ic accesses to existing publ ic streets. The
Commission shall not permit "island"
subdiVisions, lots or streets that would be
sur-r'ounded by the flood water' of 100 Year- Flood
unless the area is accessible to high ground by
at least one dedicated street elevated above the
100 Year Flood level.
18.18
Safety L.anes.
Mobile Home Par'ks, Recreat ional Veh icle Par'ks,
Apartments, Multi-Family, Malls, Commercial and
Business areas should have driving surfaces
within the site identified as safety lanes or
fir'e lanes for' fir'e protection, EMS, etc. These
areas must be paved with an all-weather material
and be maintained by the owners. Exits from
these sites shall be a minimum of thirty (30')
feet in width and must exit onto a dedicated
street which is not an internal part of any other
zoning distr'ict. The pavement width for- inter.jor'
safety lanes will be a minimum of twenty-four
(24') feet and additional width will be required
when adequate off-street parking is not provided.
Safety lanes will need to be named using the same
pr'ocedure for street names I~hen located I~i thin
Mobile Home Par-ks. Cul-de-sacs will r'equir'e the
same diameter as required elsewhere herein.
18.19
Access to Major' and Sec:ondar'v str'eets.
Access to major and secondary streets should be
1 i m i ted to pr'otec t the f 1 Ol~ of tr'a f fie fr'olO the
-22-
18.20
Sec t i on 1 9
19.1
19.2
19.3
19.4
19.5
19.6
lots. A one-..foot non-"access easement shoul d be
prov i ded along major and secondary streets ,~hen
lots have another dedicated access to a public
r i ght-of'-l~ay.
Street and Traffic Control SiQns. COrd. 86-S-16,
_June 17. 1986)
All street signs in a new subdivision within the
City 1 imits, including street name, speed limit,
stop and yield signs, etc. shall be installed by
the subdivider. (See Exhibit "A" for
specifications) T....affic control devices r-equired
within the subdivision shall be installed in
accordance with the latest revision of the Texas
Manual on Uniform Traffic Control Devices f')r
Streets and Highways.
Alleys.
Commer'cial and Industr'ial Distr'i.i:j;_s...
Paved alleys not less than twenty (20') feet wide
shall be provided in all commercial or industrial
districts, except that the Planning Commission
may wa i ve th i s r'equ i rement "Jhere other' def i n i te
and assured provision is made for service access,
such as off-street loading, unloading and parking
consistent with an adequate plan for the uses
pr'oposed.
Garden Home Zon i nQ D i str u;_ts-"
Where Garden Home Districts are designated by the
developer to require rear ingress/egress, a
t\~enty (20') foot paved alley shall be pr'ovided.
Intersections and Turns.
All ey in tersec t ions and shar'p changes in
al ignment shall be avoided, but where two alleys
intersect, or an alley turns at an angle sharper
than one hundred CI00) degrees, a cut-off of not
1 ess than ten (10') feet fr'om the norma 1
intersection of the property 1 ines shall be
p....ov i ded.
Dead-end Alleys.
Dead-end alleys shall be avoided.
Construction.
All alleys shall be constructed in accordance
with the standards prescribed in Exhibit "A" of
these regulations.
Limitations.
Constr'uction of
and industrial
alleys is 1 imited
districts and
to c:omrner'c i a 1
proh i b i tad in
-23-
Sec t i on 20
20.1
20.2
20.3
Sec t i on 21
21. 1
residential areas except
districts.
in Garden Home zoning
Easements.
Uti] ity Easements.
In r'esidential areas, easements shall be pr'ovided
for installation of utilities. In general, the
r.ear. easement shall be sixteen (16') feet wide,
centered on the rear lot 1 ines. Standard
lClcatlon for' electr'ic 1 ines in easements ",ill be
on the north or west side of the easement and all
telephone 1 ines in the south and east side of the
easement. Any gas 1 ine ,~i 11 be located in the
c!.'mter' of the easement. Any other' r.equ i r'ements
will be found in Exhibit "A".
DrainaQe Easements.
Wher'e the subd i vis i on is tr'aver.sed by a ",ater'
course, drainage way, channel or stream, there
shall be pr'ovided a stor'm water' easement or.
drainage right-of-way conforming substantially
with the 1 ines of such water course, and of
sufficient width and following construction
standards to accommodate further width or
construction and allow access for maintenance.
Erection of Fences in Easements.
Erection of fences in easements should be limited
tr.l gate or. dr'op fences or. any other' type of fence
that will not interfere with the access to
utility lines nor restrict the movement of
utility personnel or vehicles needed to service
different util ities.
Pedestrian Circulation.
Sidewalks.
Concrete -sidewalks shall be provided on both
sides of all streets in a subdivision, unless the
subdivider does not control one side of a street
or if the street is a local marginal access road
parallel to a major street. Construction of the
sidewalks on each street is not necessary until
the construction of the first house begins on
that street. However, to avoid undue costs and
damage to sidewalks, the developer' or' bui lder' may
construct the sidewalk on each lot as it is
developed. Ever'y inter'section must pr'ovide
handicap access. In no case will a Certificate
of Occupancy be issued for a building until the
requ ired s i de'~a 1 ks have been cons truc ted. The
s tandar'ds for' cons tr'uc t i on sha 11 be in accor'dance
with Exhibit "A".
-24-
21.2
Section 22
2c!.1
22.2
~~2. 3
Sect ion 23
23.1
Cr"osswa 1 ks.
Pedestrian crosswalks (or elevated walkways) not
less than ten (10') feet wide, with not less than
four" (4') feet of paved sur"face shall be
dedicated to the publ ic in subdivisions l~here
deemed necessary by the Planning Commission, to
provide access to schools, playgrounds, shopping
centers and other neighborhood facil ities.
Blocks.
Gener"al Layout.
The lengths, widths and shapes of blocks shall be
determined with due regard to:
a. Pr"ovisions of
suitable to the special
contemplated.
adequate building sites,
needs of the type of use
b. Zoning requirements as to lot sizes and
dimensions.
c. Needs for" convenient access, cir"culation,
control and safety of street traffic.
Lenath.
In gener"al, block lengths along minor- or"
secondary streets shall not exceed one thousand
four hundred (1400') feet or be less than five
hundred (500') feet and along major streets shall
not exceed one thousand eight hundred (1800')
feet or be less than nine hundred (900') feet.
Width.
In general, blocks shall be platted of sufficient
width to contain two tiers of lots with alley (if
c,jmmer"cial, industr"ial, or- Gar"den Home dl~elling
zoning districts) between them or util ity
easement if r"esidential, except wher"e lots ar"e
doub 1 e-..fronted on major streets, ra i lr"oads or
drainage channels, or where overall neighborhood
design justifies a different layout, or where a
single tier of lots is platted to adjoin the rear
of existing lots or lots on presently unplanned
tr"acts.
Lots.
Gener"al Layout.
The size, width, depth, shape and orientation of
lots shall be appropriate for the neighborhood in
which the subdivision is located and for the type
of development and use contemplated, to assure
pr"ov i s i on of pr"oper" open space and preven t
overcrol~d i ng.
-25-
23.2
L.ot Dimension.
L.ot dimensions
Ordinance or the
r'estr' i ct i ve:
shall conform to the
following requirements,
Zoning
if more
a. In residential lots not ser'ved by publ it: or'
approved off-lot sewer, the Planning Commission
sha 11 r'equ i r.e the deve 1 oper' to cause a
percolation test to be made, but in no case will
the lot size be less than fifteen thousand square
(15,000') feet.
b. Res i den t i allots wher'e ser'ved by pub 1 i cor.
approved central sewerage system shall be at
least fifty (50') feet wide at the building
setback 1 ine, at least one hundred (100') feet
deep and have an area of at least five thousand
square (5000') feet.
c. Depth and width of pr'oper.ties laid out for'
commercial or industrial purposes shall be
adequate to provide for the off-street service
and parking facilities required by the type of
use and development contemplated.
d. Corner lots shall have sufficient width to
permit the required building setback and proper
orientation to both streets. Lots abutting on
Cr'OS<!t...IB 1 ks sha 11 be tr'eated as corner. lots.
e. Where a residential lot backs up to a
railroad right-of-way, high pressure gas 1 ine,
industrial area or any other land use which may
have a depricating and/or potentially dangerous
effect on residential property, and ,.her'e no
marginal access street or other street Is
provided at the rear of such lot, additional
depth shall be required, not to exceed a total of
one hundred fifty (150') feet. Where a lot sides
to any of the above, appropriate additional width
shall be required. A planting screen, or non-
access easement of at 1 east ten (10') feet shall
be provided along the 1 ine of lots abutting such
traffic artery or other disadvantageous land use.
f. Radial residential lots shall be at least
fifty (50') feet wide at the building line.
L~3. 3
Orientation.
Residential lots shall be oriented to take
advantage of topography, and the best
relationship to the overall design of the
neighborhood and to minimize the effects of any
surrounding depreciating land uses.
-26-
23.4
23.5
Section 24
24.1
a. The placing of residential lots facing
directly upon a major street shall be avoided
unless lots face a marginal access street
parallel to such major street. Lots should side
or" back to major" str"eets and other" depr"ec i at i ng
land uses.
b. The placing o' lots at right angles to each
other (with rear and side lots adjacent) shall be
avoided.
c. Side lot 1 ines shall be
perpendicular as practicable to the
lot faces, or radial to curved street.
as near"l y
street the
Access.
Ever"y lot sha 11 be prov i ded with adequate access
to a public street, either by direct frontge on
such street, or" by pub 1 i c pedestr" I an accessor"y
approved by the Planning Commission. Rear and/or
side driveway access to major streets shall be
prohibited. A one (1') foot non-access easement
must be shown on plat.
Bu i 1 d i na Lines.
Minimum front and side building setback 1 ines at
streets and crosswalks shall be shown on all
plats and shall conform to the restrictions, if
any, imposed on the subdivision by the
subdivider, but in no event shall such setback
1 ines be less than required by the Zoning
Ordinance. The front 1 ine setback shall be
measured from the point where the public rlght-
of-way ends to the front face to the building,
covered porch, covered ter"race or attached
accessory building.
Publ ic Sites and Open Spaces.
Conformance with the General Plan.
Where a proposed park, school, playground, or
other public facility as shown in the General
Plan or official neighborhood plan is located in
whole or in part in a subdivision, the subdivider
shall dedicate such land to public use, or agree
to dedicate it when the City can accept the
dedication. If it is determined that an
alternative in the immediate area of the open
space shown on the General Plan will adequately
service the area, or if there are no plans or
needs for par"ks, schools, or open space in the
pr"oposed subd i vis i on, the subd i v i der" sha 11, as an
alternative to dedication, give to a Park Fund
establ ished to maintain and equip the parks an
-27-
24.2
24.3
Sec t i on 25
ARTICLE IV
See t i on 26
26.1
amount equal to five (5%1 percent of the market
value of the land in the proposed subdivision.
In this manner, all subdividers will help provide
services to the residents of the subdivision and
of' the City.
Other Public Land.
Where deemed essential by the Planning
Commission, upon consideration 0' the particular
type of development proposed in the subdivision,
especially where there are no facil ities in the
ar'ea or' in 1 ar'ge sca 1 e subd i vis ions not shown in
the General Plan, the City Planning Commission
may require the dedication, or a payment in 1 ieu
of dedication, of up to five (5%) percent of the
land or the market 'value o' it for use of the
land in developing parks, schools, playgrounds,
or' other ne i ghbor'hood pub 1 i c ser'v ices.
Conditions for
All par'k land
street. Land
par'k 1 and.
Par'k Land.
must have easy access
in a floodplain is
to a publ ic
acceptable as
Protection of Natural Features.
The Planning Commission may decline approval if
due regard is not shown for the preservation of
natural features such as large trees, water
courses, scenic points, historical spots and
similar community assets, which i. preseved, will
add attractiveness, stabil ity and value to the
pr'oper'ty.
REQUIRED IMPROVEMENTS
Compl iance.
Construction Plans.
Four (4) complete sets of construction plans,
specifications and contracts/cost estimates
including performance, payment and maintenance
bonds covering said construction, in the form of
plans, or other satisfactorily written
descriptions shall be filed with the City
Secretary upon .il ing of final plat. These shall
shOlq such features as road,qays, cross-sect ions,
and longitudinal slope 'or drainage, full
description of proposed pavement or street
improvement, it's gr'ade and slope, dimensions and
specifications concerning publ ic utilities to be
i nsta 11 ed ShOlq i ng pr'oposed pc,s it i on on the
ground, specifications of materials and
construction, and profile maps of all sanitary
and storm sewers showing both ground surface and
-28-
26.2
26.3
Sec t i on 27
'low line, and other pertinent information of
similar nature. All plans and documents
submitted must be signed and sealed by a Texas
Registered Professional Engineer.
Inspect i on o' Impr'ovements.
The City's authorized representative shall fr'om
time to time inspect the construction of all
utility facilities and streets in the subdivision
during the course of construction to see that the
same comply with the standards governing the
same. In this regard, 'ree access to the
subdivision shall be accorded the City's duly
author' i zed r'epr'esentat i ve by the subd i v i der, his
agents and employees.
Final Plans.
Upon the comp 1 et i on of constr'uc t i on of any such
utility or improvement, one (1) set of
reproducible tracings of complete final plans,
dated, signed and certified as-built by the
design engineer in charge shall be filed with the
City o' Schertz showing all features as actually
installed, including materials, size, location,
depth of elevation, numbers, ends of lines,
cClnnections, l~yes, valves, storm sewer. dr'ains,
inlets, and any other pertinent items. The City
of Elcher.tz shall make no connect ions to such
util ities until the foregoing has been campI ied
~) i tho
Monuments.
Concrete monuments shall be placed at all block
corners, angle points, points o' curve, and all
corners of boundary 1 ines of the subdivision as
required by Exhibit "A". All intermediate
pr'oper.ty cor.ner's sha 11 be mar'ked with i r.on
stakes. Placement, size, length and type of
monument shall c:onfor'm to specifications of
Exhibit "A". A minimum of two (2) benchmarks
shall be established in each subdivision.
Benchmarks shall be establ ished on iron rods
embedded in concrete monuments six (6") inches in
diameter and set in the ground to a depth of
thr'ee (3') feet, or on equally per'manent locat ion
approved by the Commission and set to U.S. Coast
and Geologic Survey Datum. See Exhibit "A". A
Texas Registered Public Surveyor shall certify
that above monument cr.i ter. i a have been met.
Monuments shall be identified on the plat ,~ith
elevation and elevation shall be stamped on top
of monument. Using top of manholes as a
benchmark is not acceptable. Any elevation
refer'ence marks identified on flood insurance
-29-
Section 28
r'ate map (FIRM) must be shown on the plat if
located near or within the subdivision.
Str'eet 1 lOor.overnen t,?
All stl'"'eet impr'ovements shall meet the curr'ent
requirements of the General Plan and the
requirements of Exhibit "A" of these regulations,
but in no case shall be less than the follolqing
spec i f icat ions:
Classification Row Pavement
Drainage
S i delqa 1 k
Major.
Thoroughfare
Minor.
Thoroughfar'e
ColI ector',
Local St.
Commer' cia 1
86' As required by General Plan, City Planning
C()mmission and Highlqay Department
86'
Cur'b or. Cur'b
8< Gutter
4' Both
Sides
48'
60'
Cur'b or Cur'b
& Gutter
4' Both
Sides
42'
Marginal Access 50'
(Non-Residential)
30'
Cur'b or' Cur'b
& Gutter
4.' Both
Sides
Mar'g i na 1 Access
(Residential) 40'
Paved Alley
28.1
Sect i on 29
29.1
26'
Cur'b or Curb
& Gutter
4' Both
Sides
20' 20'
No
Dr'ainage design of alleys shall be designed on
the basis of a five (5) year frequency to carry
storm water 'rom only the lots within the block
abutting the alleys. The drainage for Minor and
Marginal Streets shall be designed on a five (51
year frequency. Other streets shall be designed
based on a ten (10) year' 'r'equency. Street
widths shall not be widened beyond width
determined by street classification. Runoff
rates shall be computed in all cases on the basis
0' ultimate development of the entir'e watershed
contributing runoff water to the proposed
subdivision, on the basis of concrete 1 ined
channels and streets carrying storm water in the
contributing area.
Water System.
Gener'al.
All water'
distribution
installed in
supply treatment, storage and
facil ities shall be furnished and
compl iance with the requirements of
-30-
29.2
29.3
29.4
Sec t i on 30
:30.1
Exhibit "A" o' these regulations and current
pol icies, and the Texas State Department of
Health Resour'ces. Developer' must obtain a per-mit
from the Texas Highway Oepartment for any
pr'oposed tie into existing water- lines or- water'
1 ines to be placed in the State right-of-way.
Permit appl ication must be approved by the City
before submittal to the Highway Oepartment.
Facil ities Required.
Every lot in a subdivision shall be provided with
an approved supply of water, either by the
constr-uct ion of a d istr- ibut ion system, connected
to an adequate appr'oved publ ic ,,,ater system, or-
i. such publ ic source is not available, by
construction of a complete water system,
including a safe, adequate water source, proper
treatment facil ities, pumps, storage facilities
and distribution system approved by the Texas
Department of Health Resources.
F i r'e Hvdr-an t.
Hydrants to be properly located so there will be
a fire hydrant every three hundred (300') feet in
the mercantile and industrial areas, and every
six hundred (600') feet in residential areas, so
that every building in the City limits will be
within five hundred (500') feet of a standard
City 'ire hydrant.
Private Water Supply.
No private water supply shall be installed in any
subdivision in the Schertz ETJ or City Limits
without City Council approval and a water
franchise agreement. No tile or concrete
sanitar-y sewer. shall be located within one
hundred <100') feet of any ,,,ater ,,,ell and no
septic tank, lateral lines, no animal feed lots,
1 ivestock pastures, pump grounds, sanitary
landfills or land irrigation by sewage plant
effluent of any other waste water facilities
sha 11 be per-m it ted ~Ji th in two hundr-ed (200') feet
o' any "Jater ,,,ell. In the event an ex i st i ng
water- well is not pl ugged accor-d i ng to the
Department of Health Standards or a water well is
proposed, a Sanitary Control Easement shall be
provided by the subdivider.
Sewer-aqe Systems.
Genera 1.
All facilities 'or the collection and disposal of
sewage shall be furnished and installed in
comp1 iance with the requirements of Exhibit "A"
-31-
30.2
30.3
Section 31
31. 1
31.2
of these regulations, the current pol icies and
the Texas Department of Health Resources.
Developer' must obta in a per'm i t fr'om the Texas
Highway Department for any proposed .tie into
e:,dsting sewer. I ines or. sewer 1 ines to be placed
in the State right-of-way. Highway Department
r'equir'es appl ication be appr'oved by the City
before submittal to them.
San i tarv Sewer's.
Sanitar'y sewer.s shall be installed to ser.ve each
lot in all subdivisions where connection is to be
made immediately to a community disposal system
or to a publ ic sel~erage system. Where such
connection is not to be made immediately, plans
shall be prepared for installation of a sewerage
collecting system to serve each lot, and those
parts o' such system which will 1 ie in the
por.t i on of str'eets and all eys intended for
vehicular traffic shall be installed before such
street or. alley is paved.
Sept ic Tank.
In all subdivisions planned for septic tank use,
the minimum lot area shall be a minimum fifteen
thousand square (15,000') feet per single family
dwell ing. Septic tanks shall be installed on
each lot concurrent with any development thereon
and the design of such system and the method of
installation shall confor'm in all r'espects to the
requirements of the City and County Health Unit
of the appl icable County. The County Health
Unit shall have the authority to vary the lot
ar.ea requir.ement wher'e satisfac:tor'y evidence is
presented indicating that soil conditions are
such as to warrant a modification.
grainage.
Genera 1.
No lot in any subdivision
flooding by rainfall shall
drainage facilities adequate
rainfall have been provided.
which is subject to
be approved until
to carry off such
Facil ities Required.
All necessary storm drainage facil ities including
enclosed storm sewer, bridges, culverts, and
water course improvements, to carry off storm
water within the subdivision and integrate such
subdivision drainage with the overall urban
drainage system, shall be installed in accordance
with Exhibit "AU of these regulations and
official urban and county drainage plans.
-32-
31.3
ARTICLE V
Sec: t i on 32
32.1
Flood Disaster Protection Requirements.
All subdivisions shall con'orm to the "Flood
Disaster. Pr.otec t i on Act" of 1973, Pub 1 i c L.aw 93-.
234, HR 8448 of the 93rd Congress and latest
revisions thereof. The City is also required to
comply with the appl icable portions of HUD
requirements of Title 24 - Housing and Housing
Credit, setting requirements for review of
building permits and subdivision.
Federal floodplains are based on a hundred year
frequency discharge and apply only in those areas
I~her.e official HUO.-FIA 27 maps have been
pr.epar.ed, or. wher.e Hundr.ed Year. water. and sur.face
profile studies are available for Schertz or it's
Eo T. J.
FLOOD HAZARD AREAS
Gener.a 1 .
a. The flood hazard areas of the City of Schertz
ar.e subject to periodic inundation ,~hich may
result in loss of 1 ife, property and health, and
present safety hazards, disruption of commerce
and governmental services plus extraordinary
fI"'" ic O!xpenditures for flood protection reI ief
and impairmant of the tax base, all of which may
adversely affect the publ ic health, safety and
general welfare. These flood losses are caused
by:
b. The cumulative effect of
flood plains causing increases
and velocities.
obstr.uct ions in
in flood heights
c. The occupancy of flood hazard areas by uses
vulnerable to floods, or hazardous to other lands
which are inadequately elevated or otherwise
protected from flood damages.
d. This section is based upon a r.easonable
method of analyzing flood hazards, to wit: Flood
Disaster Protection Act of 1973, Publ ic Law 93-
234, HR 8448 of the 93rd Congress and latest
revisions thereof.
Purpose.
It is the purpose of this section to promote the
public health, safety and welfare and to minimize
loss.
a. Restrict or prohibit subdivision of lands for
uses I~h i ch are dangerous to hea 1 th, sa fety or
-33-
pr-oper-ty in
reasonably
e>::ce'E'~S i ve
velocities.
times of flood or which, with
anticipated improvements, will cause
increases in flood he I ghts or-
b. Require that each subdivision lot in an area
vulnerable to floods be provided \~ith a safe
building site with adequate access, and the
pub 1 i c fac i 1 i ties l~h i ch serve such uses be
installed with protection against flood damages.
c. Protect individuals from buying lands which
are unsuitable for intended purposes because of
flood hazards by prohibiting the subdivision of
unprotected flood hazard lands; requiring that
'lood hazardous areas be del ineated with the base
flood elevation identified on the final plat, and
reserving through deed restrictions, areas not
suitable for development.
32.2
Appl ication.
This section shall apply to all lands within the
jurisdiction of the City of Schertz Flood
Ordinance del ineated as flood hazard areas on HUD
FIA 27 Map.
32.3
WarninQ and Disclaimer o' Liabil ity.
The degree of flood protection required under
this section is minimum 'or regulatory purposes
and is based on engineering and scientific
methods of study. L.arger 'loods may occur on
rare occasions. Flood heights may be increased
by man-made or natural causes, such as bridge
openings restricted by debris. This Ordinance
does not imply that areas outside of the
delineated flood hazard areas of land uses
permitted within such areas will be free from
flooding or flood damages. This Ordinance shall
not create 1 iabil ity on the part of the City of
Schertz or any officer or employee thereof for
any flood damages that result from reI iance on
this Ordinance or any administrative decision
lawfully made thereunder.
32.4
Land Suitabil ity.
No land shall be subdivided which is held
unsuitable for it's intended use by the
Commission for reasons of flooding, inadequate
drainage, soil and rock formations with severe
1 imitations for development, susceptibil ity to
mudsl ides or earthsl ides, severe er-osion
potential, unfavorable topography, inadequate
\"a ter supp 1 y or sel~age d i sposa 1 capab i 1 i ties, or
any other feature harmful to the health, safety
-34-
or. I>lel far'e of the future r.es i dents or. pr'oper.ty
owners of the proposed subdivision or the
community at large. However, the Commission may
approve prel iminary and final plats if
subdividers improve land consistent with the
standards of this and other applicable ordinances
to make subdivision areas, in the opinion of the
Commission, suitable for their intended uses.
The Commission may also approve the pre 1 iminary
and final plats if subdividers agree to make
suitable improvements and place a sum in escrow
pursuant to this Ordinance to guarantee
performance. In determining the appropriateness
of land subdivision at a site, the Commission
shall consider' the objectives of this section.
a. The danger to I ife and property due to the
increased flood heights or velocities caused by
subdivision fill, roads, and intended uses.
b. The danger that intended uses may be swept
onto other lands or downstream to the injury of
other's.
c. The adequacy of proposed water supply and
sanitation systems and the ability of these
systems to pr'event disease, contam i nat i on and
unsanitary conditions under flood conditions.
d. The susceptibil ity of the proposed facility
and it's contents to flood damage and the effect
of such damage on the individual owner.
e. The importance of the services provided by
the proposed facility to the community.
f. The ava i 1 ab i 1 i ty
subject to flooding
and land USes.
of alternative locations not
for' the pr'oposed subd i vis i on
g. The compatibil ity
existing development
foreseeable future.
of the proposed uses with
anticipated in the
h. The
to the
pr'ogr'arn
r'el at i onsh i p
general plan
for' the ar.ea.
of the proposed subdivision
and flood plain management
i. The safety of access to the property for
emergency vehicles in times of flood..
j. The expected heights, velocity, duration,
rate of rise and sediment transport of the flood
waters expected at the site.
-35-
k. The costs of providing governmental services
during and a.ter 'lood conditions including
maintenance and repair of public util ities and
facilities such as sewer, gas, electrical, and
water systems, and streets and bridges.
32.5
Bu i 1 ding Site Improvements_.
a. No subdivision or part thereof shall be
appr-oved i f proposed subd i vis i on 1 evees, fill s,
structures or other features will individually or
collectively significantly increase flood flows,
heights or damages.
b. Building sites 'or residences, motels,
resorts or other dwell ings of accommodation uses
shall not be permitted in floodway areas. Sites
for these uses may be per'm i t ted ou ts i de the
'loodway if the sites are elevated or 'illed to a
height at least one (1') foot above the elevation
o' regulatory 'lood or if other provisions are
made for elevating or adapting structures to
achieve the same result. Required fill areas
must extend twenty-five (25') feet beyond the
1 i m its of Intended str'uctur'es and, if the
subdivision is not to be sewered, must include
areas of opposite water disposal. The amount of
fill or structure required to elevate the
building site must be obtained or. r'emoved fr'om
the same general area to prevent the elevation of
the regulatory flood levels.
c. Building sites for structures not included in
"b" above shall similarly not be per'mitted In
floodway areas. Such sites located outside
floodway shall ordinarily be protected as
provided by this Ordinance. However, the
Cornrn i ss i on may a 11 o\~ subd i vis i on of ar'eas for'
commercial and industrial use at a lower
elevation if the subdivider protects the areas to
a height of one (1') foot above the regulatory
flood protecting elevation by levees, channel
mod if i cat ions, or other protect i ve techn i ques; if
the subdivider assures that uses will be
protected through structural Flood-proofing,
f 1 ood--war-n i ng systems or. other' techn i ques
specified in this Section. The amount of fill or
structure required to elevate the building site
must be Db ta i ned or removed fr'om the same genera 1
ar'ea to pr'event the elevation of the r'egulator-y
flood levels.
d.
of a
If the Commission determines that only part
proposed plat can be safely developed, it
-36-
shall 1 imit development to that part and shall
requ i re that development proceed cons i stent '" i th
this determination.
e. When the subdivider does not intend to
develop the plat himself and the Commission
determines that additional use controls are
requ i red to insure sa fe deve 1 opmen t, i t may
require the subdivider to impose appropriate deed
restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on the
face of the final recorded plat.
32.6
DrainaQe Facil ities.
Storm drainage facil ities shall be designed to
store and/or convey the flo'~ of sur.face I~aters
ff"om a 100 Year' Flood fr'equency stor'm witholJt
damage to per'sons or pr'oper ty. The system sha 11
insure drainage at all points along streets and
provide positive drainage away from buildings and
on-site waste disposal sites. Plans shall be
subject to appr'oval by the Commission. The
Commission may require a primarily underground
system to accommodate frequent floods and a
secondary surface system to accommodate less
frequent floods. Drainage plans shall be
consistent with local and regional drainage
plans.
32.7
Roads.
~_.._-_.- "_..-
The finished elevation must be above the
regulatory flood protection elevation. The
Commission may r'equire, wher'e necessary, pr'ofiles
and elevations of streets to determine compl iance
with this requirement. Drainage openings shall
be sufficient to discharge flood flows without
increasing flood heights or obstruction of the
natural drainage flow. When an alternate street
is available, the Commission may approve a
proposed str'eet with a 10l~ I~ater cr'ossing. When
a low water crossing is acceptable, access
serv ices must be prov i ded and constr'uct i on done
under the supervision of the City.
a2.8
panitary Sewer Facilities.
a. Sewage Disposal Facil ities. l~e Commission
may prohibit installation of sewage disposal
facil ities requiring soil absorption systems
where such systems will not function due to high
ground water, flooding, or unsuitable soil
characteristics. The Commission may require that
the subdivider note on the face of the plat and
in any deed of conveyance that soil absorption
fields are prohibited in designated areas.
-37-
b. Adequate Methods for' Waste Disposal. The
Commission may prescribe adequate methods for
waste disposal. If a sanitary sewer system is
located on or near the pr'oposed subdivision, the
Commission shall require the subidvider to
provide sewage facil ities to connect to this
system where practical, and shall prescribe the
procedures to be followed by the subdivider in
connection to the system.
c. Water Facilities. All water systems
including individual wells located in flood prone
areas, whether public or private, shall be flood-
proofed to a point at or above the flood
pr'otection elevation. If ther'e is an existing
publ ic water supply system on or near the
subdivision, the Commission may require the
subdivider to convert to this system.
d. Er'osion and Sediment Control Measures. The
Commission may require the subdivider to util ize
grading techniques, subdivision design,
landscaping, sedimentation basins, special
vegetation cover, and other measures to reduce
erosion and sediment.
e. Floodproofing. The Commission may, as a
condition of approving any plat for an area
subject to flooding, require flood-proofing of
intended USeS. Flood-pr'oofing plans must be
individually approved by the Commission before
such uses are constructed. Flood-proofing may
include:
Ca) Anchorage to resist flotation and lateral
move men t.
Cb) Installation of
bulkheads and shutters,
c 1 OSLIt'".e.
\.<,ater,t i ght door's,
or similar methods of
Cc) Reinforcement of walls to resist water
pressur'es.
Cd) Use of paints, membranes or mortars to
r'educe <seepage of water thr'ough I~alls.
Ce) Addition of mass or weights to structures
to resist flotation.
Cf) Installation of pumps to lower water
levels in structures.
-38-
ARTICLE VI
Section 33
See t i on 34
(gl Construction of
treatment systems
entrance of flood
water'
so as
\~ater's.
supply and waste
to prevent the
(hI Installation of pumps or comparable
facil ities for subsurface drainage systems to
reI ieve external foundation wall and basement
flood pr'essur'es.
(i I Building design and
resist rupture or collapse
pressure or floating debris.
constr'uct i on to
caused by \~ater'
(jl Installation of valves or controls on
sanitary and storm drains which permit the
drains to be closed to prevent back-up of
SEwage and storm waters into buildings or
structures.
(kl location and installation of all
electrical equipment circuits and electrical
appl iances so that they are protected from
inundation by the ~egulatory flood.
(1 I Location of storage facil ities for
chemicals, explosives, buoyant materials,
flammable 1 iqLlids or' other' to>dc mater'ials
which could be hazardous to publ ic health,
safety and welfare at elevation above the
height associated with the regulatory
protection elevation; or design of such
facilities to prevent flotation of storage
ccmtainers, or damage to storage containers
which could result in the escape of toxic
materials into flood waters.
OTHER PROVISIONS
Penalty for Violation.
Anyone violating any provision of this Ordinance
within the corporate 1 imits of Schertz, Texas
shall be guilty of a misdemeanor, and upon
conviction, shall be fined.* Each day that such
violation continues shall be deemed a separate
offense and be punishable as such. Prosecution
or. cony i c t i on under' th i s See t i on sha 11 never. be a
bar to other remedies of reI ief for violations of
th is Or'd i nance.
*(See Schedule of Feesl
Emergency Clause.
This Ordinance, and all additional parts that may
follow, shall go into effect upon passage and
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appr-ova 1 of the Counc i 1 . The on 1 y except ions to
this Ordinance will be that developers with a
plat already filed will not need to change that
plat, but all futur-e plats I~ill be filed in
accordance with this Ordinance.
Sec t i on ~~5
Repeal of Confl icting Ordinanc.~s or Or-dEWS.
Ordinances and all orders, ordinances or parts of
ordinances in confl ict with this Ordinance,
specifically Ordinance No. 80-S-13, Ordinance No.
81-S-15 and Ordinance No. 86-S-16 or inconsistent
with the provisions of this Ordinance are hereby
r-epealed to the extent necessar-y to give this
Ordinance full force and effect.
Sect ion 36
Severabil ity Clause.
Should any portion or part of this Ordinance be
held for any reason inval id or unenforceable, the
S"Hne shall not be construed to effect any other-
val id portion hereof, but all val id portions
hereof shall remain in full force and effect.
PASSED, APPROVED AND
19 ~?
AOOP1ED th is the 16- (1ay of .~_. _,
~d~xL .._n..
Mayor, City of Sc
(CITY SEAL)
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EXHIBIT "A"
SPECIFICATIONS AND DESIGN STANDARDS
FOR PUBLIC WORf~S IMPROVEMENTS
All urban subdivisions shall comply with the specifications
and design standards as hereinifter outlined. Suburban
subdivisions shall comply with the specifications and
standards with the exception of such items as sidewalks,
curbs and gutters, etc. which are not required in rural
slJbd i vis ions. When such items wh i ch ar.e not r'equ i r'ed ar.e
nevertheless installed by the subdivider, these
specifications shall apply.
A. Four copies of plans and profiles for streets, alleys,
sidewalks, water, sewage, and drainage easements including
the following information shall be submitted with each final
plat.
B. Streets. Alleys, Sidewalks and Crosswalk Ways & Traffic
Con tro 1 Dev i c(~S
1. Plans for' str'eets, alleys, sidewalks and cr'osswalk ~Jays
shall be prepared in accordance with the following standards:
(al A Pol icy on Geometric Design of Highway
American Association of State Highway and
Officials, 1984, or latest edition.
and Str'eets,
Transportation
(bl Highway Design Division Operations and Procedures Manual
and the Standard Specifications for Construction of Highways,
Streets and Bridges, Texas State Department of Highways and
Publ ic Transportation, 1982 or latest revision thereof.
(c) Te:X:,1S Manual on Uniform Traffic Contr'ol Devices for
Streets and Highways, 1980, or latest edition.
(dl Street Markers
Two street name signs
shall be erected at
subd i vis ions for' str'eet
having the following specifications
all street intersections in such
mar'ker's:
(1) The material of the street name signs, the method of
attaching the sign to the post, the details of lettering,
painting, and method of installation, as well as the
location of the sign at the intersection shall be in
ac:cor'dance ,.) i th the spec: i f i ct ions on f i 1 e in the off i ce of
the Traffic Engineer of the City of Schertz, and as
indicated herein.
(2) The street name signs shall be of the crossarm type,
and shall be reflectorized on extruded aluminum metal
blanks.
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(3) Signs shall have lettering for the respective street
name in four (4" I inch min imum height standard letters
with the str'eet, dr' i ve, place and etc., in t"JO (2") inch
minimum height standard letters and a border width of one-
half (1/2" I inch.
(4) Such signs sha 11 be suppor' ted on a ten and one-ha 1 f
(10 1/2') foot long pipe mounted a minimum of two (2')
feet in the ground. Distance from the bottom and top of
the street name sign to the ground surface shall be a
minimum of eight (8') feet and a maximum of ten (10') feet
respectively. This sign support must have a break-al~ay
device at ground level.
(5) The
t,~o (2")
A 120 or.
pipe support for the street name sign shall be
inch hot dip galvanized tubular steel pipe, ASTM
equal. (.080 wall thickness)
(6) All street name signs ,~i 11 be 1 ight
with a white border and letters. Private
coral background with a white border and
lanes, if approved by the City, will be
with white border and letters.
blue background
str'eets will be
letter's. Fire
r'ed backgr'ound
(e) Street LiQhts
Street lights in new subdivisions within the City 1 imits and
the annexed areas of the City shall be installed from time to
time pursuant to agreement between the City of Schertz and
the appropriate electric util ity company.
2. In general, the plans shall consist of a plan view of the
subdivision drawn on a scale of 1". 50' or larger. The
plans shall show the following; (a) fr'ont 1 ine dimensions,
(b) lot and block numbers and (c) other pertinent data that
may be required to fully illustrate the proposed improvements
(d) The right-of.-'~ay ,~idth, (el paved \~idth of all str'eets,
(f) the top of cur'b gr'ade, (g) distances sha 11 be sho'~n along
with the elevations at all centerl ine intersections and grade
br'eaks.
Four (4) copies of all plans shall be provided. When
submitted, all plans and engineering calculations shall bear
an Engineer's certification. Four (4) copies of detailed
unit price cost estimates shall also be provided.
Plans and specifications shall be prepared in accordance with
good engineering practice under the supervision of an
engineer registered to practice engineering in the State of
Texas.
Constr'uction plans shall include the following and shall
conform to standards as indicated.
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3. Street L.ayout: Adequate streets shall be provided by the
s(Jbdivider, and the arrangement, character, extent, width,
gr'ade and location of each shall confor'm to the comprehensive
plan of the City and shall be considered in their relation to
existing and planned streets, to topographical conditions, to
publ ic safety and convenience, and in their appropriate
relationship to the proposed use of land to be served by such
streets. The street layout shall be devised for the most
advantageous development of the entire neighborhood. The
location and type of traffic control device to be installed
by the subdivision developer shall be indicated on at least
one (1) set of plans. This shall include the proposal of all
Stop, Yield, Speed, Parking and Movement Series devices.
4. Relation to Adjoining Street BY-st~mJ Where necessary to
the neighborhood, existing streets in adjoining areas shall
be continued, and shall be at least as wide as such existing
streets and in al ignment therewith.
5. Projection of Streets: Where adjoining areas are not
subdivided, the arrangement of streets in the subdivision
shall make provision for the pr'oper projection of str'eets
into such unsubdivided areas.
6. Str'eet JOQs: Whenever' pass i b 1 e, str'eet Jogs with center'
1 ine offsets of less than one hundred fifty (150') feet will
be avoided.
7. Half-Streets or Adjacent Streets: In the case of
collector, minor, or of marginal access streets, no new half-
streets shall be platted.
8. Str'eet Inter'sect ions:
nearly at right angles as
terrain and topography.
Str.eet inter'sect ions shall be as
practicable, giving due regard to
9. Dead-End Streets: Dead-end streets shall be prohibited
except as short stubs to permit future expansion.
10. Cul-De-Sacs: In gener'al, cul-de-sacs shall not e:x:ceed
five hundred (500') feet in length, and shall have a
turnaround of not less than fifty (50') feet in radius in
residential areas, and not less than sixty (60') feet in
radius in commercial and industrial areas. Street length
shall be measured from the centerline of the feeder street to
the radius point of the cul-de-sac.
11. MarQinal Access Streets: Where a subdivision has
frontage on or borders an arterial street, the Planning and
Zoning Commission may require marginal access streets to be
provided on both sides or on the subdivision side of the
arterial street; unless the adjacent lots back up to, side up
to, or front with extra depth and access off an alley, and
provide some other means of restricting individual access
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directly to the arterial, or unless the City Council
determines such marginal access streets are not desirable
under the facts of a particular case for adequate protection
of the lots and separation of through and local traffic in
~Jh i ch case a five (5') foot non--access easement sha 11 be
provided.
12. SPECIFICATIONS:
(a) ARTEHIAL. STHEETS - MINOH THOROUGHFARES
(Design Speed 45 mph)
Minimum right-of-way width __________________ 86 feet
Minimum pavement width ______________________ 48 feet
Minimum horizontal curve radius _____________ 900 feet
Minimum tangent between reVerse curve _____ 200 feet
Maximum sustained grade (shall not be
over 300 feet) __________________________ 6 X
Intersection curb radi i ______________________ 30 feet
Base: 12" Cr'ushed Limestone Base Cour'se appl ied in 2
1 i fts or- 8 inches of Cement Stab i 1 i zed Cr'ushed limestone
Base Cour'se.
Surface: Asphalt Hot Mix - Hot Laid Type "0" - 2" (220
*sy) or 6" Reinforced Concrete 3500 psi with 6 x 6 mesh
or equivalent #3 steel.
(b) COLL.ECTOR STREETS:
<Des i gn Speed 30 mph)
Minimum right-of-way width __________________ 60 feet
Minimum pavement width ____________________ 42 feet
Minimum horizontal curve radius _____________ 400 feet
Minimum tangent between reverse curve _______ 100 feet
Maximum sustained grade (shall
not be over 300 feet) _______________________ 7 X
Intersection curb radii ___________________ 30 feet
Base: 10" Cr'ushed Limestone Base Cour.se app 1 i ed in 2
1 i fts or. 6.7 inches of Cement Stab i 1 i zed Cr'ushed
Limestone Base Course.
Surface: Asphalt Hot Mix - Hot Laid Type "0" - 2" (220
*sy) or 6" Reinforced Concrete 3500 psi with 6 x 6 mesh
or equivalent #3 steel.
(c) LOCAL STREETS SERVING COMMERCIAL OR INDUSTRIAL PROPERTY
(Design Speed 30 mph)
Minimum right-of-way width __________________
Minimum pavement width ______________________
Minimum horizontal curve radius _____________
Minimum tangent between reverse curve _______
Maximum sustained grade (shall not
be OVer 300 feet)
Intersection curb radi i
60 feet
42 feet
400 feet
100 feet
8 X
30 feet
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Base: 10" Cr'ushed L.imestone Base Cour.se appl ied in 2
1 ifts or 6.7 inches of Cement Stabll ized Crushed
Limestone Base Cour'se.
Surface: Asphalt Hot Mix - Hot Laid Type "0" - 2" (220
#sy) or 6" Reinforced Concrete 3500 psi with 6 x 6 mesh
or equivalent #3 steel.
(d) MINOR STREETS SERVING RESIDENTIAL PROPERTY
(Design Speed 80 mph)
Minimum right-of-way width __________________ 50 feet
Minimum pavement width ______________________ 80 feet
Minimum horizontal curve radius ____________ 400 feet
Minimum tangent between reverse curve ____ 50 feet
Maximum sustained gr'ade (shall not
be over 300 feet)____________________ 8 X
Intersection curb radii _____________________ 25 feet
Base: 8" Crushed Limestone Base Course applied in 2
1 ifts of 5.5 inches of Cement Stabil ized Crushed
Limestone 8ase Course.
Sur.face: Asphalt Hot Mix -- Hot L.aid Type "0" -. 1 1/2"
(165 #sy) or 6" Reinforced Concrete 3500 psi with 6 x 6
mesh or. equivalent #3 steel.
(e) Non-residential
right-o'-way width
pavement width of at
marginal access streets
0' at least fifty (50')
least thirty 130') feet.
shall have
feet and
a
a
(f) Residential marginal
of-way of at least forty
at least twenty-six (26')
access streets shall have a right-
(40') feet and a pavement width of
feet.
(g) Pavement cr'Ol'ln shall have a cr.oss slope of 1/4" per'
foot or a minimum of IX on wider streets.
13. The developer' shall be r'esponsible for' construction of
pavement width and rightS-Of-way dedication of streets
forming part of the boundary of the subdivision adjacent as
follol'ls:
(a) The subdivider shall dedicate a right-of-way of forty-
three (43') feet in width for new adjacent arterial streets,
and twenty-four (24') feet of such right-of-way shall be
paved l~hen determ i ned necessar'y by the City.
(b) New adjacent collector, local or marginal access
streets shall conform to Paragraph B.II. (b) of this section.
Ic) Where the proposed subdivision abuts upon an existing
arterial street or half-street that does not conform to
Paragraph B.ll. (a) of this Section, the subdivider shall
dedicate right-of-way sufficient to make full right-of-way
width conform to such paragraph if necessary, and there shall
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be paved so much of such right-of-way as to make the full
payment width comply with such paragraph. With regard to
paving the adjacent arterial street, the City reserves the
right to waive this requirement. In considering such waiver,
the following factors shall be considered by the City:
1. Current condition of the roadway.
2. Current daily traffic on roadway.
3. Estimated additional daily traffic resulting from
pr'oposed subd i vis i on.
4. Total cost for ,~idening roadl~ay.
5. Abil ity of City to finance road widening in the next
several years.
Before any pavement is laid to widen existing pavement, the
exist ing pavement shall be cut back tl~O (2') feet on each
side to assure an adequate sub-base and pavement joint.
14. Curb and Gutter and Sidewalks: Shall be installed by the
subdivider on both sides of all adjoining streets forming
part of the boundary of the subdivision. All lots must front
upon concrete sidewalks which shall be at least four (4')
feet in width. All corner lots shall have such sidewalks on
both the front and side thereof.
15. Alleys
(a) Alley right-of-way minimum shall be twenty (20') feet
wide and a minimum of twenty (20') feet of concrete pavement.
Eight (8X) percent is the maximum sustained grade for an
alley and shall not exceed three hundred (300') feet.
Concrete pavement shall be a minimum of six (6") inches in
depth - 3000 psi in commercial alleys and a minimum of five
(::;j") inches in depth 3000 psi in r'esidential alleys.
Alleys shall be designed on the basis of a five (5) year
frequency to carry storm water from only the lots within the
block abutting the alley.
(b) IntersectinQ alleys: Where two alleys intersect or turn
at right angle, a cutoff of not less than ten (10') feet
shall be pr'ovided along each pr'oper.ty or. easement 1 ine.
(c) Oead-End Alleys: Dead-end alleys are not permitted.
(d) Over-Hang Easements: In all alleys, over-hang easements
for electric and telephone 1 ines of at least four (4') feet
on each side of the alley strip at a height at or above
eighteen <18') feet shall be pr'ovided if requested by the
appropriate electric util ity company.
(e) !>lleys Which Do Not Connect On a Straight Course: If
alleys are not themselves straight within each of adjoining
blocks, or if the same do not connect on a straight course
with the alleys of adjoining blocks, then an easement may be
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provided for the placing of guy wires on
in order to support poles set on curving
of-way of alleys as determined necessary
electric util ity company.
lot division 1 ines
or deviating right-
per the appropriate
16. Fire L.aneS".
(a) Fire lanes will only be allowed within the City under
special circumstances as approved by the Planning and Zoning
Commission. A fire lane is interpreted as a hard-surfaced,
all-weather material, driving surface constructed
specifically for- the use of emer-gency vehicles. Fir-e lanes
sha 11 be des i gned on the bas i s of a five (5) year fr-equency
to carry storm water from only the lots abutting the fire
lane.
(b) Fire lanes shall have a minimum width
feet and a driving surface of no less than
and shall connect on a straight course.
of sixteen (16')
twelve (12') feet
(c) Where two (2) fire lanes
angles, a cut-off of not less
provided along each property or
intersect or
than ten <10')
easement 1 ine.
tur-n at right
feet must be
(d) Dead-end fire lanes are not permitted.
C. Drainage Criteria and Specifications
Intr-oduct ion
The pr-ov i s ions for- adequate dr-a i nage in ur-ban ar-eas is
necessasry to preserve and promote the general health,
welfare and economic well-being of the region. Drainage is a
regional feature that affects all governmental Jurisdictions
and all parcels of property. This characteristic of drainage
makes it necessary to formulate a program that balances both
public and private involvement. Overall coordination and
master pI ann i ng must be pr-ov i ded by the governmenta 1 un i ts
most directly involved, but drainage planning must be
integrated on a regional level.
When planning drainage facil ities, certain underlying
principles provide direction for the effort. These
principles are made operational through a set of pol icy
statements. The appl ication of the policy is in turn
facilitated by technical criteria and data. When considered
in a comprehens i ve manner, on a reg i ona 1 1 eve 1 I~ i th pub 1 i c
and private involvement, drainage facil ities can be provided
in an urban area in a manner that will avoid uneconomic water
losses and disruption, will enhance the general health and
welfare of the region, and will assure optimum economic and
social relationships.
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Bas i c Pr i nc; LpJg$
.!,Jrban Sub'-Sys1;em.
Drainage is a sub-system of all urbanization. The planning
of drainage 'aci! ities must be included in the urbanization
p~'ocess. The first step is to include d~'ainage planning \~ith
all regional and local development master plans.
Storm water management facil ities, such as channels and storm
sewers, serve both a conveyance and storage function. When a
channel is planned as a conveyance feature, it requires an
outlet as I.,ell as dOl~nstream storage space. When the space
....equ i ....ements a....e cons i de....ed, the p....ov i s i on '01" adequate
drainage becomes a competing use for space along with other
land uses. If adequate provision is not made in a land use
plan for the drainage requirements, storm water runoff will
confl ict with other land uses and will result in water
damages, and will impair or even disrupt the functioning of
other urban systems.
I...al~
Section 11.086 of The Texas Water Code
States that it shall be unlawful for any person to divert the
natural 'low of surface waters in this state or to impound
surface waters in a manner that damages the property of
another' .
Statute also grants remedies, both at law and in equity, to
any party injured by such a diversion.
Statute establ ishes
diversions and the
d i ver.s i on.
str'ict liability
remedies include
for these unlawful
damages caused by
Dr'ainage Plan 2< Calculation Pr'epar.~tion
Plans and calculations for storm drainage shall be prepared
in accordance with the following appl icable standards:
1. Federal Insurance Administration, City of Schertz, Texas,
COmmLIn i ty Numbe.... 480269B.
2. Federal Emergency Management Agency floodplain management
criteria.
3. Federal Highway Administration.
4. Texas Highway Department, Hydraul ics Manual.
5. Texas Department of Water Resources, Texas Water Code.
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Minimum Requirements:
A. Plan and profile shall be drawn on sheets 24" x 36" to a
horizontal scale of 1" = 20' or 1" - 50' and a vertical
scale of 1" = 2' or- 1" = 5' (e:><cept that scales may var-y
on special projects, such as culverts and channel crass-
sect ions).
B. Good qua 1 i ty r-epr-oduc i b 1 e
be presented to the City
approval and shall remain
City of Schertz.
of the original drawings shall
prior to the receipt of final
the permanent property of the
c. Stationing shall proceed upstream with the North arrow
pointing to the top o' the sheet, or to the right.
D. Plans for- the pr-oposed dr-ainage system shall include
property 1 ines, lot and block numbers, dimensions, right-
of'''way and easement 1 ines, flood plains, street names,
paved surfaces (existing and/or proposed); location, size
and type of: inlets, manholes, culverts, pipes, channels
and related structures; contract 1 imits, outfall details,
miscellaneous riprap construction, contour 1 ines and title
block. Wherever pedestrian and/or vehicular traffic I"ill
cross any drainage structure, hand/guardrails shall be
incorporated into the design criteria.
E. Profiles shall indicate the pr-oposed system (size and
material) with elevations, flow 1 ines, gradients, left and
right bank channel profiles, station numbers, inlets,
manholes, ground 1 ine and curb line elevations, typical
sections, riprap construction, fill ing details, minimum
permissible slab elevations within 100 year flood plains
and adjacent to open drainage features, pipe crossings,
design flow capacities, and title block.
F. A general location map of the
en t i roe I"a tershed I" i th .:on tour
Quadrangle is satisfactory.)
development showing the
is requ i red. (USC&GS
G. Computations for design of storm
in tabular form as defined by
XXIII and loc~ted on plans.
sewers shall be presented
ASeE Manual No. 37 Table
H. Two (2') foot contour's based on USC&GS datum. All
street widths and grades shall be indicated on the outlet
and inlet side of all drainage ditches and storm sewers
and at all points in the street at changes of grade where
the water- enters another- str-eet or- storm sewer- or- dr-a i nage
channel. Drainage easements shall be indicated.
I. Drainage calculations shall be signed and sealed by a
Texas Registered Professional Engineer as required herein.
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D. Hydr'ologic And Hydr'aul ic Requirements For' Water'sheds Within
The Jurisdiction Of The Cit)t'_OP. Schertz
Hydr'o 1 Cl,gy
For drainage areas less than one hundred sixty (160) acres,
runoPf may be analyzed using the rational method.
For drainage areas larger than one hundred sixty (160) acres,
an analysis using one of many hydrograph methods will be
r'equ i r.ed. The Cor'ps of Eng i neer.s HEC-l computer' pr'ogr'am
contains many of the watershed models that will be required.
HEC-l involves the modification of hydrograph parameters
which are correlated to basin characteristics.
As a flood hydr'ogr'aph pr'oceeds down a channel system, the
shape of it is altered due to the effect of channel and
reservoir storage and the inflow of additional downstream
runoff. Flood routing will be required in the design of
flood control projects in order to evaluate the impact a
development in upper port ions of a I~atershed may have on
flood conditions downstr.eam.
In all cases runoff rates shall be computed on the basis of
ultimate development of the entire watershed contributing
runoff and on the basis of wet antecedent conditions.
DesiQn Frequencies
A. Major' Dr'ainage System -, Ar'eas designated by F.E.M.A.
Flood 80undary, Floodway, Flood Insurance Rate Maps or
the recent Flood Insurance Study as being within the 100
year frequency flood.
All constr'uc:tion shall be designed to contain the r'unoff
from the 100-year frequency storm ultimate conditions.
B. Minor Drainage System - Areas not designated by F.E.M.A.
Flood 8oundary, Floodway, Flood Insurance Rate Maps or
the recent Flood Insurance Study as being within the 100
year frequency flood.
Channe 1 s - 25 year' u 1 t i ma te with fr'eeboar'd
Structures - 25 year ultimate development
Storm Sewers - 25 year ultimate development
Streets
a. Minor Streets
5 year'
b. Major Streets - 10 year
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E. Storm Drainage
Design Criteria
(A) Runoff Criteria: Runoff rates shall be computed at not
less than the following:
CHARACTER DF AREA
PERCENT RUNOFF
SLOPE: UP TO 1 %
UP TO 3%
UP TO 5%
OVER 5%
Business or Commer-
cial Area (90% or
mor.e Imper'v i OUS) 95
96
9-7
97
Densely Developed
Ar'ea (80t. to 90t.
Impervious) 85
88
91
95
Close 1 Y 8u i 1 t
Residential Area 75
77
80
84
Undeveloped Area 68
70
'72
75
Average Residential
Ar'ea 65
67
69
72
Hydrau 1 i cs
In designing a facil ity for flood control purposes, a
hydraul ic analysis must be conducted which includes all the
factors significantly affecting the water surface profile or
the hydraulic grade 1 ine. For open channels, the primary
losses are due to friction, bridges, culverts, confluences,
transitions and bends.
Use of Corp. of Engineers standard-step backwater
HEC-2 will be required to analyze major channels due
wide acceptance, flexibil ity and the base studies
area utilized to set the existing flood maps.
pr'ogr'am
to it's
in this
Bridges, culverts and expansion and contraction losses are
taken into account in the HEC-2 computer program.
Minor channels which do not have significant geometric losses
may be designed utilizing a normal depth procedure.
For a given channel condition of roughness, discharge, and
slope, there is only one possible depth for maintaining a
unifor'm flow. This depth is the normal depth. When
roughness, depth, and slope are known at a channel section,
there can only be one discharge for maintaining a uniform
flo'~ through the section. This discharge is the normal
d i schar'ge.
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If the channel is uniform
are in exact balance, the
the bottom of the channel.
flow.
and resistance and gravity forces
water surface will be parallel to
This is the condition of uniform
Uniform flow is more often a theoretical abstraction than an
actual ity. True ,miform flOl~ is difficult to find in the
field or obtain in the laboratory. Channels are sometimes
deSigned on the assumption that they will carry uniform flow
at the normal depths, but because of conditions difficult if
not impossible to evaluate and hence not taken into account,
the flow will actually have depth considerably different from
unifor'm depth. fhe engineer must be a'~are of the fact that
un i for'm flow cornputat ion pr'ov i des on 1 y an appr'ox i mat i on of
what will occur; however, such computat~ons are useful and
necessary for planning.
Water Surface Profiles
Open-channel flows in urban
uniform because of bridge
This necessitates the use
final channel design work.
drainage systems is usually non-
openings, curves and structures.
of backwater computations for all
A water surface profile must be computed for all channels and
shown on all final drawings. Computation of the water
surface profile should utilize standard backwater methods or
acceptable computer routines, taking into consideration all
losses due to changes in velocity, drops, bridge openings and
other obstructions.
Channe I Cr'oss See t ions
The channel shape may be almost any type suitable to the
location and the environmental conditions. Often the shape
can be chosen to suit open space and r'ecreational needs to
create additional sociological benefits.
A. Side Slope
Except in horizontal curves the flatter the side slope, the
better. Normally slopes shall be no steeper than 3:1, which
is also the practical 1 imit for mowing equipment. Rock or
concrete 1 i nes channel s or those \~h i ch for other reasons do
not require slope maintenance may have slopes as steep as 1
1/2: 1.
B. Depth
Deep channels are difficult to
Constructed channels should
pr'act ical.
maintain and can be hazardous.
therefore be as shallow as
C. Bottom Width
Channels with narrow bottoms are difficult to maintain and
are conductive to high velocities during high flows. It is
-52-
desirable to design open channels such that the bottom width
is at least twice the depth. The minimum bottom width shall
be six (6') feet 'or earth channels.
O. Trickle Channels
The low flows, and sometimes base 'lows, 'r'orn ur-ban ar-eas
must be given specific attention. If erosion of the bottom
0' the channel appears to be a problem, low flows shall be
carried in a paved trickle channel which has a capacity of
5.0 percent of the design peak flow. Care must be taken to
insure that low flows enter the trickle channel without the
attendant problem 0' the flow parallel ing the trickle
channel.
E. Fr.eeboar-d
For channels with 'low at high velocities, the surface
roughness, wave action, air bulking, and splash and spray are
qLlite er--osive along the top of the flow. Fr'eeboar-d height
should be chosen to provide a suitable safety margin. The
height of freeboard shall be a minimum of one (1') foot. For
deep flows I~ith high velocities one may use the for-mula:
Fr'eeboar-d (i n feet) = 1.0 + Vsquar-ed /2g, wher-e
g = ~32. 2 ft/sec2
For- the fr-eeboar-d of
height must be added
arooun t:
a channel on a shar-p cur-ve,
to the outside bank of wall
e>(tr-a
in the
H = Vsquared (T + B)
2gR
H - additional height on outside edge of channel (ft_)
V.- velocity of flo'~ in channel (fps)
T = width of 'low at water surface (,t.)
B = bottom ,~idth of channel (ft.)
R = centerl ine radius of turn (ft.)
g = acceleration of gravity (32.2 ft/se(2)
I' R is equal or greater than 3 x R, additional freeboard
is not required.
F. Easemen ts 'or ear- th channe 1 s sha 11 extend ami n i mum of
two (2') feet on one side and fifteen (15') feet on the
oppos i te side of the e)-(tr-eme 1 i m its of the channel, when
such channel abuts an alley or roadway, the easement shall
extend a minimum of two (2') feet on both sides of the
extreme 1 imits of the channel.
-53-
Channel Dr'ops
The use of channel drops permits adjustment of channel
gradients which are too steep for the design conditions.
In urban drainage work it is often desirable to use several
low head drops in lieu of a few higher drops. Special
attention must be given to protecting the channel 'rom
erosion in the area of channel drops.
The use of sloped drops will
installations. Sloped drops
the channel topography.
gener'ally reslJlt in 10~Jer' cost
can easily be designed to .it
Channel
easement
r'equ i r'ed
Access: A minimum sixteen
to concrete 1 ined and earth
for maintenance equipment.
(16') 'eet access
channels will be
Concrete Lined _Ch<3DDe.L~: The des i gn of concr'ete 1 i ned
channels shall be based on a twenty-'five (25) year'
frequency and shall comply with the following general
r'equ i r'ements:
The side slopes shall be a maximum of 1-1/2 horizontal to 1
vert i ca 1.
a. Vertical walls will be permissible in depths not to
exceed t\~O (2') feet unless pr'operly fenced or enclo~;ed.
b. Easements for concrete 1 ined channels shall
minimum of two (2') feet on both sides of the
1 i m i ts of the concr'ete 1 in i ng.
e)<tend a
e>(tr'eme
c. Flow velocities shall not exceed eighteen (18) 'ps for
reinforced 1 inings during the twenty-five (25) year flood.
Concrete I ining shall have (ACI Code) Section 7.71: 5 1/2"
minimum thickness concrete and NO.3 bars at 18" on center
both '~ays.
a. The concrete 1 ining shall extend one (1') foot above
the twenty-five (25) year water surface elevation.
CClncr'ete Fin i sh
The surface of the concrete 1 ining shall
wood float finish. Excessive working
finish shall be avoided.
be provided with a
or wetting of the
_Concrete Cur i flY...
All concrete shall be cured by the immediate appl ication of
a 1 iquid membrane-forming curing compound upon completion
0' the concrete finish.
-54-
Reinforcement Steel
a. Steel r'einfor'cement shall be gr'ade 60 defor'med bar's.
Wire mesh shall not be used.
b. Reinforcing steel shall be placed at the center of the
section with a minimum clear cover of three 13') inches
adjacent to the earth.
Ear thluor.k
The following areas shall be compacted to at least ninety
190%) percent of maximum density as determined by TEX-113-
E:
a. The twelve 112") inches of subgrade immediately beneath
concrete 1 ining Iboth channel bottom and side slopes).
b. Top twelve 112") inches of maintenance road.
c. Top tluelve 112") inches of earth sur.face luithin ten
110') feet of concrete channell ip.
d. All fill material.
Ear.th Channel s
The design of ear.th channels shall be based on t,uenty."'five
(25) year frequency, subject to the approval of the City,
and shall comply "lith the following gener'al specifications:
a. Mulch seeding or sol id sodding shall be placed over the
entire surface area of the channel.
b. fhe side slope shall not be steeper than three (3)
horizontal to one II) vertical.
c. Grassed
velocities
er.os i on.
channels shall have sufficient grade to provide
that are self-cleaning but will not create
Roughness factors In), which are
unmaintained channel conditions, shall
analysis of water surface profiles.
r'epr'esen ta t i ve
be used for
of
the
Roughness factors In), which are representative of
maintained channel conditions, shall be used to determine
velocity 1 imitations.
Erosion control structures, such as riprap check drops or
check dams, may be required to control flow velocities,
including the initial storm runoff.
-55-
SeedinQ and SoddinQ
(1) Sodding shall be St. Augustine, Bermuda, Seville,
Raleigh and/or a grade Zoysia with sufficient soil atached
to sustain growth and must be al ive at the time of
appl ication.
(2) Hydromulch shall be appl ied as follows:
Betl~een April 15 and October 1, for each 1,000 squar'e feet,
three (3) pounds of hulled Bermuda seed and twenty (20)
pounds of fertil izer (16-20-0) with magnesium and sulfur.
On slopes add forty (40) pounds of cellulose fiber mulch
and one-half (1/2) pound of Hydro-Tack soil binder or
acceptable substitute.
Between October. 1 and Apr'il 15, for' each 1,000 sqLlar'e feet,
eight (S) pounds of Rye grass seed, twenty (20) pounds of
fertilizer (15-10-10) with magnesium and sulfur. On slopes
add forty (40) pounds of cellulose fiber mulch and one-half
(1/2) pound of Hydro-Tack soil binder or acceptable
substitute. As SO(Jn as practical, after April 15, the
April 15 to October 1 appl ication described above must also
be made, provided, however, surfaces must be reshaped to
original configuration prior to the second appl ication.
(3) Broadcast seeding will only be accompl ished between
March 1 and August 1. Side slopes must be covered with a
geote)(tile material or other appr'oved' er'osion contr'ol
blanket. Seeding rate shall be of twelve (12) pounds per
acre or a minimum of two (2) ounces per two hundred fiFty
(250) square feet. A mixture of seed shall be composed of,
but not 1 imited to: Bermuda, Smoothe Brome, Orchardgrass,
Perennial Ryegrass, Nezpar Indian Ricegrass, BufFalo Grass,
Sand Lovegrass, Sido Oats Grama, and Bluegrama. Twenty
(20) pounds of fertil izer (15-10-10) with magnesium and
su 1 fur per one thousand (1,000) square feet sha 11 be
included with the seeding process.
(4) Vegetation growth must be establ ished over eighty-five
(85%) percent of appl ied surface prior to acceptance of
subd i vis i on i mprovernen ts l~ i th 110 e:.:posed ar.ea exceed i ng ten
(10) squar'e feet. "Established Gr'owth" shall be
interpreted to mean -- the vegetation has reached a minimum
height of four and one-half (4 1/2") inches and is of
density such that it can be reasonably expecting to be
Sf~ 1 f -- su s t a i n i n g .
(5) If in the opinion of the City Engineer, weather
conditions, such as drought, excess precipitation or
extreme heat or cold, are unsuitable for hydromulching or
sodding, such application shall be deferred by the
developer'. Under' these conditions, subdivision
improvements may be accepted upon the provision of a letter
-56-
of cr-ed i tin a for-m acceptab 1 e to the City Attor-ney, in an
amount of twice the City Engineer's estimated cost of the
sodding appl ication and where appropriate, resurfacing,
reshaping and maintaining, and reappl ication. If the
developer is unable to meet the requirements of the
paragraphs above within six months of subdivision
acceptance, the letter of credit will be drawn on the
pr-oc:eeds used to obtain the requir-ed vegetati ion cover.
Flow Velocity and Capacity
The maximum nor'mal depth velocity for' the tl~enty-five (25)
year flood peak shall not exceed 6.0 feet per second for
grass 1 ined channels, except in sandy soil where the
maximum velocity shall not exceed 5.0 feet per second. The
Froude Number (turbulence factorl shall be less than 0.8
for grass 1 ined channels. Grass 1 ined channels having a
Fr-oude Number' gr-eater- than 0.8 shall not be per-mitted. The
m i n i mum ve 1 oc i ty, I~herever pass i b 1 e, sha 1 1 be grea ter than
2.0 feet per second for the initial storm runoff.
Street Dra i na~ge
A. No lowering of the standard height of street crown
shall be allowed for the purposes of hydraul ic design. In
no case l~ i 11 it be a 11 Ol~ed on thor-ough far-es or' expr-essl~ays.
8. Where additional hydraul ic capacity is required on the
street and is not obtainable by modification of crossfall,
the gradient must be increased, or curb inlets and storm
sewers installed.
C. Minor streets shall be designed on a basis of a five
(51 year frequency, major streets shall be designed on a
ten (101 year frequency.
Stor-m Sel~ers
Wher'e stor'm sewer's ar-e r-equ ired, des i gn sha 11 be based on a
twenty-five (251 year frequency and the entire twenty-five
(251 year discharge will be picked up at the point where
the street can no longer handle the runoff flowing curb
full. Pipe shall be reinforced concrete and shall be
manufactured and installed in compl iance with the
Manufacturer's minimum construction and installation
standar-ds.
Bridoes and Culverts
Genera 1 :
The water-I~ay open i ng of a br- i dge must be des i gned to pass
the design year frequency flow without causing backwater,
str-uctur-al, or- er-osion pr-oblems. For- major- channels, the
goal is to keep the low beam or low chord of the bridge one
-57-
(1') foot above the 100 year' water' sur'face, or. at or. above
natural ground, whichever is higher. For minor channels,
the low chord of the bridge must be at an elevation which
does not cause the upstream 100 year water surface profile
to rise above natural ground. A hydraul ic analysis must be
submitted showing the 100 year flood profile through the
proposed bridge and upstream to a point where it is obvious
the flood profile will not exceed the natural ground.
A new bridge must span the existing or design channel so as
to minimize energy losses due to contraction and expansion
0' the flow and so as to allow for future channel
en 1 argemen t, i f necessary. The channe 1 sec t ion shou 1 d be
carried under the bridge without modification. For
channels, with wide flood plains, approach embankments can
bE' used pr'ov i ded the embankments do not i ncr.ease flood
levels by encroaching in effective flow areas. Where
approach embankments do restrict the effective flow areas,
channel improvements must be constructed to compensate for
the reduced flow area of the overbanks. A hydraul ic
analysis of the 100 year water surface elevations and
floodway is required.
Bents and abutments must be al igned parallel to the
longitudinal a:>(is of the channel in order to minimize
obstr'uction of flol'J. Bents should be located outside of
the channel bottom if possible. This reduces debris
collection and provides for more effective flow during
stor'm events.
Bridges constructed on interim channels must be designed
for the ultimate channel section, or allow for future
bridge expansion to the ultimate channel section
requirements. Bent locations and lengths as well as span
lengths should be determined to accommodate both the
interim and the ultimate sections.
Culver.ts
Genera 1 :
In many cases a culvert may be a more economical structure
than a bridge. Culverts must be designed to pass the
design year frequency flow without causing backwater,
structural, or erosion problems. For approval of a
proposed culvert, calculations must be submitted indicating
that the culvert does not create out of bank flooding for
either the interim or ultimate flow conditions.
Culverts must be al igned parallel to the longitudinal axis
0' the channel centerl ine. If the culvert is located at
another al ignment, the hydraul ic capacity of the culvert
will decrease due to poor entrance and exit conditions.
Also, erosion could under'mine the culvert, headl~all, or
wingwall. If the flow velocity exceeds six (6') feet per
-58-
second at the outlet, some type of ener.gy dissipator. or.
channel protection should be used if the downstream channel
is not 1 i ned.
Hvdraul ic Desiqn
The hydraul ic capacity of a culvert depends not only on the
physical features of the culvert, but also on the type of
flow through the culvert. Flow through culverts can
generally be classified as either inlet control or outlet
control. Design shall be based on the "Texas Highway
Department Hydraulic Manual" or the Federal Highway
Administration "Hydraul ic Design of Highway Culverts".
Computations
A. Any reference to official flood plain maps shall mean
the highest order of flood plain designatiohn recognized by
the City. The Design Engineer shall maintain an up-to-date
file of such designations. Unless otherwise declared in
writing by the City, the descending order of flood plain
studies shall be as follows:
1. Any off i cia 11 y or.der.ed study such as those water.shed
studies completed as part of the Master Drainage Study.
2. Computations by qual ified engineering
in conformity with the requirements
Specifications and accepted by the City of-
consultants
of the
Scher.tz.
made
NFIP
3. Any Flood Plain Information CFPIJ Study prepared under
the dir.ection of the U.S. Ar.my Cor.ps of Engineer.s.
4. The official maps of the Flood Insurance Administration
of the Oepartment of Housing and Urban Development on which
flood prone areas are del ineated.
B. The highest available order of study shall be the basis
of design unless it can be clearly shown that the subject
is in error. Contested studies shall be brought to the
attention of the City who shall submit the claim of error
along with supporting data to the study author for
consideration. Final decision as to the credibil ity of the
study shall be r.endered in wr.iting by the City.
Easements and RiQhts-of-Way
Natural waterways and channels should be used wherever
practical to carry runoff. Any modification to existing
waterways and channels must be approved by the City. Where
a subdivision is traversed by a water course, drainage way,
natural channel or stream, there shall be provided a right-
of-way conforming substantially to the 100 year flood plain
1 imits of such water course, plus additional width based on
ultimate development of the watershed.
-59-
(a) Storm drainage easements of fifteen (15') feet minimum
width shall be provided for existing and proposed enclosed
droainage systems. Easements shall be centeroed on the
systems. Larger easements, I~tlere necessary, shall be
prooov i ded as reqlJ i roed by the Des i gn Eng i neero.
(b) Storm Drainage easements along proposed or existing
open channels shall provide sufficient width for the
required channel and such additional width as may be
required to provide ingress and egress of maintenance
equipment; to provide clearance for, fence and space for
util ity poles; to allow maintenance Of the channel bank;
and to provide adequate slopes necessary along the bank.
(cl Storm drainage easements shall be provided for
emergency overflow drainageways of sufficient width to
contain, within the easement, storm water resulting from a
100 year frequency storm less the amount of storm water
caroroied in an enclosed system.
Flood Hazards
A. New Development: Level of the 100 Yearo Flood: It is
hereby required, until a regulatory floodway is designated,
that no new construction, substantial improvements, or
other development (including fill) shall be permitted in an
area having special flood hazards, unless it is
demonstrated that the cumulative affect of the proposed
development, ~,hen combined I~ith all othero existing and
anticipated development, will not increase the water
surface elevation of the 100 year flood at any point within
the City's subdivision Jurisdiction.
In areas where the defined 100 year flood plain is altered
due to improvements (Clearing, channel izing, fill ing) that
change the flood boundaries or elevations, a map Revision
t~ill be submitted to F.E.M.A. by the design engineer.
B. 100 Year Flood
in an area having
the plat:
Hazarod Area on Plats: Net., subdivisions
special flood hazarods shall be sho'~n on
1. A flood easement shall be proovided foro that aroea
which is subject to inundation by the 100 year flood.
2. The surface elevation of the 100 year flood at
intervals no greater than every five hundred (500')
1 ineal feet. This must be based on a cerotified
engineering survey taking into consideration the full
development of the watershed.
c. Flood Hazards - Review of Proposed Subdivisions:
Prooposed subdivisions shall be roeviewed to assuroe that:
-60-
1. All such proposals are consistent with the need to
minimize ~lood damage;
2. All publ ic
gas, electrical
and constr"ucted
and
util ities and 'acil ities, such as sewer,
and water systems are located, elevated
to minimize or el iminate flood damage;
3. Adequate drainage is
exposure to flood hazards.
pr"ov i ded
so as to r"educe
o. Flood Hazar"ds - Water" and/or" Wastewater" Syst~.!!l.~: Nel~
or rep 1 acement I~ater supp 1 y systems and/or l~astel~ater systems
shall be designed to minimize or el iminate infiltration of
flood waters into the system, discharges from the systems
into flood waters, and to require on-site waste disposal
sys tems to be 1 oca ted so as to avo i d i mpa i roman tor"
contamination from them during 'looding.
F. Insoections. TestinQ and CharQes
1. Whenever" a developer", contractor or" eng i neer" needs an
inspection of any street or util ity improvement, the Parks &
Streets Superintendent and/or the Water & Waste Water
Superintendent shall be contacted first, a minimum of at
least twenty-four (24) hours in advance of the inspection.
When the Parks & Streets Superintendent and/or the Water &
Waste Water Superintendent or his (their) designated
representative has committed to a time and date, then the
City Planning Department should be contacted. Messages
should not be le.t on a proposed date and time for inspection
with anyone other than the Parks & Streets Superintendent
and/or the Water 8< Waste Water Superintendent or their
designated repr"esentative. The design engineer" or" his
designated representative shall be present at all
inspections.
With regard to testing of water and sewer 1 ines, all testing
will be done according to Amer"ican Water Works Association
(AWWA), ASTM and ASCE Standards. In addition, the following
procedures for testing of these 1 ines will be followed:
(a) No new water lines will be connected d1rectly to an
existing City 1 ine. A backflow preventor with a hand valve
( jumper") sha 11 be used between old and nel~ 1 i nes 'or" load i ng.
lb) No new sewer 1 ine will
would prevent testing of any
sewer 1 ines t~i 11 be tested.
be installed in a manner that
part of the new 1 ine. All new
(c) Pre-testing of water and sewer
by contractor prior to calling for
all lines I~ill hold r"equir"ed
r"epr"esen ta t i ves arr" i ve and find the
1 i nes I~ i 11 be
an inspection
pre'E"~sur.e.
lines have not
conducted
to assure
If City
been pr"e-
-61-
tested, they have
site immediately
rescheduled.
been instr-ucted to leave the inspection
and the reinspection will have to be
With regard to street inspections, streets shall be checked
by contractor to insure readiness prior to call ing for an
inspection. No streets cover-ed with debr-is, vehicles or-
equipment will be inspected.
Inspections of water and sewer lines and streets will be made
at the same time on all such 1 ines and streets within that
particular subdivision. Minimum test spacing set out shall
be not less than five hundred (500') feet. No piecemeal
inspection of par-ts of 1 ines or- small sections of str-eets
will be made. However, with regards to subgrade inspections,
sections of the street can be inspected when needed to
protect the subgrade from bad weather or other conditions
that may deteriorate the subgrade. No more than three (3)
subgrade inspections will be made in anyone (1) subdivision.
2. The City Staf', or an authorized inspector, may, at the
direction of the City, inspect all subdivision site work at
any time and any stage. The City shall bear the cost of all
inspections and the subdivider shall bear the cost of all re-
inspections. The Judgment of the City and/or o' the City
Engineer as to the need for any re-inspection of any part
thereof, at any stage shall be final. The subdivider shall
immediately reimburse the City for the full actual cost and
expense of all such r-e...inspections after- the initial
inspect i on requested by the developer e:>>:cept str-eet subgrade
inspect ions as noted above upon be i ng bill ed ther-efor-e.
3. Testing will be
testing laboratory.
adhered to:
per- formed by an approved, i ndependen t
The following test schedule will be
(<3) Str-eets:
of one per each
spacing.
Subgrade moisture, density test at the rate
block not to exceed five hundred (500') feet
(b) Flexible Base: P.L.., L.L.., P.I.
material used; moisture, density test on
subgr-ade.
and gr-adat i on
same spacing
of
as
(c) Concrete Structures: Concrete cyinders, one/50 cy. or
for each pour is less than 50 cy. shall be taken for cur-bs,
drainage structures and sidewalks.
(d) All testing is the responsibil ity of the developer.
Copies of all test results shall be furnished to the City
before final approval of the subdivision is given.
4. Before initial final acceptance of a subdivision is given
by the City for street or util ity work, the consulting
-62-
engineer responsible for the design of said work shall issue
a letter to the City stating that he/she has made an
inspect i on of such i mpr'ovements and that sa i d i rnpr'ovements
were constructed in accordance with the approved construction
plans. Attached to the letter shall be one (1) set of
reproducible mylars or sepia mylars "As Built" drawings
shOlq i ng the wor'k to be accepted for' use by the City.
5. Guarantee of Ma ter i a 1 s and Work!flal1_~.b i p: The subd i v i der
or. developer' sha 11 r'equ i r.e of his constr'uct ion contr'actor's
with whom he contracts, and shall himself be responsible for
guaranteeing that all materials required under this Ordinance
and workmanship in connection with such improvements are free
of defects for a period of one (1) year after such acceptance
of the improvements by the City. The responsibil ity for all
cast of the in-place improvements as required by this
Ordinance shall be borne by the subdivider.
G. Subdivision Requirements
General: No plat or construction plans shall be approved by
the Planning and Zoning Commission, and no completed
impr'overnents shall be accepted by the City unless they
conform to the subdivision design requirements and applicable
standar'ds.
Str'eet. Alley, Cur'b 8< Gutter', and Sidewalks ._..LI1!fl!::Q"lfEi'!llEmt
Plans: The plans and profiles for street, alley, and
crosswalk ways, and drainage easement improvements submitted
shall include the following information:
1. Street Improvements
(a) Typical sections showing the pr'oposed pavement width,
type, thickness, and crown; the proposed curb or curb and
gutter type, location in relation to centerl ine and exposure;
the proposed sidewalk dimensions and location in relation to
curbs and property lines; the proposed parkway grading
slopes. This information shall be given for each of
different types of streets and alleys in the subdivision.
Construction details of all drainage structures including
dimensions, reinforcing and components such as grates and
manhole covers.
(b) Al ignment of each street, alley, crosswalk way, and
drainage easement showing a beginning and ending station;
each deflection angle of the centerl ine and the station of
the point of intersection; the station of the point of
curvature and the point of tangency of each curve; the
station and angle of intersection of each intersection with
another street, alley or draiange easement, the station and
radius of each curb return; the location of adjacent right-
of-way 1 ines; the location and 1 imits of sidewalks and curbs
of each street; the location of each drainage structure; the
-63-
location and size of all storm sewers; the location of
monuments.
(e) Location, description, and elevation of Bench Marks; the
top of curb grade at each curb return; the centerl ine grade
at each end and at each fifty (50') foot station of alleys
and drainage ditches; the gradient of each tangent grade and
the location and length of each vertical curve; the direction
of storm drainage flow at each intersection; the flow 1 ine
elevation of each storm sewer at each point of grade and each
end and the intervening gradients. The profiles of streets,
alleys, and drainage ditches shall show the natural ground at
adjacent property 1 ines and the pr-oposed center-l ine.
(d) Scale, north arrow and date.
drawn to scales of one (1") inch
horizontally and one (1") inch
vertically on sheets not larger than
by thirty-six (36") inches.
Plan and profile shall be
equals fifty (50') feet
equals five (5') feet
twenty-four (24") inches
(e) All street and alley
signature and seal of a
registered in the State of
plans and
Registered
Texas.
profiles shall bear the
Pr-ofess i ona 1 Eng i neer,
(f) Street
the terr-a in
here i n.
and alley grades shall, in general, conform to
and sha 11 not exceed gr-ades pr-ev i ous 1 y pr-ov i ded
(g) No street or alley grade shall be less than five-tenths
(0.5') feet of one (1%) percent on curb and gutter. A
minimum of one (1%) percent fall over asphalt across street
intersections is required. If a one (1%) percent fall cannot
be made across street intersections, a five (5') foot
concrete gutter shall be required.
(h) Hoy- i zontal road i us of cur-ve measur-ed fr-om the face of
curb sha 11 not be 1 ess than those prev i ous 1 y pr-ov i ded here in.
(i) Parkway slopes are to be one quarter (1/4") inch per
foot forl~ar-d tOI~ard the street except in heavy cuts, wher-e a
maximum of one (1") inch per foot will be permitted.
(j) Tl~o Bench Marks sha 11 be estab 1 i shed on iron rods
embedded in concr-ete monuments six (6") inches in diameter-
and set in the ground to a depth of three (3') feet, or on
equally per-manent locations appr-oved by the City Council and
set to U.S. Coast and Geodetic Survey Datum.
(k) Removing and replacing pavements, curb and gutter,
driveways and SIdewalk:
(1) Scope: This specification shall gover-n for- all I~or'k
necessary to complete the removing and replacing of all
types of pavements, curb and gutter, driveways and
sidewalks as required to complete the project.
-64-
(2) Method of _Cu_1;!;J_ng: The outl ine of the tr'ench shall
be marked on the surface to be cut. The cut shall be made
as nearly vertical as possible. The excavated pavement or
concrete shall be removed from the site and disposed of by
the contr'actor'.
(3) Concrete Pavement: Replace with eight (8") inch
thick 2500 psi concrete slab, reinforced with No.3 bars
on twelve 112") inch center cut *3 dowels into existing
concrete at eighteen (18") inch minimum spacing. Repair
to be eighteen (18") inches on each side wider than ditch
excavation. Concrete slab and reinforcement to rest on at
least twelve 112") inches of undisturbed soil on each side
of ditch.
(4) Asohaltic Concrete Pavement: Replace with eight (8")
inches thick 2500 psi concrete. Tack coat of RC-2, cut
back asphalt shall be applied at a rate of ten one
hundredths 10.101 gallons per square yard. Apply hot mix-
hot laid asphalt concrete appl ied at the rate of 165
lb./sy compacted to one and one-half (1 1/2") inch
thickness. Hot mix shall conform to Texas Highway
Department Standard Specification Item 340-Type D.
Repairs to be eighteen (18") inches on each side wider
than ditch excavation. Concrete base shall rest on at
least twelve (12") inches 01 undisturbed soil on each side
of the ditch.
(5) Reolacino Concrete Drivewavs: Replace with 2500 psi
concrete, six (6") inches thick, reinforced with 6 x 6
No. 6 wire mesh when no deta i 1 is shown on the dr'a.~ i ngs.
Finish replaced section same as that appearing on old
dr'iveway. Use an epoxy bonding agent, in confor'rnance with
the manufac turer' s recornrnendat i ons, ,~hen bond i ng net~
concrete to old concrete.
(6) Reolacino Concrete Sidewalks: Replace with 2500 psi
concrete four 14") inches thick, reinforced with 6 x 6
No. 6 ..J i r'e mesh when no deta i 1 i s shOl~n on the dr' a,., i ngs.
Fin i sh rep 1 aced sec t i on same as tha t appear i 11g on the old
s i del'Ja 1 k. Use an epoxy bond i ng agen t, in con for'mance with
the manu fac turer 's recomrnenda t ions, l~hen bond i ng nel~
concrete to old concrete.
(7) _ReD 1 ac i ng Cur'b and Gutter':
concr'ete sect i on confor'rn i ng In
section. All cold joints must
deta i 1 sheet.
Replace with 2500 psi
all details to original
be steel r'einfor'ced, see
H. Construction Specifications for Streets, Alleys, Curb &
Gutter and Sidewalks
1. Str'eet
-65-
When the ter-m "the Eng i neer-" is used in Texas Highway
Specifications referred to herein, it shall be interpreted
to mean the City Engineer for the City of Schertz or his
authorized representative.
(a) Sub--Gr-ade _ Pr-eRa_r-...""J on: All unstab 1 e or other-w i se
objectionable material of the subgr-ade shall be removed
and replaced with approved materials. All holes, ruts,
and depressions shall be filled with approved material,
and i f r-equ ired, the subgr-ade sha 11 be thor-ough 1 y wet ted
with water, reshaped, and rolled to the extent directed in
order to place the subgrade in an acceptable condition to
r-ece i ve the base lOa ter i a 1 . The sur- face oi' the subgrade
shall be finished to 1 ine and grade as establ ished in
conformity with typical sections, and any deviations in
excess of one-half (1/2") inch in cross-section and in
length of sixteen (16') feet measured longitudinally shall
be cor-r-ec ted by loosen i ng, add i ng, or- r-emov i ng mater- i a 1 s,
reshaping and compacting by sprinkl ing and roll ing.
Sufficient subgrade shall be prepared in advance to insure
satisfactory prosecution of the work.
1. Subgrade materials shall be compacted by approved
mechanical tamping equipment to an apparent dry density
oi' the total material of not less than ninety (90%)
percent of the maximum dry density as determined by the
TEX-113-E compaction test made in accordance with the
procedure outl ined in the Texas Highway Department
Testing Manual. Tests i'or density will be made within
tl~enty--four (24) hours after compact i on operat ions are
comp 1 eted. I f the mater- i a 1 i'a i 1 s to meet the dens i ty
spec if i ed, it sha 11 be r-el~or-ked as necessary to ob ta i n
the density required.
2. When a fill is required to achieve the prescribed
subgrade elevation, such fill shall be placed in
uniform 1 ifts covering the entire width of the cross-
section. Prior to compaction, the layers shall not
exceed a six (6") inch depth where pneumatic tire
rolling is to be used and shall not exceed eight (S")
inches in depth for roll ing with other types of
rollers. Each lift shall be compacted to the required
density before succeeding 1 ifts are placed.
3. Swell ing soils (soils with plasticity index of 20
or more) shall be treated as required by addition of
Grade A, Hydrate Lime and compact the mixed material in
accordance with the requirements of the Texas State
Highway Department Specification,_________________ Item
260. Developer must provide the City with lab reports
on soil conditions.
4. All earthwork
parkway grading,
wi th in the r- ight-oi'---way, includ ing
required to achieve the Typical
-66-
Section shown on the plans, shall be
conjunction with the preparation of subgrade
case will it be allowed to remain incomplete
paving is completed.
done in
and in no
after' the
(bl Flexible Base: The flexible base course shall have a
compacted thickness as designated by the typical cross-
sections, and shall be constr'ucted as her'ein specified in
two or more courses of equal compacted thickness, not to
exceed five (5") inches each on collector and local
streets and six (6") inches on arterial streets.
1. The lOa ter' i a 1 sha 11 con for'm to the requ i r'emen ts of
Texas State Highway Department Specifications, Item 248
(Type A, Gr'ade 1 Crushed Stone I. The cr'ushed stone
shall have an abrasion of not more than forty (40) when
subjected to the Los Angel es Abr'as i on Test (AASHO-T96).
a. F i r'st Course: The r'equ i red amount of spec i f i ed
material shall be del ivered in each one hundred
<100') foot station. Material deposited upon the
subgr'ade sha 11 be spr'ead and shaped the same day.
In the event inclement weather or other unforeseen
circumstances render impractical the spreading of
the material during the first twenty-four (24) hour
period, the material shall be scarified and spread
as directed by the Engineer.
b. The mater'ial shall be spr'inkled, if dir'ected,
and shall then be bladed, dragged and shaped to
confor'm to typical sections as shOl~n on plans. All
areas and nests of segregated coarse or fine
mater' i a 1 sha 11 be cor'r'ected or' r'emoved and r'ep 1 aced
I~ i th I~e 11 '-graded ma ter i aI, as d i rec ted by the
Engineer. If additional binder is considered
desirable or necessary after the material is spread
and shaped, i t sha 11 be fur'n i shed and app 1 i ed in the
amoun t d i r.ec ted by the Eng i neer. SIJch binder'
material shall be carefully and evenly incorporated
l~ i th the lOa ter i a 1 in place by scar.i fy i ng, har'rOI~ i ng,
br'oom i ng, or by other' appr'oved methods. The cour.se
shall then be sprinkled as required and rolled as
directed until a uniform compaction is secured.
Throughou t th i s en tire opera t i on, the shape of the
course shall be maintained by blading. The surface
upon completion shall be smooth and in conformity
with the typical sections shown on the plans and to
the establ ished 1 ines and grades.
c. Succeed i nQ Cour'ses: Constr'uc t i on methods shall
be the same as prescribed for the first course. Any
deviations in the finished cour'se in excess of one-
fourth (1/4") inch in cross section and in length of
sixteen (16') feet measured longitudinally shall be
-67-
cor.r.ec ted by loosen i ng, add i ng, or. r.emov i ng
material, reshaping and recompacting by sprinkl ing
and r'olling. All ir'r'egular'ities, depr'essions or.
I~eak spots I~h i ch develop sha 11 be cor'rec ted
immediately by scarifying the areas affected, adding
suitable material as required, reshaping and
recompacting by sprinkl ing and roll ing.
d. Flexible base materials shall be compacted by
approved mechanical tamping equipment to an apparent
dry density of the total material of not less than
ninety-five (95%) percent of the maximum dry density
as determined by the TEX-113-E compaction test made
in accordance with the procedure outl ined in the
Texas Highway Department Testing Manual. Tests for
density will be made within twenty-four (24) hours
after compaction operations are completed. If the
mater'ial fails to meet the density specified, it
shall be reworked as necessary to obtain the density
r'eql.l i r'ed.
e. Each course of five (5") inches or less shall be
compacted to full required density before succeeding
layers are placed.
(c) Stabil ized Base as alternate to the flexible base,
Texas State Department of Highways and Public
Tr'anspor.tation, Item 274, Cement Stabilized Base, with
Proctor density of ninety-five (95%) percent may be used,
cement content shall not be less than seven (7%) percent
of the dry weight of the cement base material mixed.
Depth shall be as specified on the plans.
(d) Prime Coat: The asphalt material for Prime Coat sh
all meet the requirements for Cutback Asphalt, MC-l, Item
310, Texas Highway Department Specifications. Prime Coat
shall be appl ied, as directed by the Engineer, within
approved sprayer at a rate of not to exceed 0.20 gallon
per square yard of surface.
(e) Tack Coat: The asphalt material for Tack Coat shall
meet the requirements for Cutback Asphalt, RC-2, Item 310,
Texas Highway Department Specifications. Tack Coat shall
be appl ied when and as directed by the Engineer, with an
approved sprayer at a rate of not to exceed 0.10 gallons
per square yard of surface.
(f) Surface Coat: The compacted sur.face cour.se shall be
appl ied at the rate of one hundred sixty-five (165) pounds
per' squar.e yar'd on minor' r.es i dent i al str'eets and tl~O
hundred twenty (220) pounds per square yard for local,
collector and arterial streets.
-68-
1. Measur'ement by weight shall be on tr'uck scales.
Records shall be kept on the tare load, total load, and
net load of the mixture for each load of same.
2. The paving mixture and construction methods shall
conForm to Item 340, Hot Mix Asphaltic Concrete, "Type
0", of the Standard Specifications adopted by the State
Highway Department of Texas, September 1, 1982, with
the exceptions of the amended clauses cited below:
a. Stab i 1 i ty of Item 340, descr' i pt i on is her'eby
supplemented by the following:
b. The stability of the cc~pacted mixture shall not
be less than forty-five (45%) percent nor more than
sixty-five (65%) percent.
c. Cour'se Aggr'egate, of Item 340.2, Mater'ials, is
hereby supplemented by the following:
d. The cour.se aggr'egate for' "Type 0" sha 11 have an
abrasion of not more than thirty-five (35) when
subjected to the L.os Angeles Abrasion Test (AASHO-T-
96).
e. If crushed gravel is used for "Type 0", it shall
be so crushed that ninety (90%) percent of the
par.t i c 1 es have mor'e than one cr'ushed face.
f. Spreading and Finishing Machine, of Item 340.4,
Equipment, is her'eby supplemented by the following:
g. The sur.face course
spreading and 'inishing
trowel ing type approved
shall be laid by use
machine of the screening
by the Engineer.
of a
and
h.
the
the
The sur. face
requirements
sur.face test.
of the finished pavement shall meet
of the typical cross section and
I. Concrete Sidewalk,
Aooroaches and Alleys:
typical sections and to
plans.
Pedestr. i an Way, Cr'osswa 1 k~.a.Ys>.J .
Shall be constructed in conformity
the 1 i nes and gr'ades as shOl~n
Dr.ive
to the
on the
(a) Sidewalks: Concrete sidewalks having a width of not
less than 'our (4') feet and thickness of not less than
four (4") inches shall be constructed on each side of each
street within the subdivision. Said sidewalks shall be
two (2') foot minimum behind the curb and gutter within
the street right-of-way and shall extend along all street
frontge including the side of corner lots and block ends;
provided, hOI~ever, that l~here it is impractical for the
subdivider to provide such sidewalks on the side lot 1 ines
-69-
abutt i ng maJor' thor'oughfar'es or. dr'a i nage ditches, then, in
those instances, sidewalks may not be required.
1. For'ms may be either' meta lor' wood. Wher'e ~'ood
forms are used, they shall be of material well seasoned
and clean. All foroms must ever-ywheroe extend the full
depth of the concrete and must be well braced so that
the placing and tamping of the concrete will not bulge
them. Sefore concrete is placed, forms must be
thoroughly wet with water or treated with alight clear
oi 1.
2. Suborade for sidewalks, crosswalk ways, alleys and
dr' i ve approaches sha 11 be excava ted so as to have a
layer or cushion at least two (2") inches thick of good
adobe gravel, crushed screenings, gravel and sand,
cr'ushed rock or. cour.se sand wh i ch must be spread,
wetted and thoroughly tamped and leveled to not less
than four 14") inches below the establ ished grade for
sidewalks and crosswalk ways and not less than five
(5") inches below the established grade for alleys and
dr i vel~ay approaches. Wher'e the subgr'ade is r'ock,
adobe, or' gr.avel, seventy (70%) per'cent of which is
rock, the two (2") inches of cushion need not be used.
The quest i on as to l~hether' the foundat i on r'equ i r.es two
(2") inch cushion shall be determined solely by the
Eng i neer..
(a) In the event the subgrade is undercut, the
necessary backfill shall be made with the same
material used for the two (2") inch cushion.
(b) Reinforcement for sidel~alks and cr'ossl~alk l~ays
shall consist of one II) layer of 6"x 6" No.6 wire
mesh or No.3 three- eights (3/S") inch round bars
placed not more than eighteen lIS") inches on
centers both directions. Reinforcements shall be
elevated a minimum o' one (1") inch above
cushioning. Wher'e stf~el is lapped, the lap shall
not be less than 'ifteen (15") inches.
Reinforcement for drive approaches shall consist of
one (1) layer of 6" x 6" No.6 wire mesh or No.3
bars as specified for sidewalks. Alleys shall be
constructed of six 16") inches of reinforced
concrete.
I c) Tr'ansver'se Red~'ood expans i on Jo i n ts thr'ee-.
eights (3/8") inch in thickness, and extending the
full width o. the walk, shall be provided at
intervals of not more than l'ifty ISO') feet. Joints
must be the 'ull depth of the concrete. Where a new
section of sidewalk is to connect with a walk
previously constructed, or abuts on the curbing, an
expansion Joint must be made and filled as above
-70-
provided. Reinforcing bars shall extend ten (10")
inches beyond the expansion Joint, and the ends
shall be wrapped with building paper so that the ten
(10") inches shall not be bonded to the concrete.
Appr.twed types of sl ip joints may be used in place
oj' ..rapp i ng ends oj' bars. When .. i re mesh
reinj'orcing is used, three (3) three-eights (3/S")
inch round smooth dowel bars not less than eighteen
(IS") inches in length, installed as specified above
for bar reinforcing, shall be provided at each
e~<pans i on Jo i nt.
(d) Concr'ete shall have ami n i mum compr'ess i ve
strength of 2500 pounds per square inch at twenty-
eight (28) days. The quantity of mixing water shall
not exceed seven (7) U.S. gallons per sack (94 lbs.)
of Por.t 1 and Cement. The slump of the concr.ete shall
not exceed four (4") inches. Concrete which has
partially set shall be disposed of. All tests for
ingredients and (:oncr'ete shall be made in accordance
with the appl icable methods of tests of the American
Society for Testing Materials.
(e) Sidewal ks and cr'osswal kways shall have a
monolithic finish and shall be floated and troweled
to a uniform smooth surface, then finished with a
camel hair brush or wood float so as not to be left
with a slick or glossy finish.
(f) The markings of joints on the top surface
be done with a specially devised marking tool
for such purposes. Edges of the sidewalk
expansion joints shall be rounded with an edger
radius of one-half (1/2") inch.
must
made
and
to a
(g) The comp 1 eted ..a 1 ks and dr' i ve appr'oaches sha 11
be cured in accordance with good engineering
practice as approved by the Engineer.
3. Curb and Gutters: Combined curb and gutter
SEKt ions sha 11 be constr'uc ted of Por.t 1 and Cement
Concrete and installed in accordance with the
specifications of the City on all streets within the
subdivision along the 1 ines and grades approved by the
City. Comb i ned cur'b and gu t ter' sha 11 be pr'ov i ded on
both sides of all streets and be of "L" type, City of
Schertz Standard, with a minimum height of seven (7")
inches. Dr i ve..ays sha 11 be des i gned as a "1 ay-dol.n"
cur'b and gutter' or. a str'aight dr'iveway section. The
driveway width between the curbs shall not be greater
than the width approved by the City of Schertz.
(a) Forms may be either metal or well-seasoned ,.ood
not less than two (2") inches in thickness. All
-71-
forms must extend the 'ull depth of the concrete and
must be well braced so that the placing and tamping
of the concrete will not deform them. Before
concrete is placed, all forms must be thoroughly
cleaned and oiled. Templates 'or joints shall be
made of steel not less than three-sixteenths (3/16")
inch in thickness and patterned to the shape of the
curb and gutter. Templates shall be cleaned and
oiled the same as the forms and spaced so as to cut
the curb and gutter in sections of not less than
eight (8') 'eet nor. more than ten (10') 'eet in
length. Steel templates shall extend throughout the
entire cross-sectional area of curb and gutter.
Steel templates for the curb shall be six (6")
inches wide and extend for a distance of eight (8")
inches fr'om the top dOI~n. Mach i ne s 1 i P for'm i ng is
au thoro i zed.
(b) The subg:"':H:leo shall be excavated so as to have a
layer or cushion at least four' (4") inches thick of
approved material under curb and gutter as shown on
the Typical Sections. Where the subgrade is rock,
adobe or. gr.avel, seventy (70%) per'cent of I~hich is
rock, the cush i on need not be used if, in the
Judgment of the Engineer, it is not necessary. In
the event the subgrade is undercut, backfill ing with
earth will not be permitted. Such backfill shall be
accomp 1 i shed I~ i th the ma ter i a 1 used for base on the
adjacent street or with other stable material
approved by the Engineer. All such backfill and
cushion shall be leveled, wetted and thor'oughly
compacted.
(c) Where curb and gutter is to be built, base
material shall first be applied, spread, and
compacted in accordance with the requirements of
"Flexible 8ase" to the full width of the cross-
section and in the quantities necessary to achieve
the elevation of the bottom of the curb and gutter.
(d) Curb and gutter
otherwise stated.
r'einfor'ced.
sha 11 be non--.r.e i n for'ced un 1 ess
Cold Joints shall be steel
Curb and gutter shall be placed in sections of fifty
(50') feet maximum length unless other'l~ise shQ\~n on
plans.
For extruded concrete construction, concrete shall
be placed by an extrusion machine in accordance with
Item 530, Texas State Department of Highways and
fransportation Standard Specifications.
-72-
(e) Concrete foro curob and gutter shall have a
minimum compressive strength o' 2500 pounds per
square inch at twenty-eight (28) days. The quantity
of mixing water shall not exceed seven (7) U.S.
gallons pero sack (94 lbs.) of Porotland Cement. The
slump of the concrete shall not exceed five (5")
inches. COClcroete wh i ch has parot i a 11 y set sha 11 not
be roetemperoed or rem i :~ed by add i ng add i t i ona 1
ingredients, but shall be disposed of. All tests
for ingredients and concrete shall be made in
accordance with the appl icable methods of tests of
the American Society for Testing Materials.
(f) The finish for curb and gutter shall be as
specified foro sidet~alks l~ith all e:><posed surofaces
finished. It shall not be permissible to plaster
curob l~here foroms have stayed on ovc"r night. The
forms must be removed and the curb finished
monol ithic the same day as concrete is poured.
(g) The cc~pleted curb and gutter shall be cured in
accordance with good engineering practice as
approved by the Engineer.
-73-
-I
/~1~~ 1
"I~.:~.~".~::...:.
t~~gf~2t}fu~~!tf~%~'!f&;i~~I0i!\ti i1
SLOPE V4 PE:A FT.
1
I
,
-3_3-
2ft"" 5 &ct-
I
I
ZSoo ..... c:ao:.
I
I
8 YII".
!Ill!
CURB
AND
GUTTER
".T-S.
-74-
,.-'.....
~I '-'"j '-,:~." I'.'" J
.......;,... .. . .... 1.. ~:. -., '. ...n .... 3000 P.$.L
. :. ......:..:.~.:: ......-;.....:.':........ :".. ....... .. ". .".. .. .:.. ...,:..~I:~::"""':'''..'...~; t""!;;.:.:
... ..,... ............". "..,.......,. .....}o.... . . ..... ...4 ... ,...... ......~.:. .' #4 caNT.
. .~~ :~:.~~~:.:~:~!i~~.~~~~~~1~~~.:.~~:;~~:~~t~;~~~: ~::t:.i.~:~::~:~~:~:{i:~~:~:4.~~_.~:
SECTION. A-A
,~
I~~
1- -
I t II ,
~
.
o
I
;"J
I' I I
I : I I- I
, I I A I I
#. CONT. BARS I
PI.ACED Z.D' O.e:.
CONCRETE
VALLEY
H.T.S.
:
-75~
CONe:.
BARS
, I
-=l
I
4-#4 CONT. B.....S
NOTE- CONe. VAlJ.Ef GlITTER SHAl.1. BE
POURED MONOUTHlC WITH CURe
ANO GUtTER.
EXAlNSlQN JOINTS AND DOWELS TO
BE USED AS PROVIOED IN T~
GENERAl. NOTES fOR QJRB a GUTTER.
#4 Bars dowelled
into Curb..@ Gutter
2' O.C.
GUTTER
". '-"
~
4 BAR
TYPICAL. 8ENCfjMAR~
N.T.S.
.;~J!1.'"1'~::
il
I EXIST. PAVEMENT
......,~~-~.: .~, -:.'A..~
.'
'.
, #4BA'R' V(lCRoss FUlsN
'/ W/NA'lURAl.. GRO<IND (I lV4
' ABOVE lOP OF CURB) ,
I .
"'
r
,II" SOUARf tzf OR
5" ROUND 15
(:OOC; (ZSOO
,P.S.1. MIN.!
-. --
, ~ j..
.1:,
~r;:. ~
1';., .
;~~ .-
:,.:(~.
..
.
o
I
-...
TYPICAL' MONU~4ENT
,~:..... "':.7... ...':....rc:;-: ;-:..._.. .....,...:...:h"'i:i~.~:.:,,:....::~~.:
I .... .......... ........._. .,.... .:.. -;....,.._......~...~'..._:,:-.::..:.:( _
~i~.~~~:':.~::-?{~"iH,:lf.::?~:S}i;;;::\!}.~.~~~~~;..
1$" 'WIDTH OF TREN<:H /8-
,STREET PAVEMENT REPlACEMENT
DETAIL
::.
-76-
..
N.T.S.
8" Z-SACK CONe. "'X
COMPACTED SAND OR
REX'SASE MATERIAl.
:
J. StOY'1n Dy'a i nage
1. Design Criteria
(a) Run-off Cr iter i a: Run-'off y'ates sha 11 be c~ute_cl_i!t
not less than the Toll 01" i~:
CHARACTER OF AREA
PERCENT RUN-OFF
UP TO 1% UP TO 3% UP TO 5% OVER 5%
BUSINESS OR COMMERCIAL
AREA (90% OR MORE
IMPERVIOUS)
gei
96
9"1
97
DENSELY DEVELOPED
AREA (80% TO 90%
IMPERVIOUS)
85
88
91
95
CLOSELY BUILT RESI-
DENTI AL AREA
75
77
80
84
UNDEVELOPED AREA
68
70
'72
75
AVERAGE RESIDENTIAL
AREA
6"
"
67
69
72
-77-
.
s~~o
n ,ne.
n.,,,.
C.20
. 0.25
.f 0.30
0.35
0.'W
0.4'i
0.<;0
0.55
o bO
0.65
0.70
:).75
0.80
0:1)5
0.90
0.95
1 00
1 :0;0
2 00
2"0
-.. 00
.. "n
400
4 :0;0
e;.oo
" --.;n
.6.00
6~0
"00
-., .<;0
8.00
""0
., -N;
Q.e;o
~OO
STOllM DRA-$NAGE
. Street ;,elocHiell aDd. capacit~ee
Flowing.curb full
Kanniug'IINaO.018
.
d \1 .
I W" .. 'j -1:'
0 ,.
".'C n. .
.
.
HIfIO:l COLLECTOR 1"_'d:lG.1NAL RES. S~COtlDA:lT :P;lIM~;>Y .
. STn~ET STRr.~' ACeES$ STRt.tT STR~ET-1SIDE 5TREET-l.S~)~
. W~"O' w=402' w~26' .:~=241 :1=:56'
c=4" wp-:51.16 c.=5" wp.;4:5.16 c=3" wp~27.16 c_6" wp_24.66 c-9" wp-Z!!.52
A=12.4' 1'*. :~O A_1e .c;4 r... '6 A~11.83 1"_.44 A..7.92 r-.32 A.8.'12 r".28.
~v ~'. "~.._,, .,.-= n.;~
,fi.'-". .,. 'I:' -"".e;-,. 1"" ,.,., n ~~ "., ono
-, "':>' .'~.'- ,.,~,., --, ....." , "n " aa ,... ",.,
~-.OO 24. 0 1.R7 20 06 :>.. :>e;:>n ,.,.. ''1.70 Li;A ,,11'1
2.24 27.9 2.09 '2.48 2.~0 28.27 1.0' 1';'20 1.77 14.'17
2.46 30.... 2.20 'l'i.C;O 2.61 ~0.138 2.12 16 7Q 1.Q4 le;:z:;_
2.65 32.99 2.47 311.38 2.112 ''I. '6 2.20 If.14 2.0Q If ~"J
2.84 ~';~6 2 64 4' 0" ; n:> .." ".. '.44 H...., :>:>4 ,R 1<;
.01 I '7.47 2.80 ~~'.20 '7..82 .-".e;o .:>oe;, :> '7 l.~":L~
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ROADSIDE DITCH SECTIONS
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channel
In all cases, wet antecedent conditions shall be assumed.
Run-o" rates shall be computed on the basis o' the
ultimate development of the entire watershed contributing
run-off water to the proposed subdivision. For
determination o' time of concentration, velocities shall be
assumed on the basis of corlcrete 1 ined channels and streets
carrying storm waters in the contributing watershed area.
Rainfall intensities shall be obtained fr'om Figur.e VIII.
K. .L.abor'ator'v Test i no
All materials to be used in subdivision construction shall be
subject to testing if warranted. The preponderance of testing to
be performed in subdivisions is directly related to street
construction and a series of laboratory tests normally associated
with road and street construction will be required in
subdivisions, said tests being performed by an independent
testing laboratory using qual ified personnel. The design (or
consu I t i ng) 'ang i neer. or. his des i gna ted represen ta t i ve sha I 1 be
present at all testings.
The Subdivider shall notify the City at least one week prior to
the contractor beginning construction. Contractor shall be
required to notify the City a minimum o' at least twenty-four
(24) hour's in advance of all testing being per'formf~d. It is
assumed that the proponderance of testing required in the
subdivision is that testing related directly to street
construction. For this reason, the following ratio of testing is
estbl ished:
1. Streets and Walks
RATID OF TESTING
DENSITIES
Subgrade__ __________________minimum
Under Curb/Gutter__________minimum
Base__________________________minimum
Lime Stabil ized Subgrade______minimum
Back'ill Density Control minimum
1 per' 500 ft. of street
1 per 500 ft. of c:ur'b
1 per' 500 ft. of str'eE"t
1 per 500 ft. o' str'e(.~t
o' 10
Proctors (Moisture-Density Relationship)
Subgrade (raw) 1 per subdivision unless material changes
lime Stabil ized subgrade design____l per subdivision unless
material changes
-82-
ATTER8ERG LIMITS & GRADATION
HOT-MIX CONTROL
Surface Course Design____________
Base Course Oesign._____,_______
E}(tr-act i on
1 per subdivision
1 per subdivision
per day/run minimum
1 per 500 ton
1 per 1,000 ft. of street
Densities (in place).
CONCRETE CYL.INDER
Plant Certification R~lr::ed.
The above schedule is a minimum schedule for testing, failures
not included. In the event of failures, additional tests will be
taken. If e>'.cessive r-ain occur-s on a pr'eviously tested s€>ction,
the City shall have the right to order retests as necessary.
The Contractor shall notify the testing lab when tests are to be
taken. If it is necessary to retest, such retesting shall be at
the contractor's expense. The scope of testing of materials
incorporated in subdivision constr-uction is not necessar-ily
1 imited to those tests outl ined above. In the event of unusual
conditions or factors which may give the City reason to question
the qual ity of the materials in any portion of the subdivision,
the City will have the right to order such additional tests as
are necessary at the City's expense.
All testing within these requirements will be performed in
accordance with the American Society of Testing Materials (ASTM)
latest revision, and/or as elsewhere provided in approved plans
and specifications for the subdivision. The City will require
all subdivision test reports to be certified by a Registered
ProFessional Engineer (Texas Registration) and will further
require that the City be furnished a minimum of two (2) copies of
tE>st i ng r-epor-ts.
A. Water And Sanitary Sewer
The subdivider shall dedicate, at his own cost, such right-of-way
and construct such water main, water 1 ines, fire hydrants and
sanitary sewers of such size as to adequately serve the area
being subdivided as determined by the City or the util ity
company under whose jurisdiction the subdivision Falls.
All facil ities shall be constructed in accordance with the
standards set forth in Article IV.
The subdivider shall provide, prior to the beginning of any such
subdivision improvements, a guarantee of performance in
accordance with Article IV. Upon completion of the system and
acceptance by the City and appropriate util ity company, the
installation shall become the property of the City and the
util ity company to operate and maintain.
-83-
1. Wa ter'
(a) General: All subdivisions shall be provided with water
supply and lqater distribution systems constr'ucted in
compl iance lqith Ar.ticle IV.
(b) Facil ities Required: Every lot in a subdivision shall
be provided with an approved supply of water, either by the
construction of a distribution system connected to an
adequate appr'oved plJblic l"ater system or, if such public
source is not available, by construction of a complete water
system, including a safe, adequate water source, proper
treatment facil ities, pumps, storage facil ities and
distribution system, approved by the Texas Department of
Health Resources.
(c) Fir'e Hydr'aJJ_~.s;: Hydr'ant location must follOlq both of t,qO
rules:
(c )( 1 ) No s tr'uc tur'e shou 1 d be fur' ther' alqay, in a d i r'ec t
fire hose 1 ine, than 500 feet from a fire hydrant.
(e:) (2)
e:>-.:ceed:
Hydrant spacing along a water main should not
1. 600 feet in single family residential areas
2. 300 feet in mercantile, industrial and heavily
congested residential areas
Cd) All extensions or additions to the City of Schertz water
distribution system within the City 1 imits and for a distance
of one (1) mile thereof must meet the requirements as set
forth in current schedule as promulgated by the Texas State
80ard of Insurance for the installation of fire hydrants.
Hydrants shall be located so that there will be a fire
hydrant every six hundred 1600') feet as measured along water
1 ine as indicated above. Fir'e hydr'ants shall be placed over.
three hundr'ed (:300') f'~et in mercan t i 1 e, indus tr i a 1 and
heavily congested residential areas and along fire lanes and
safety lanes as provided for herein. Heavily congested
r'es i den t i a 1 ar.eas are ar.eas tha t have mor.e than five un i ts
per acre.
2. Water' Mains
(a) Design Specifications: The water distribution system
design shall include the minimum r'equirements of the Texas
State Fire Insurance Commission for residential, mercantile
and industrial areas in addition to the requirements for peak
hour customer demand as determined by the Water
Super intri!ndent.
(bl Supply Mains: Supply mains in the distribution system
shall be looped and have a minimum size of twelve (12")
-84-
inches diameter and shall not exceed six thousand (6,000') in
length between cross connecting mains.
(c) Mercantile and Industrial Mains: Mains in all
mercantile areas shall be looped between supply mains and
shall have a minimum size of eight (8") inches inside
diameter and shall be the shortest of the two following
lengths: three thousand (3,000') feet of a length that would
by fluid friction render the 1 ine incapable of producing
flows and pressures set out herein for the type of area to be
served and with pressures and flows that exist at the supply
mains connections as determined by the Water Department
Super'intendent.
(c)(I> Mains in mer'cantile ar'eas shall be located in
streets or 'ire lanes and shall be so sized so that the
minimum fire flow from any single hydrant will not be less
than 1,500 gpm with 20 psi residual pressure.
(d) Residential Mains: Mains in residential areas shall be
looped between mains of eight (8") inches or larger inside
diameter and shall have a minimum size o' six (6") inches
inside diameter and shall be the shortest of the two
following lengths: three thousand (3,000') feet, or a length
where fluid friction would render the 1 ine incapable of
producing the 'lows and pressures set out herein for the type
o' area served and with the pressures and flows that exist at
the supply mains connections and as determined by the Water
Department Super-intendent. Domestic mains shall be installed
in dedicated street right-of-way and sized so that the
minimum fire flow at any single fire hydrant will not be less
than 750 gpm with 20 psi residual pressure and a domestic use
of 2 gpm for every lot in the subdivision.
3. DesiQn Criteria
(a) Minimum Working Pressure in any part of the system shall
be 20 pounds per square inch. This pressure pertains to the
point of del ivery o' water to the consumer at the house
ser-v i ce line, and for roes i dences not exceed i ng tv/o stor- i es.
Ami n i mum wor-k i ng pr-essur-e of 35 ps i shoul d be pr-ov i ded
I~herever pO~5sible.
(b) Nor'ma 1 Wor-k i ng Pr-eSSLIr-eS under- average cond i t ions of
flow should range between 35 psi and 70 psi.
(c ) Ma:'~ i mum Pr-essur-es in e>(cesses of 100 ps i shou 1 d be
avoided.
(d) Fire Hvdrants: Five (5) 1/4" steamer outlet, NST, and
two (2) 1/2" outlets, NST fire hydrants shall be installed as
part of the water distribution system per the City design
standards. Fire hydrants shall be located at block corners
if possible and shall be spaced such that each structure is
-85-
within five hundred 1500') feet of a fire hydrant as measured
within the street. Fire hydrants shall be installed with a
separate gate valve and shall be of the Mueller Improved No.
A 423 and/or Kennedy K-Sl-H of equal the size standard in the
City and compatible with the City's fire fighting equipment.
Ie) Water Service Lines shall be constructed using an
approved double striped saddle copper service 1 ine with
su i tab 1 e br-ass CC thr-eaded compr-ess i on gasket and compress i on
stops. Developers will be also required to install the angle
stop and meter box before acceptance by the City. Meter
boxes are to be of the STD 3 piece cast iron box variety ISee
drawing AA-II-00) or approved equal and shall be installed at
the finish grade of the property to be served.
If) Water Mains Within The Citv's Jurisdiction shall be:
1. ANSI/AWWA CI10/A21.10-82 Ductile Iron Pipe and Gray
Ir-on F i tt i ngs.
2. ANSIIAWWA C900--S1--PVC Pr-essure Pipe for- Water- IPVC
Pipe Design and Installation - AAWA Manual M23, or
the latest revision thereof).
Ig) No Private Water Supply shall be installed in
subdivision in the Schertz ETJ or City Limits without
Council approval and a water franchise agreement.
any
Ci ty
Ih) Backfill shall be of select material compacted by
mechanical means to ninety 190X) percent standard proctor
density. The depth of cover of the main shall be not less
than the forty-eight 148") from the top of pipe, and shall be
sufficient to safely sustain all anticipated 1 ive and dead
loads in conjunction with the pipe material design.
The practice of water jetting or ponding backfill
in roadways, drainage rights-of-way, driveways,
concr-ete easements NOT ACCEPTABLE.
mater-ials
paved or
The initial material in backfill ing util ity trenches should
be in accordance with appl icable manufacturer's instructions.
We recommend the City require water and sewer util ities to be
encased in six 16") inches of sand. Nor-mally the initial
fill material will be placed in the trench in three 13") inch
1 ayer-s, ma i stened ~Jhen necessar'y and mechan i ca 11 y cornpac ted
to eighty ISOX) percent standard proctor. This requirement
may vary depending on manufacturer's recommendation and soil
conditions. The contractor must use special care in placing
this portion of the backfill so as to avoid injury, Jarring
or moving the pipe.
After the initial material has been properly compacted the
remaining upper portion of the trench can be backfilled.
Backfill shall be of selected materials appl ied in six (6")
-86-
inch Iloose measeurment) 1 ifts. Each 1 ift or layer shall be
compacted by mechanical means to ninety 190%) percent proctor
density. Certified laboratory shall provide City proctor
density testing results. Selected backfill materials shall
be free from cinders, ashes, refuse, vegetation or organic
materials, boulders, rocks or stones greater than two (211)
inches in diameter or other materials which the City Water
Department Superintendent determines unsuitable. Large lumps
\.,h i ch ,., ill not br.eak dOl.1n r.ead i 1 Y under. compac t i on and
materials where the moisture content cannot be controlled
should be rejected as fill. From two 12') feet above the top
of the pipe to subgrade of pavement, materials containing
stones up to four. 14") inches ins i ze may be used unl ej;,S
specified other.l~ise. Fill mater.ial may be moistened l~hen
necessar.y by appr.oved equ i pment to obta i n the des i r.ed
compaction.
(i) Gate Valves:
Ii )11) L.ocation of the valves shall be uniformly located
in some standard area such as street or curb 1 ine to
facil itate their location. A valve box, with it's cover at
the finish grade shall always be placed over a buried
valve. A sufficient number of valves should be placed in
the distribution system so that a short section of main may
be repaired or serviced without interruption of service of
mor.e than one block. Valves should be located on all
branches from feeder mains and between distributors and
fire hydrants. Three (3) valves shall be used as crosses
and tlOJO (2) valvej;, at tees; the valves should be placed on
the smaller 1 ines at each cross or tee. On arterial mains
and minor distributors, valves should be placed at least
every six hundred 1600') feet. Valves shall also be
installed on each side of major streets, railroad crossings
and drainage channels.
Ii )(2) Material for gate valve construction shall comply
with the current AWWA Standard C-509-S0-Resil ient Seat Gate
Valve~; No. A2370 as manufactur.ed by Mueller. or. Kennedy for.
Ordinary Water lines. All valves shall be left hand open
valves.
(j) Air ReI ief and Blow-Off Valves:
Air reI ief valves and blow-oFf valves should not be used
except in locations where fire hydrants are not practical.
Air relief valves shall be located at high points on the 1 ine
and blow-off valves shall be placed at low points.
Ik) Protection of Water Suppl ies - Separation of Water Mains:
Ik)(I) Horizontal Separation:
mains shall be laid at least nine
any existing or proposed sewer.
Whenever possible, water
(9') feet, radially, fr.om
Should local conditions
-87-
prevent a lateral separation of nine
main may be laid closer than nine (9')
(9') feet, a water
feet to a sewer iP:
1.
It is laid in a
1 i l1e pipe to be
160, ATSM 3034.
with elastomatic
separate trench, the
not less than an SDR
Fittings shall have
seal Joints.
san i tar-y sel~er-
26, NSF, Class
integr-al bell
2. It is laid in the same trench with the sewer
provided that the water main is located on an
undisturbed earth shelf located on one side above the
sewer and the sewer pipe to be not less than type
PSM, PVC, DR 26, NSF, Class 160, ATSM 3034. Fittings
shall have integral bell with elastomatic seal
Joints.
3. In either case the elevation of the bottom invert of
the l~ater ma i n is at 1 east eighteen (18") inches
above the top (crown) of the sewer.
(k) (2) Vert ical Separat ion: Whenever ~.el~ers cr-oss under
water mains, the water main shall b. laid at such an
elevation that the bottom of the water main is at least
nine (9') feet above the top of the sewer. This vertical
separation shall be maintained for that portion of the
water located within ten (10') feet horizontally of any
~5ewer it crosses.
(k)(3) Special: When it is impossible to obtain proper
horizontal and vertical separation, both the water main and
sewer shall be constructed with water tight Joints and
pressur-e tested to assur-e ",ater t i gh tness befor-e
backfill ing. The sewer shall be tested at a pressure of
not less than fifteen (15) pounds per square inch.
(k)(4) Relation to Sewer Manholes: No water main shall
pass through, or come into contact with, any part of a
SE.~\lJe,...' mc~nhol e.
(k)(5) Cr-oss Connections: Ther-e shall be no physical
connection between the distribution system and any pipes,
pumps, hydrant or tanks which are suppl ied or may be
suppl ied with a water that is, or may be of, lesser
standards or contaminated.
(k) (6) Water- Ma i ns Near- or- Cr-os~j i no Obstruc t ions: Water-
mains within ten (10') feet of railroad tracks or crossing
under railroad tracks shall be Ductile Iron Pipe equipped
with restrained clamps or other acceptable provisions to
minimize the affect of vibration. Mains crossing under
waterways shall be laid with flexible water tight Joints,
and valves shall be located at both ends of such crossing
to permit isolation for repair, and testing of the section.
Sampl ing taps shall be provided to facilitate sanitary
control. These taps shall not be subject to flooding.
-88-
(k)(7) Disinfection of Water Mains: For disinfecting
newly laid mains or after repairs to the system, the mains
shall be disinfected in accordance with AWWA Standard for
Disinfecting Water Mains - C601 or the requirements of the
State Health Department.
(k)(S) Oper-ation of Valves: No valve in the owner-'s ~Jater-
distribution system shall be operated by the contractor
I~ i thout pr- i or- per-m i ss i on of the City Water' Depar'tment. The
contractor shall notify the City Water Department
Super-intendent when a valve is to be oper-ated and shall
only operate the valve in the presence of the City's
r-epr-esentat i ve.
(k)(9) Hvdrostatic Test:
1. General: Except in the high pressure sections of the
water distribution system where test pressures will
e:>(ceed 150 psi, all ne~J mains shall be
hydrostatically field tested at a maximum test
pressure of 150 pssi before acceptance by the City.
Wher-e designated as "high pressure ar-ea", all nel.
mains shall be hydrostatically field tested at a
maximum test pressure of 200 psi before acceptance by
the City. It is the intent of these Specifications
that all joints be watertight and that all joints
~Jh i ch ar-e felLlnd to 1 eal( either- by obser-vat i on or-
during any test shall be made watertight by the
contr-ac tor-. In case r-epa i r-s ar-e r-equ i r-ed, the
hydr-ostatic field test shall be r-epeated until the
pipe installation conforms to the specified
requirements and is acceptable to the City. The
Design Engineer shall prepare the necessary
calculations of minimum acceptable I ine testing.
2. Test Procedures: After the new main has been placed
and backfilled as specified, but prior to
chlorination and replacement of pavement, it shall be
filled with water for a minimum of twenty-four (24)
hours and then subjected to a hydrostatic pressure
test.
The spec i f i ed test pr-essure sha 11 be supp 1 i ed by
means of a pump connected to the main 1 ine with a
backflow prevention valve installed in a satisfactory
manner. The pump, pipe connection, and all necessary
apparatus including guages and meters shall be
furnished by the contractor. Unless otherwise
specified, the City will furnish water for fill ing
1 ines and making tests through existing mains.
Before applying the specified test pressure, all air
shall be expelled from the main. To accompl ish this,
taps shall be made, if necessary, at the points of
highest elevation and afterwards tightly plugged.
-89-
At intervals during the test, the entire route of the
new main shall be inspected to locate any leaks or
breaks. After repair of the section, the test shall
be repeated until satisfactory results are obtained.
The hydrostatic test shall be a minimum of four (4)
hours for new mains in excess of one thousand (1,000)
1 ineal feet after the main has been brought up to
test pressure. The test pressure shall be measured
by means of a tested and properly cal ibrated pressure
guage acceptable to the Engineer. All pressure tests
shall be continued until the City is satisfied that
the new main meets the requirements of these
Specifications. Should any test of pipe in place
disclose leakage greater than that 1 isted in Table 4
or 5, Hydrostatic Test Leakage Allowances, as
appl icable, the contractor shall, at his own expense,
locate and repair the defective joints until the
leakage is within the specified allowance.
L.eakage is defined as the quantity of water suppl ied
into the newly laid main, or any valved section of
it, necessary to maintain the specified leakage test
pressure after the main has been filled with water
and the air expelled. The contractor shall notify
the City forty-eight (48) hours prior to beginning
the test.
-90-
HYDROSTATIC TEST. LEAKAGE ALLOWANcEs (MAXIIUl) ct 200 psi.
~~-:Rlooi20DL~Q~~~~J20Q(J130001~OI5000 I
[6i'cr*pvc 0.13'0.25 0.38 O,2.!-,9.~~L 0:~89TI.Ql_c~1.~Jl.27J f.541 3.8~~ 6.35. I
18"Cl*PVC 0 0.1~1 0.341]3]:Q-:-6-ifO,&l:.92)1'.I~Ll.~1~-:iIL,,-_:.?Qj3:4o I 5.10/ 6.80 I a-.5of
O~"CI*PVCI~~2.?Ii.31I..Li~Ji..J)gJ2.2QL2.55L2JQI 7.65110.201 12.75 I
116"CI~PVCII 0.341 0.68~.Qj..b..lli!12.38i 2.J213.06l3.4lL1 6.80110.20113.60117.00 I
[10"t:J*PVCI~ 1.JOI2. nl.22..25j.2.91l1~3,.83j/!-2518...5DI12.7.:T7...oo12J.25 ,
.1..2o'~C.s......cJlJW18LQ._wll.2!JJu21fLMiIiL4.11..n.~~ n 7q[j <;I'l.. 7:'17 3 lG.. 3 95 j
/24';CI*PVC 3"06-it7~4:t.~. 5:~~~~'20r~....30. 2D:40-r25:50/
24"C S.C. I 0,2.7 ,7 ...Z..86 ..95 l~O:L..:rd ,.RD ~.2p
3O"CI*PVC 0.6411.2711.9112.55 3.19 ~~:;~ ~:;:H3~l:~: :~1~: ~_1~~ :: 19.11 25.48 31.85
3O"C.S.C. O.]~ 0.241, 0, 35J..9:.47 0,-?..2 3.54 4.72 I 5.90
36 "CI*PVC
'-'''C.S.C.
a.~! 3:~6!3:82~ 4.58~:?...1~:..0t6.
0.1410.28,0.43' 0.5710.71 i 0.8510.9911. 14 1
--,-------- ,..--- <-. '.-.- -".
42"CI*PVC 0.89 i 1. 78i 2.68 3.57j 4.46 5~-35j 6.2417.14 8.03 8.~ 17.84 26.76 35.68 44.60
4?"r .S.C. .. 0.1710.3310....50 0.66 0.8 1.00 1. 1611. 33 1.49 1. 6iJ 3.32 4.98 6.64 8.30
.8E 7.64115.28 22.92 30.56 38.20
.2E 1.42; 2.84 4.26 5.68 7.10
---. -r----- ---______.
48"CI*PVC 1.02 2.0. 3.06 4.08 5.10 6.11 7.13 8.15 9.17 10.19 20.38 30.57 40.76 50.95
. 48"C.C;.C. 0.19 0.31 0.57 0.76 0.95 1.13 1.32 1.51 1.70 1.89 3.78 5.67 7.56 9.45
.
*CI includes Ductile Iron in both mechanical and push-on joints.
NOTE: Leakage. allowances may be determined for footages not specifically listed by inter-
polation and/or by the combination of various tabular data.
EXAMPLE NO.1:. The maximun leakage allowance for 6,000 LF of 6" PVC pille would...be
the sum of the values for 5,000 LF and 1,000 LF, or 6.J5. GPHplus 1.27 GPH equals
7.62 GPH. .
.
EXAMPLE NO.2: - The maximun leakage allowance for 1 ;550 LF of 6" Pvc p~.:Would .be
the sum of the values for 1,OOOLF.and the interpolated value fot 550 LF, or 1.27
. GPH plus 0.76 GPH equals 2,03 GPH.
-91-
HYDROSTATIC . TEST. LEAKAGE: ALLOWANCES (MAXIMUM) 8 150 psi
Gallons Per Hour (GPH) **
__..-Y,!eLL41GTH TN FFFT . . . . __
30.0. .J.!PO I.. ,sOo.J .60.0. .I?QQJ_BDOJ..20iLJ:1QOOJ 2(tQWOOO+!!QQ~
. 0.221 D. 33i:=g:44LrC~fjf:15.:~~LQ,.~?LQ.Ji~r:~~.~~[I:'~r~?,]Q[~cr4:4DUU
0..291 D.44LQ-,-2~LD.Z~L.l!.88J~p~tJ, lcl. t.3.2L1.AZI-,2~~!!J_~ 5.88tD
0..4410.661 D.8SP.101 1.321 1.5H 1.72j i~981-2'.201-n4:4(W6.60t a-:-MIJ.l:..Q
0..5910..881 L181 1~ ~76r2:06T2.3512.651 2.9415.881 8.82111.76U!kl
ISIZE.&
JlYeLelPE 10.0.
L6"CI*PVC 1 roo 111
\8"CI*PVC II 0..:151
jT2"CI*PVC il 0..221
116"CI*PVC II 0.291
VD". (
12cj.'C -:5. c. .
1~~::..; 1 2'.?~1~.94 3.31
D.:.~]--O~.63d.71
3. 8 7.36 11.0.4 14.72 18:4
0..79 1.58 2.37 3.16 3.9
I 24"CI*PVC 0..44 D~881 1.32 1. 76 2.2l+-~.'~'~i .3.~9. 3.53 3.97 4.41 .8.82 13.23 17.64 22.0.
---- --.-..- !----- -..-" ~
; 24"C.S.C. 0..10 0..1910..29 0..38 0.4810..57 0..67 0..7.6 0..86 0..95 1.90. 2.85 3.80. 4.7.
48"C.5.C.
2.65 3.53 4.42 5.30. 6.18
0..57 0..76 0..95 1.13 ..1.32
5.52 11.0.4 16.56 2.08 27.61
1.18 2.36 3.54 4.72 5.91
6.62 13.24 19.86
1.42 2.84 4.26
..h___
6.95 7.72 1~.44 23.16 .88 38.61
1.49 1.66 3.32 4.98 6.64 8.3!
8.83
"6"CI*PVC I
. I
36"C.5.C.
2"C.5.C.
*C1 includes Ductile Iron in both mechanical and push-on joints.
**GPH for C.S.C. are manufacturer's maximum.
NllE: leakage allowances may be determined for footages not specifically listed by inter-
pol~~ion and/or by the compination of various.tabular data. .
. .
EXAMPLE NO.1: The maximum leakage alloWance : for 6,000 LF of 6" PVC pilJe-woiiid1ie
the sum. of the value for 5,000 lFand 1,000 LF.. or 5.50 GPH plus 1. 10. GPH equals
· _~..6Q_GPH. . . -. ~
EXAMPLE No 2: The maximum leakage allowance forI ,550. LF. of -6" PVClli~ld~be
the s.un of the values for' 1,000 LF. and the i[lterpolated.value for 550. LF, 01'"1. io.
GPH plus 0..66- GPH equals 1. 76 GPH. .
-92-
(k)10) Water. Distr.ibLltion Svstem FlushinD and Tes~.lI.'!a.
Mains:
1. Flushing~ Immediately upon completion of pipe laying
the contractor shall flush all mains which are
scheduled to be disinfected by machine chlorination
by the owner. This flushing shall be at the
direction of the City and shall consist of completely
fill ing all sections of main between valves and then
displacing such initial volumes into and through the
main to the point of discharge from the main being
flushed. The flow-through shall continue until the
City determines all dust, debris, or foreign matter
that may have entered during pipe laying operations
have been flushed out. The nel~ 1 ine shall then be
placed under pressure for testing. To avoid damage
to pavement and inconvenience to the publ ic,
f i r.ehoses sha 11 be used to d i r.ec t flush i ng wa ter. fr.om
the main into suitable drainage channels or sewers.
(k)11) Disinfection
Chlor.ination:
of New Ma i ns ~1j:;_Ui~iDJL. l'l5lc:l:l.iD.8
1. General: After the new mains have successfully
passed the pressure test specified in Hydrostatic
Test, the owner will disinfect those mains shown on
the plans or otherwise indicated as "Machine
Chlor.ination by CWB". This disinfection shall
include chlorination, flushing, and placing the mains
in ser.v ice.
2. Operation of Valves: During and after the
disinfection of the mains, the City shall be notified
by the contractor sufficiently in advance to enable
the City to have a competent representative present
whenever valves are to be operated that will affect
the pressure in any part of the work for which the
contractor is responsible.
3. Contractor's Personnel and Equipment: The contractor
sha 11 supp 1 Y 1 abor. and equ i pment nec:e~'sar.y to make
all excavations required for chlorination, equipment
connections, subsequent flushing and placing the
mains in service.
4. Safequar.d inq and BackfJ....lJ_JJ19.....QpgD._ I-lgJgg;: The
contractor shall be responsible for safeguarding any
open holes excavated or left open for flushing and
disinfection purposes. Following completion of
disinfection, the contractor shall backfill such
holes.
-93-
(k)(12) Disinfection of Mains Util izing Dry Calcium
,':lY..E2.ch 1 o!::~t",:
1. General: Mains shall be disinfected with dry Calcium
Hypoch 1 OF' i te (HTH) ,~here shOl~n on the plans or as
directed by the Engineer. This method o.
disinfection will also be 'ollowed for main repairs.
2. Dosage: The contr'actor' shall disinfect the ne~) or'
replaced mains with Calcium Hypochlorite (HTH) of
seventy (70X) percent available chlorine. Sufficient
Calcium Hypochlorite (HTH) shall be used to obtain a
minimum chlorine concentration of 50 ppm. The
i'ollOl~ing table, Chlorine Dosage, is included for the
convenience of the contractor:
3. Chlorine Dosa~€!
CHLORINE DOSAGE
Diameter of Pipe
Inches
Ounces Per Foot
To Obtain 50 ppm Chlor'ine
Dosage
6
8
10
12
14
16
18
20
24
30
36
42
48
0.01:38
0.0233
0.0364
0.0523
0.0708
0.0934
0.11'75
0.1455
0.2080
0.3210
0.4690
0.63"10
0.83~~0
A heaping tablespoon holds approximately 1/2 ounce, and a
standard measuring cup holds approximately 8 ounces.
(1) Fill inQ the Main: Those sections oi' main to which the
dry Calcium Hypochlorite (HTH) has been appl ied shall be
filled slowly to allow for the even distribution of the
disinfecting material. The manipulation of valves shall be
under' the sLlper'v i s i on of the Eng i neer" s r'epr'esentat i ve in
accordance with Operation Of Valves.
-94-
(1 )(1) Holding Time: The length of time that sections of
main disin'ected with Calcium Hypochlorite (HTH) shall be
allowed to stand undisturbed will depend upon the
particular job.
1. The required minimum detention time will be eighteen
(IS) hours when circumstances permit a shutdown with
no customers out of service.
2.
The required minimum detention time will
hours when customers are out o' service
shutdown with no leakage past valves.
be t,~o (2)
duro i ng a
3.
The required minimum detention
(30) minutes when customers are
a shutdown with some leakage.
time will be thirty
out of service during
(1)(2) Flushing: Following the expiration of the
specified holding time, the treated section of main shall
be flushed thoroughly by the contractor in accordance with
the appl icable provisions of ANSI/AWWA B300-S0 or latest
revision thereof.
(l)(3) Flushing and Testing Mains: Flushing shall
continue until no chlorine ~emains detectable by taste or
odor or until the chlorine residual is less than 0.3 ppm.
(1 )(4) Preventing Reverse Flow: Backflow prevention valve
shall be required so that the strong chlorine solution in
the line being tested will be flushed out of the main and
will not 'low back into the 1 ine supplying the water.
<1 )(5) Supervision: All disinfection of mains shall be
done under the general supervision of a representaive of
the owner and of the City.
(1 )(6) Additional Treatment: Should the new main fail to
meet minimum publ ic health standards for bacteriological
quality a.ter 'lushing, further treatment shall be as
directed by the Engineer. If further disinfection is
required, chlorination shall be done in accordance with
Disinfection Of New Mains Util izing Machine Chlorination.
In no case, however, shall the new 1 ine be acceptable as
complete and satisfactory until the bacteriological qual ity
of the water taken from the main meets the Standards of the
Texas Department of Health Resources.
(1 )(7) Safecuardinc and Backfill inc Open Holes: The
requirements for safeguarding and backfill ing all holes
excavated or' 1 eft open for' ch lor. i nat i ng and samp 1 i ng sha 11
be as specified in Safeguarding And Backfill ing Open Holes.
-95-
4. Sanitary Sewers
Desiqn Criteria: ~ll gravity sewers shaJJ. b~;
1. Pipe: PVC Gravity Sewer Pipe and Fittings meeting the
r.equ i r.ements of ASTM Spec i f i cat ions D 3034 (SDR 35), Type
PSM Poly Vinyl chloride (pvc) sewer pipe and fittings, four
(4") inches thr.olJgh fifteen (15") inches.
2. Vitrified Clay Pipe (4" - 42")
(a) Extra Strength Clay Pipe, ATSM ClO~, or at latest
revision thereof.
(b) Compression Couplings for Vitrified Clay Plain End
Pipe, ASTM,C425, or latest revision thereof.
(c) Pipe, Clay Sewer, Feder.al Specification SS-.P-36lb.
SeIder pipe conff~r.ming to ASTM requirements. Minimum
size of lateral sewer mains shall be eight (8") inches
in diameter and all house connections in streets or
alleys must be six (6") inches in diameter. The minimum
grades permitted shall be sufficient to produce a
velocity of two (2') feet per second. All outfall mains
shall be of sufficient size to serve the maximum peak
anticipated flow from all area tributaries to this 1 ine
and must confor.m Id i th san i tary SeIder Master Plan
recommendations on file in the office of the Engineer.
The followinq criteria shall be used in formulas in the
. des i on of sewer. sy_~t~-'n:
FLOW FROM CONTR I8UTING POPULATION
TYPE OF RES WENT! AL. PEAK CONTR I BUTI ON AVERAGE DAIL.Y FLOW
AREA PER PERSON IN PER PERSON IN
GALL.ONS PER DAY GALLONS PER DAY
A. Middle Income,
Ne'd Constr.uc t ion 240 156
B. Middle Income,
Old Constr.uct ion 152 115
C. LOld to Middle
Income, Old
Constr.uct i on 198 128
-96-
TYPE OF RESIDENTIAL
AREA
PEAK CONTRIBUTION
PER PERSON IN
GALLONS PER DAY
AVERAGE DAILY FL.OW
PER PERSON IN
GALL.ONS PER DAY
D. Lo,. Income 111 '72
E. Middle Income,
Apar' tmen t IBO 117
F. Lo,. to Middle
Income, Apar.tment 152 99
INFILTRATION
SOURCE OF INFIL.TRATION
AMOUNT OF INFIL.TRATION IN
GAL.LONS PER DAY PER ACRE
Residential Area,
Level to 7% Slope
700
Residential Area,
7% to 15% L.and Slope
500
Totally Undeveloped Areas
360
High Water Table,
Cr'eek Beds, L.ake Areas
1450
Business and Industrial Areas
1000
The developer shall furnish Lift Stations where necessary. These
shall be constructed only after approval by the City,
Sewage Treatment Plants and sewer systems must conform to the
requirements of Texas State Department of Health.
5. Manholes
Precast Concrete Manhole Base:
(a) Precast concrete manhole sections with steel
reinforced concrete base with confined Q-Ring joints in
conformance with ASTM C-443.
-97-
(bl Base shall be manu'actured in accordance with ASTM
C--4'78. The precast base may have for'med smooth i nver.t
channels cast at the angles. The invert channel shall
have 1/4" . l' 'al1 toward the outlet and inverts shall
be designed to prevent reverse 'low.
(cl Compression Joints 'or a watertight seal between
the manhole base and speci.ied 1 ine pipe 6" - 12" shall
be pr'ovided. This Joint shall comply I~ith ASTM C-425.
(dl Resil ient Joint connectors 'or a watertight seal
between the manhole base and speci.ied line pipe 15" and
larger shall be provided. This Jaint shall comply with
ASTM C-9:.~3.
6. Construction Methods: Shall be in strict accordance with the
manu'ac turer' s Tnst-a 11 at ion pr'ocedures and r.ecommendat ions.
The items below are 1 isted 'or emphasis.
(al The Engineer shall be advised be'ore any
constr'uction is star.ted in or'de,r' 'or' adequate inspection
to be provided. Re'erence Section leA.
(bl Se'~er's shall be
streets and 'our (4'1
where in alleys or as
Layout Plat)
located in the center line o'
'eet 'rom the north or east 1 ines
otherwise approved. (See Util ity
(cl All sewer 1 ines shall be placed to I ine and grade
as directed by the Design Engineer.
(d) All Joints shall be compression type Joints 'or
vitri'ied clay pipe.
(el Manholes shall be placed not more than 'our hundred
(400' I 'eet apart where possible.
(.) Manholes shall be provided
or alleys where there is a
e)(tens ions.
at intersecting streets
possibil ity o' 'uture
(gl Drop manholes
generally, only l~hen
steepen the incoming
used 'or a 'all less
ShOLl 1 d be used spar' i ng I y and
it is not economically 'easible to
sewer.. In no case shol.lld a dr'op be
than two (2'1 'eet.
(h) C 1 eanou ts may be used on 1 y wher'e not mor.e than one
customer is on the line.
(i) Manholes located in the area to be paved shall be
le.t covered below subgrade until the street contractor
has completed the street and then it shall be reset to
. i n i sh grade.
-98-
(J) Compaction o'
Proctor Density as
'or' I~ater' lines.
se,.jer' lines sha 11 be to 90% Standar'd
outl ined in Paragraph 3 h., backfi 11
'7. San i tary 8el~er Line Air Te.~~i ng
1. Description: This
completed sections o'
pF'essur'e air' tes ts on
sel.r.Jer ma ins.
item shall cover the
installed sewer pipe
all completed sections
testing a.
us i ng I Ol~
a. san i tar'y
The air test will be
cons tr'uc t i on methods on
success'ul air tests shall
o' the 1 i nes.
used to evaluate
the pipe 1 ine
bt~ mandator'y 'or.
mater' i a I sand
sections, and
the acceptance
2. Materials 'or TestinQ:
(al .Compr'essor' Air' Supply: Any sour.ee which
provide at least three hundred (3001 cubic 'eet
minute at one hundred (1001 pounds per square inch.
wi 11
per'
(b) "plugs, Valves. Pressure GuaQes. .Air ._._.Hose.
Connect ions and other' equ i pment...O!'1.c:.essar'y to conduct the
air test sha 11 be 'ur.n i sh,~d by the contractor. The test
equipment 'or air testing will consist a. valves, plugs,
and pressure guages used to control the rate at which
air 'lows to the test section and to monitor the air
pressure inside the plugs. Test equipment shall be
assembled as 'oIIOl~S:
1. Hose Connection
2. Shut-o" Valve
3. Throttle Valve
4. Pr.essur'e-Reduc t i on Va 1 ve
5. Gage Cock
6. Mon i tor' i ng Pr'e~;sur'e Guage
3. Test Pr'~<:Il,Jre.?:
(a) Determine section o' I ine to be tested.
(b) Apply air pressure until the pressure inside the
pipe reaches 4 psig.
(cl Allow the pressure inside the pipe to stabil ize,
then bleed back to 3.5 psig.
(d) At
l~i 11 be
r'ead i ngs
3.5 psig, the time, temperature
obser.ved and recor'ded. Ami n i mum
will be required 'or each test.
and pr'essure
o' .ive (51
I' the time in seconds 'or the air pressur'e to decrease
'rom 3.5 psig to 2.5 psig is greater than that shown in
-99-
the 'ollowing table, the pipe shall be presumed to be
free 'rom de~ect. When these rates are exceeded, pipe
breakage, Joint leakage or leaking plugs are indicated
and an inspection must be made to determine the cause.
The contractor shall make such repairs as may be
required to accompl ish a successful air test.
AL.L.OWABLE TIME TABLE
PIPE SIZE TIME
MINUTE SECOND
4" 2 0
6" 3 0
8" 4 0
10" 5 0
1211 5 ~'30
l~ill 7 5
1811 8 30
21 " 9 50
2411 11 ~?O
2711 12 45
3011 14 10
3611 17 00
4211 19 50
48" 22 40
5411 ~~5 ~'30
60" 28 20
4. De'lection Testing
1. Flexible gravity
de'lection by use o' a
'or .ive (5%) percent
diameter o' the pipe.
se~)er' 1 ines shall be tested . or.
go-no-go testing mandrel cal ibrated
maximum de'lection o' the inside
-100-
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-101-
"
EXHIBIT B
ACKNOWLEDGEMENT AND CERTIFICATES_
The final plat shall contain the followil}g:
PART 1. Ol~ner's AcknOl~ledqemel'lt:
State a. Texas
County o'
I (wel, the undersigned, owner(sl o' the land shown on this plat,
and designated herein as the _______________ subdivision to the
City o. _..._....._......._..._...., Te:><as, and I~hose name is subscr' i bed her'eto,
hereby dedicate to the use o' the pub] ic 'orever all streets,
alleys, parks, water courses, drains, easements and publ ic places
ther'eon shol~n . or. the pur'pose and cons i derat i on ther'e i n
e:><pr'essed.
O'~ner
State o. Texas
County o' _...".......
Be'or'e me, the unders i gned author i ty, on th i s day per'sona 11 y
appeared _______________, known to me to be the person whose name
is subscribed to the 'oregoing instrument, and acknowledged to me
that he executed the same 'or purposes and considerations therein
stated.
Given under my hand and seal o' o"ice this
day o. __""... 19
Notary Publ ic, _________ County, Texas
PART 2. Certi'icate by the City EnQineer:
I, the undersigned. City Engineer o. the City o. Schertz hereby
certi.y that this subdivision plat con'orms to all requirements
a. the subdivision regulations o. the City as to which his
approval is required.
City Eng i neer
-102-
PART 3. Appr'ova 1 o' the City P I ann i ng Cornrn i ss.i.o-,!_:
This plat _______________ has been submitted to and considered by
the City Planning Commission o' the City o' Schertz, and is
hereby approved by such Commission.
Dated this __________ day o' _____, 19
8y:_________________
Ch a i r.man
ATTEST:
Secretary
PART 4. Cer.ti.icate o' the Sur'veyor. r'esponsible 'or' sur'veying
the subd i vis i on area, attest i r.2'L. tCl,_lt~."!., ac;,S.urilcy:
State o' Texas
County o'
I, the under'signed, (a r'egister'ed pr'o'essional engineer'/publ ic
surveyor I in the State o' Texas, hereby certi.y that this plat is
true and correct and was prepared 'rom an actual survey o' the
proper ty made under my superv i sian on the gr'ound.
(Eng i neer. or.
Sur'veyor 's Sea 1 )
Registered Pro'essional Engineer
or.
Registered Publ ic Surveyor
PART 5. Certi'icate by the Platting Engineer responsible 'or th,
preoaration o' the .inal plat and supporting data, attesting to
it's accur'acy:
State o' Texas
County o' _.._......._.....
I, the undersigned, a registered pro'essional engineer in the
State of Texas, hereby certi.y that proper engineering
consideration has been given this plat.
Registered Pro'essional Engineer
(Engineer's Seal I
-103-
PART 6. Approval of the County Commissioners Court:
State o' Texas
County of
This plat o' ________. ____________ has been submitted to and
considered by the Commissioners Court o' _______________ County,
Texas, and con'orms to all requirements o' the subdivision
regulations of the County as to which approval is required, and
is hereby approved by such court.
Dated this __________ day o'
-.----------,
19
County Judge
Attest:
County Clerk, _______________ County, Texas
-104-
EXHIBIT "C"
.IJEF I N IT IONS
For the purposes o. this Ordinance, the 'ollowing terms,
phrases, words and their derivations shall have the meaning given
in this Section. When not inconsistent with the context, words
used in the present tense include the 'uture; words used in the
singular number include the plural number; and words in the
plural number include the singular number. The words "shall" and
"will" are always mandatory, while the word "may" is merely
directory.
Appr'oved Pla~: Is the plat o' a subdivision which has been
approved in accordance with the requirements o. these regulations
and wh i ch has been . i 1 ed 'or' r'ecor'd with the County Cl er'k in
which the land lies.
.!3u i I ding b.) ne: Means a 1 i ne beyond wh i ch bu i 1 dings sha 11 be set
back 'rom the street 1 ine.
Bllildino Setback Line: A building 1 imit .ixed at a speci.ic
distance 'rom the 'ront, rear or side boundaries o' a lot beyond
which a building cannot law'ully extend.
_G..!..h: Re'ers to the Ci ty o' Schertz, Texas.
City Engineer: Shall
employed or designated
pro'essional engineering
be a registered pro'essional engineer
by the City o. Schertz to provide
services 'or and in behalf o. the City.
.1: i tv o. Schertz._._S~.I'1.cl<!r:ds: Re'er to the standar'ds 'or' streets
and alleys, storm sewer 1 ines and appurtenant structures, which
are set 'orth herein, and such additional standards as may have
been or may be adopted by the City Council. and which may be
amended 'rom time to time, and be hereby referred to.
Commission: The Planning and Zoning Commission o. the City o.
Schertz, Te:x:.3s.
Council: Shall re'er to the City Council of the City o. Schertz,
Te:x:as.
Cr'osswa 1 k Way:
l~ i d th betl~een
cir'culation.
A publ ic right-a'-way, ten (10') 'eet or more in
proper ty 1 i nes ,~h i ch pr'ov i des pedes tr' i an
Cul-de-sac: Is a street having but one outlet to another street,
and terminated on the opposite end by a vehicular turn around.
Dead-end Street: A street, other than cul-de-sac, with only one
( 1) ou t let.
-105-
Extraterritorial Jurisdiction (ETJ): Within the terms o' the
Texas Municipal Annexation Act, the term Extraterritorial
Juriosdiction means the unincorporated area, not a part o' any
other City, which is contiguous to the corporate 1 imits 01 the
City 01 Scher.tz, the outer' boundar'ies 01 l~hich ar.e measur'ed Ir'om
the extremities of the corporate 1 imits o' the City, outward 'or
such distances as may be stipulated in the Texas Municipal
Anne>(ation Act, in I~hich area, l~ithin the terms a. the act, the
City may enjoin the violation of it's subdivision control
ordinance.
EnQineer: A person duly authorized under the provisions o' the
Te>(as Engineering Registration Act, hereto'ore or her'ea.ter
amended, to practice the pro'ession o' engineering.
Fire Lanes: See Sa'ety Lanes.
Flood: A temporary rise in stream level that results in
inundation o' areas not ordinarily covered by water.
Flood Plain: Any and all land area adJoining the channel o' a
river, stream, lake, water course, marshy area, or other drainage
element, which has been or may be inundated by storm water run-
o'f. The extent o' the 'lood plain shall be determined by the
crest a. a 'lood having an average 'requency o' occurrence of
once in 100 years, as f~stabl ished by the Federal Insur'ance
Administr'ation.
Floodl~ay:
course and
r'equ i r.ed to
cumulatively
The channel
portions o'
car'r'y and
increasing
r. i ght-o""way o' a r. i ver. or other' l~ater
the adJoining 'lood plain which are
discharge the regulatory 'lood without
the water sur'ace elevation.
General Plans: Means the comprehensive plan
Schertz, and includes any unit or part o' such
adopted and any amendments to such plan or parts
o' the City o'
plan separately
thr,.r.eo' .
.h9J;.: Sha 11 mean a phys i ca II y ur1d i v i ded tr'ac t or parce 1 o' 1 and
having 'rontage on a public street or other approved 'acil ity and
which is, or in the 'uture may be o"ered 'or sale, conveyance,
trans'er or improvement; which is designated as a distinct and
separate tract and; which is identi.ied by a tract or lot number
or symbol in a duly approved subdivision plat which has been
properly recorded.
Lot Depth: Re'ers to the distance o' a 1 ine connecting the
midpoints o' the 'ront and rear lot 1 ines, which 1 ine shall be at
r. i ght ang 1 e to the 'r.ont lot or. r'ad i a 1 to a cur'ved lot 1 i ne.
Lot Width: Is the distance o' a line
lot depth 1 inel ccmnecting the side
setback line or at a point no 'arther
'rom the 'ront lot line.
(drawn perpendicular to the
1 at 1 i nes at the bu i 1 ding
than thirty-'ive (35'1 'eet
-106-
Pavement Width: The portion o' a street available 'or vehicular
traFfic where curbs and gutters are laid. "Pavement width" is
the por.t i on bet'~een the 'ace of cur'bs and gutter's.
Per'son: Any individual, association, l'irm, corporation,
governmental agency or pol itical subdivision.
PlanninQ Commission or Commi ss.i on: Shall re'er to the Planning
and Zoning Commission o' the City o. Schertz.
Plat: Means the map, drawing or chart
plan o. a subdivision is presented,
appr'ova I .
on which a subdivider's
which it submits 'or
Publ ic Street: Is any right-o'-way owned or controlled
city, county, or state and maintained by same 'or
vehicular tra"ic.
by the
use of
a. Alley means a minor publ ic right-o'-way which provides a
secondary means o. vehicular access to abutting property
and which is used primarily 'or vehicular tra"ic to the
rear or side o. properties which otherwise abut on a
"publ ic str'eet" as that ter'ro is de.ined her'ein.
b. MaJor street means a principal tra"ie artery, more or
less continuous across the City, which is intended to
connect remote parts o. the City or areas adJacent
thereto, and act as a principal connecting street with
state and 'ederal highways, and shall include each
street designated as a major thorough'are on the MaJor
Str'eet Plan, including all e:>dsting and pr'oposed str'eets
shown on the MaJor Street Plan as adopted by the
Council. Interstate highways, expressways, and limited
access highways are not considered maJor streets, and
shall be more restrictive.
c. Marginal Access Street is a street that is parallel to
an arterial street or expressway and intended to serve
the local tra"ic in a residential area while shielding
the area 'rom the maJor street.
d. Minor re'ers to a street intended primarily to serve
tra"ic within a neighborhood or 1 imited residential
district, and which is not necessarily continuous
through several residential districts.
e. Secondary Street means a street collecting tra"ic 'rom
other streets and serving as the most direct route to a
major street or highway adjacent to a subdivision.
Reoulatory Flood: A 'lood which is representative a. large
'loods known to have occurred generally in the area and
reasonably characteristic o' what can be expected to occur on a
particular stream. The regulatory 100 Year Flood has a 'lood
-107-
frequency of approximately one (1%1 percent chance of occurring
in any given year based on most probable rainfall and watershed
run-o" that will raise water in a particular location to that
determined level which causas flooding.
ReQulatorv Flood Protection Elevation: The elevation of the
Regulatory flood plus one (1') foot of freeboard to provide a
safety factor'.
ReQu 1 ator.y Flood Pr'otec t ion Or'd i nances: Or'd i nance '7'7-M-9
Year Floodway - the channel of a stream and the adJacent
areas that must be reserved in order to discharge the 100
flood ,~ithout individually or cumulatively incr'easing the
surface elevation or velocities beyond defined levels
community's Flood Insurance Rate Map (FIRM).
100
land
year'
'~a ter'
of a
Safety L.aneS>.: Safety L.ane is a paved easement gr'anted to the
City, to the publ ic generally, emergency vehicles and/or to a
private util ity corporation. for install ing or maintaining
util ities across, over or under private land, together with the
r. i gh t to en ter' ther'eon I~ i th mach i ner'y and veh i c I es necessar'y for'
the maintenance of said util ities. These easements may at times
be referred to as Fire L.anes. Sa'ety L.anes may also be used as
ingress and egress to the property.
Shall. May: The '.lor.d "shall"
"may" is merely directory.
is always mandatory.
The wor'd
Street Width: Means the shortest horizontal distance between the
lines which del ineate the right-of-way o' a street.
Subdivider or Developer: Are synonymous and are used to include
any person, partner'ship, fir'm, association, corportion (or
combination ther'eof), or. any officer' agent, employee, ser'vant, or.
trustee thereof, who performs, or participates in the performance
of, any act toward the subdivision of land within the intent,
scope and purview of this Ordinance.
Subdivision: Shall mean the division of any lot, tract or parcel
of land into two or more lots for the purpose, whether immediate
or future, of sale or rebuilding development, situated within the
corporate 1 imits or within the ETJ. It also includes vacation
and resubdivision of land or lots. Division of land in parcels
of five (5) or more acres each shall not be included in this
definition of subdivision, unless such division of five (5) or
more acres includes the planning or developing of nel~ str'eet or
access easement.
Sur'veyor': Is
Surveyor, as
pr'ofess i on of
a 1 i censed
authorized
sur'vey i ng.
State Land Surveyor or Registered Publ ic
by the State Statutes to practice the
-108-
Util ity Easement: Means an interest in land granted to the City,
to the publ ic generally, and/or to a private util ity corporation,
for install ing util ities across, over or under private land,
together with the right to enter thereon with machinery and
vehicles necessary for the maintenance of said util ities.
Any oPfice referred to in the Ordinance by title means the person
employed or appointed by the City in that position, or his duly
authorized representative.
Definitions not expressly prescribed herein are to be construed
in accordance with customary usage in municipal planning and
engineering practice.
-109-
"
. SCHEDULE OF FEES
ZONING ORDINANCE:
1. Appl ication 'for' Zoning Arnend,nent/Publ ic Hear'ing/
Specific Use Permit
2. Cer.ti f i cat", of Occupancy
3. Board of AdJustment Notice of Appeal
4. Violation Penalty F~e
5. Home Occupation Permit
$ 50.00
51000
50.00
500.00
0.00
SUBDIVISION ORDINANCE:
1. Plat Fil ing Fee
a. Plus $20.00 for each acre or fraction .thereof
for the first five acres
b. Plus $'7.50 per acre or fraction thereof' for
each additional acre
c. Plus County fil ing fee for each sheet
$ 75.00
25.00
per' sheet
2. Vacation of Plat and/or Replat
a. Plus County fil ing fee for each sheet
$ 75.00
~!~j. 00
per' sheet
MOBILE HOME ORDINANCE:
1. L.icense Fee
a. Plus $1.50 per occupied space
$ 40.00
2. Transfer License Fee
$ 15.00
BUILDING PERMIT FEES:
Total Valuation
Fee
(a)
$500.00 and less
Perm i t r'equ i r'ed.
each inspection
.char'ged.
$10.00 for'
shall be
$501.00 to $1~000.00
$10.00 per thousand
fr.ac t i on ther'eof.
or.
$1,001.00 to $15,000.00
$10.00 for the first $1,000.00
plus $6.00 for each additional
thousand or fraction thereof.
to and including $15,000.00.
,
$15,001.00 to $50,000.00
$94.00 for the first
$15,000.00 plus $5.00 for each
additional thousand or
fraetion thereof, to and
including $50'0000.00.
$50,001. <;>0
to $100,000.00
$269.00 for the
$50,000.00 plus $4.00 for
additional thousand
fraction thereof, to
including $100,000.00.
first
each
or.
and
$100,001.00 to $500,000.09
$469.00 for th~ first
$100,000.00 plus $2.50 for'
each additional thousand or
fraction thereof, to and
including $500,000.00.
$500,001.00 and
IJp
$1,469.00 for
$500,000.00 plus
each additional
fraction thereof.
the first
$1.50 for'
thousand or
(bl Reinspection
For the reinspection of any building or structure, the fee shall
be $18.00 per reinspect ion.
I
leI Moving of Building or Structures
For the moving of any building or structure, the fee shall be
$1.00.00.
(d) Demol ition of Building or Structures
For the demol ition of any building or structure, the fee shall be
$50.00.
WATER AND SEWER CONNECTION FEES:
1. Contact Water'/Waste Water' Super' i ntendent, Mr'. Johnny
B i er'schl~a 1 eat 658-7065/8343
PLUMBING, ELECTRICAL, AIR CONDITIONING AND SPRINKLER FEES
1. Contact Inspection Department at 658-7477