85-Subdivision Regulations
SUBDIVISION REGULATIONS
CITY OF WYLIE
A HOME RULE POLITICAL SUBIDIVISION OF THE STATE OF TEXAS
REVISED EDITION
June 11 t 1985
.'-,
SECTION 1. -
SECTION 2. -
SECTION 3. -
SECTION 4. -
4.01
4.02
4.03
4.04
4.05
SECTION 5. -
5.01
5.02
5.03
5.04
5.05
5.06
5.07
SUBDIVISION REGULATIONS
TABLE OF CONTENTS
GENERAL. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
DEFINITIONS. . . . . . . . . . . . . . . . . . . . . . . . . .2
PURPOSESt AUTHORITYt JURISDICTION....5
PROCEDURE. . . . . . . . . . . . . . . . . . . . . . . . . . . .6
Pre-Application Conference...........6
Application Procedure................7
Preliminary Plat. ........ ..... ......10
Final Plat......................... .13
Final Warranty Inspection Procedure.19
GENERAL PLAT REQUIREMENTS...........19
Streets. . . . . . . . . . . . . . . . . . . . . . . . . . . . .19
1\11eys. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
Lo t s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
Easemen ts. . . . . . . . . . . . . . . . . . . . . . . . . . .23
Blocks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
Mobile Home Parks/Mobile Homes......24
Survey Monuments/Lot Markers........24
SECTION 6. -
6.01
6.02
6.03
6.04
6.06
6.07
6.08
6.09
6.10
SECTION 7 . -
SECTION 8.
SECTION 9 . -
IMPROVEMENTS........................25
Standard Specs/Const. Details.......25
Street Paving/Concrete..............25
Sidewalks. . . . . . . . . . . . . . . . . . . . . . . . . . .36
Storm Sewers........................ 37
\vater System....................... .44
Sanitary Sewers.....................52
Utility Services....................56
Street Lighting.....................57
Record Drawings (As Built Plans)....58
FILING FEES AND CHARGES.............58
MAINTENANCE BOND....................59
EXTENSION TO ETJ JURISDICTION.......59
ORDINANCE NO. 83-18
CITY OF WYLIE. TEXAS
SUBDIVISION REGULATIONS
AN ORDINANCE PRESCRIBING RULES AND REGULATIONS GOVERNING
PLAT. PLANS AND SUBDIVISIONS OF LAND WITHIN THE INCORPORATED
AREA AND EXTRA-TERRITORIAL JURISDICTION OF WYLIE. TEXAS.
HEREIN DEFINED AS THE "CITY"; CONTAINING CERTAIN
DEFINITIONS; PROVIDING FOR FINAL APPROVAL OF SUBDIVISIONS BY
SECTIONS; PRESCRIBING REGULATIONS FOR STREETS, SIDEWALKS.
ALLEYS, SANITARY UTILITIES. WATER MAINS. STORM SEWERS, AND
OTHER DRAINAGE STRUCTURES AND COMMUNITY FACILITIES.
PROVIDING FOR A PENALTY OF NOT MORE THAN TWO HUNDRED DOLLARS
($200.00) FOR EACH VIOLATION THEREOF; REPEALING ALL
CONFLICTING ORDINANCES; PROVIDING A SEVERANCE CLAUSE; AND
PROVIDING AN EFFECTIVE DATE.
Whereas. under the provisions of the Constitution and Laws
of the State of Texas, including particularly Chapters 231,
Acts of the 40th Legislature, Regular Session, 1927. as
heretofore or hereafter amended (compiled as Articles 974a
and 6626, V.A.C.S.), and the provisions of Section 4 of the
Municipal Annexation Act (compiled as Article 970a), as
heretofore or hereafter amended, hereafter every owner of
any tract of land situated within the City of Wylie, who may
hereafter divide the same into two (2) or more tracts
described by metes and bounds or otherwise for the purpose
of laying out any subdivision of such tract of land or any
addition to said city, or for laying out suburban lots or
building lots, or any lots, and purchasers or owners of lots
fronting thereon or adjacent thereto, and required to submit
a plat of such subdivisions or additions for approval by the
City Council of the City of Wylie; and
Whereas. the rules and regulations of the city established
by ordinance. governing plats and subdivisions ot the land.
be and the same are hereby extended to and shall apply to
all of the area under the extra-territorial jurisdiction of
said city. as -p~()vi_<!~_(l.X()J:'"__~_I!_the~~_n_!ci1>al Annexation Act.
enacted bv the State of Texas and which appears as Article
970a Vernon's Annotated Civil Statutes.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF WYLIE, TEXAS.
On and after the passage of this ordinance. any person, firm
or corporation seeking approval of any plat. plan or replat
of any subdivision of land within the City of Wylie. Texas
and its legally established extra-territorial jurisdiction
1
shall be required to comply with the requirements of this
ordinance before such approval may be granted, to wit:
SECTION 1. - GENERAL
These regulations shall govern every person, firm.
association or corporation owning any tract of
land' within the city limits or the extra-
territorial jurisdiction of the City of Wylie,
Texas, who may hereafter divide the same into two
or more parts for the purpose of laying out any
subdivision of any tract of land or any addition
to said city, or for laying out suburban lots or
building lots or any lots. streets, alleys, parks
or other portions intended for public use or the
use of purchasers of lots fronting thereon or
adjacent thereto.
SECTION 2. - DEFINITIONS
/2.01 City or the city shall mean City of Wylie. Texas.
J 2.02 Subdivision shall mean the division for a tract or
a parcel of land into two or more parts or lots
for the purpose, whether immediate or future, of
sale or building development or transfer of
ownership and shall include re-subdivision.
/ 2.03
Re-subdivision shall
existing subdivision,
lot size therein, or
street lines.
mean the division of an
together with any changes of
with the relocation of any
2.04 The word "shall" shall be deemed as mandatory.
V 2.05
J 2.06
.' 2.07
v 2.08
....
The word "may" shall be deemed as permissive.
The 'word "will" shall be deemed as mandatory.
Plat shall mean a map or chart of the subdivision.
It shall include plan, plat or replat on both
singular or plural.
Commission shall mean the city Planning & Zoning
Commission of the City of Wylie. Texas.
City Council shall be the duly elected governing
body of the City of Wylie. Texas.
Administrative officers are every officer referred
to by title, i.e., City Manager. City Attorney,
City Secretary. City Engineer, Director of Public
Works, etc., and shall be the person so retained
2
j 2.09
/2.10
)2.11
J 2.12
)2.13
2.14
/2.15
J 2.16
in this position by the city or his duly
authorized representative.
Engineer shall be the city engineer of the City of
Wylie, Texas, the city's consulting engineers or
their duly authorized representatives.
Master Plan shall be the comprehensive plan of the
city and adjoining areas as adopted by the City
Council and the city Planning and Zoning
Commission, including all its revisions and parts.
This plan indicates the general location
recommended for various land uses. transportation
routes. public and private buildings. streets,
parks and other public and private developments
and improvements.
Preliminary plat shall be any plat of any lot,
tract or parcel of land that is not to be recorded
for record but is only a proposed division of land
for review and study by the city.
Final plat shall be any plat of any lot. tract or
parcel of land requested to be recorded for record
in the deed records of Collin County, Texas.
Replatting shall be the re-subdivision of any part
or all or any block or blocks of a previously
platted subdivision, addition, lot or tract.
Street means a way for vehicular traffic whether
designated a street. highway, thoroughfare,
parkway, throughway, road, avenue, boulevard,
land. place or however otherwise designated.
Private Street is any street, drive, throughway,
thoroughfare. pavement or non-pavement surface
where vehicles may travel that is not constructed
to city of Wylie standards and is not acceptable
for dedication to the City of Wylie.
Street width shall be
between the lines which
way of a street.
the shortest distance
delineate the rights-of-
2.17 Residential street shall be a street which is
intended primarily to serve traffic within a
neighborhood or limited residential district and
which is used primarily for access to abutting
properties.
2.18
"
\.-
Collector street
continuous through
and is intended as
shall be a street which is
several residential districts
a connecting street between
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residential districts and thoroughfares, highways
or business district.
2.19 Arterial street or thoroughfare shall be a
principal traffic way more or less continuous
across the city or areas adjacent thereto and
shall act as a principal connecting street with
state and interstate highways.
2.20 Allev shall mean a minor traffic way used
primarily for vehicular service to the rear or
side of properties otherwise abutting on a street.
2.21 Cul-de-sac shall mean a short residential street
having but one vehicular access to another street
and terminated by a vehicular turn-around.
2.22 Dead-end streets shall mean a street other than a
cul-de-sac with only one outlet.
v 2.23 Easement shall mean an area for restricted use on
private property upon which any public utility
shall have the right to remove and keep removed
all or part of any buildings, fences, trees,
shrubs or other improvements or growths which in
any way endanger or interfere with the
construction, maintenance or efficiency of its
respective systems on any of these easements.
Any public utility shall at all times have the
right of ingress and egress to and from and upon
the said easements for the purpose of
constructing. reconstructing, inspecting,
patrolling, maintaining and adding to or removing
all or part of its respective systems without the
necessity, at any time, of procuring the
permission of anyone.
2.24 Building line shall be a line beyond which
buildings must be set back from the street or road
right-of-way line or property line.
2.25 Standard specifications and codes of the city
shall be applied to all improvements constructed
within the city and shall be in accordance with
all revisions as may be adopted by the City of
Wylie, Texas.
2.26 Mobile home parks are areas renting or leasing
sites for trailer coaches or mobile homes.
2.27 Extra-territorial ;urisdiction (ETJ) is the area
adjacent to the City of Wylie within one (l)mile
4
of the city limits as specified in Article 974a
Vernon's Texas Civil Statutes.
2.28 Re-submittal of plans shall be considered as being
the same as any new or original submittal.
SECTION 3. - PURPOSES. AUTHORITY AND JURISDICTION
3.01 Under the authority of Article 974a of the Revised
Civil Statutes of the State of Texas, which
article is hereby made a part of these
regulations. the City Council of the City of
Wylie. Texas, does hereby adopt the following
regulations to hereafter control the subdivision
of land within the corporate limits of the City of
Wylie and in the unincorporated areas lying within
the extra-territorial jurisdiction of the city
limits of Wylie, in order to provide for the
orderly development of the areas and to secure
adequate provisions for traffic. light. air,
recreation, transportation, water. drainage,
sewage and other facilities.
3.02 As used herein, the term "subdivision" shall mean
the division of a tract or parcel of land into two
(2) or more lots for the purpose. whether
immediate or future, of sale or building or
development and shall include re-subdivision.
"Re-subdivision" shall mean any change in the
division of any existing subdivision or any change
in lot size therein, or the relocation of any
street lines.
3.03
Any owner of land inside or within one (1) mile of
the corporate limits of the City of Wylie wishing
to subdivide such land shall submit to the
Planning and Zoning Commission a plan of
subdivision which shall conform to the minimum
requirements set forth in these regulations. An
owner subdividing his land into parcels of not
less than five (5) acres each for agricultural use
and not involving new streets'shall be exempt from
these requirements.
/
3.04 No subdivision shall be filed or recorded and no
lot in a subdivision inside of or within one (1)
mile of the corporate limits of the City of Wylie
shall be improved or sold until the plat shall
have been considered by the Planning & Zoning
Commission and approved by the City Council.
.1.-
The city shall have the authority to prohibit the
installation of public utilities in unapproved
subdivisions and to prohibit the issuance of
5
building permits for structures on lots in an
unapproved subdivision.
3.05 Any violation of any provision of the ordinance
outside the corporate limits of the City of Wylie
shall not constitute a misdemeanor under this
ordinance be applicable to a violation within such
extra-territorial jurisdiction; however, a
district court shall have the power to grant any
or all types of injunctive relief in such cases.
3.06 It shall be unlawful for any owner or agent of any
owner to layout, subdivide or plat any land into
lots, blocks and streets within the City or to
sell portions of the property therein which has
not been laid out, subdivided and platted
according to these regulations and the rules of
the Planning & Zoning Commission.
3.07 No officer, employee or consultant of the City
shall perform or cause to be performed any work
upon any streets or in any addition or subdivision
of the City unless all requirements of these
regulations have been complied with by the owner
of the addition or subdivision.
3.08 The City hereby defines it's policy to be that the
City will withhold improvements of any nature
whatsoever, including the maintenance of streets.
issuance of building permits or furnishing of
sewerage and water service, until the subdivision
plat has been approved by the City Council. No
improvements shall be initiated nor any contracts
executed until written approval has been obtained
by the subdivider.
SECTION 4. - PROCEDURE
4.01
PRE-APPLICATION CONFERENCE
Prior to the filing of a preliminary plat, the
subdivider shall consult with the City Manager or
his duly authorized representative concerning the
ultimate land-use of the proposed development, the
suitability of the location of the proposed
subdivision. the most advantageous subdivision
plan, the arrangement of streets. alleys and lots
and the layout of utility lines and availability
of service from trunk mains. A written record of
the meeting shall be kept by the city and a copy
provided to the developer.
6
4.02
APPLICATION PROCEDURE
A. All property not subdivided into lots, blocks
and streets or property to be subdivided with
the city or within its jurisdiction shall
hereafter be laid out under the direction of
the Planning and Zoning Commission and
subject to the approval of the City Council
and no other subdivision will be recognized
by the city. Prior to the consideration of
the plats by the Planning & Zoning
Commission. the City Manager and his duly
authorized representatives shall check the
plats and make recommendations.
B. At such time the preliminary plat is filed
with the city for review and approval, it
will be immediately passed to the city
engineer who will make a preliminary study of
the plat. If it appears substantially
complete, the city engineer will make a visit
to the area to determine if there are
apparent insurmountable problems with
development of subject land.
If the city engineer determines that the
preliminary plat as submitted is
substantially incomplete and requires a
significant amount of work by the developer's
engineer, the incomplete plat will be
immediately returned to the developer's
engineer, requesting that it be completed
before re-submission. The developer. upon
re-submittal, shall return all original
sheets marked by the city engineer in this
review.
C. It shall be unlawful for any owner or agent
of any owner to layout, subdivide or plat
any land into lots, blocks and streets within
the city or to sell portions of the property
therein which has not been laid out.
subdivided and platted according to these
regulations and the rules of the Planning and
Zoning Commission.
D. No officer, employee or consultant of the
city shall perform or cause to be performed
any work upon any streets or in any addition
or subdivision of the city unless all
requirements of these regulations have been
complied with by the owner of the addition or
subdivision.
7
E. The city hereby defines its policy to be that
the city will withhold improvements of any
nature whatsoever, including the maintenance
of streets. issuance of building permits or
furnishing of sewerage and water service.
until the subdivision plat has been approved
by the city council. No improvements shall
be initiated nor any contracts executed until
written approval has been obtained by the
subdivider.
F. Any owner or developer of any lot. tract or
parcel of land located within the corporate
limits of the city or within its jurisdiction
who may wish to effect a subdivision of such
land shall conform to the general procedure
described as follows:
1.
The subdivider shall prepare and submit
a PRELIMINARY PLAT to the city Planning
& Zoning Commission for it's (the
commission's) study and recommendations
to the developer. The preliminary plat
shall show the entire subdivision and
the various phases by which the
subdivision will be developed and that
lots may be sold within the phase to be
developed upon approval of the final
plat of that phase by the City Council.
The preliminary plat shall then be
submitted to the City Council for final
action. The Planning & Zoning
Commission and City Council shall act on
the preliminary plat within thirty (30)
days from the date such plat was filed
with each body for their approval.
'f'
2. After approval of the preliminary plat
by the city council, the subdvider may
then prepare a FINAL PLAT of all or a
portion of the land included in the
preliminary plat for submission to and
consideration by the Planning and Zoning
Commission for final recommendations.
3. Upon final action on any such final plat
by the city Planning and Zoning
Commission, the same shall be referred
to the city council and the city council
shall, at its next succeeding meeting,
consider such final plat for approval.
Upon approval action of the City Council
in the affirmative, the Mayor is
authorized to sign the signature block
8
"approved for construction". At this
time, the developer may pay his required
developmental inspection fees as set out
in the City of Wylie's fee schedule
ordinance and begin construction of the
public facilities to be dedicated to the
City of Wylie upon completion and
certification of acceptable construction
by the city staff. These construction
areas include, but are not limited to,
public streets, alleys, water lines.
sewer lines, storm drainage lines,
channels and all associated construction
relative to the above and intended to be
dedicated. The City Council's vote that'
the final plat as presented is approved
for construction is the developers;
assurance that no changes will bel
required from the approved final plat.
4. As construction of the required public
dedicated facilities continues.
inspections will be made during the
progress of all items intended for
dedication to the city. Upon completion
of the "intended for dedicated
improvements". the developer shall apply
to the City Council for final acceptance
of the plat and the dedications and
easements for construction. The city
staff shall certify in writing to the
City Council that all public
improvements have been completed in/
accordance with the requirements of the
City of Wylie. This procedure will be
followed for an entire development
unless phased development has been
indicated and approved in the earlier
steps in which case, this step will be
repeated for each phase.
5. Upon final acceptance of such plat and
public properties; and certification
that all public improvements meet the
city's requirements may the City Council
accept and sign the final plat document.
6. Following the completion and acceptance
of the public works facilities and the
filing of the final plat. with Collin
County, Texas, the issuance of building
permits may begin. Building permits may
only be issued on a completed
development or within a completed phase
9
when phase development was originally
proposed, passed and approved.
4.03 PRELIMINARY PLAT
An application in writing for the approval of the
preliminary plat. together with three (3) prints.
shall be filed with the City Secretary at least
fifteen (15) consecutive calendar days before the
meeting of the Planning and Zoning Commission if
the plat is to be considered at such meeting. No
plat will be considered at such meeting. No plat
will be considered by the city until the
prescribed filing fees have been paid.
The preliminary plat sheet~ shall not be greater
than twenty-four inches (24") by thirty-six inches
(36"). Two or more sheets may be used providing
self explanatory matching lines are used to
connect the subdivision parts.
The developers shall submit with the preliminary
plat a copy of the boundary traverse calculations
of the subdivision. The error of closure of the
boundary shall not be greater than one in ten
thousand (1 : 10,000).
The plat shall be drawn to a scale not to exceed
one hundred feet to the inch (1" = 100'). A
graphic scale shall be provided and all figures
and lettering shall be of such a size that if
reduced the information is readable and distinct.
The information to be included and the p~ocedu~e n
for submittals are as follows tL-'-~~ ;;)~D ~ ..'--10 r:=. _.~ .-c,"--'
~^^- '3 ( .. ' ~.~. \'''''- '"' - \" i) '\ f'\ "I '\ _ I" . ~. '.
~ f -; --' '-... ~ I ,~(,~l.......:, ,.....- ~~...l......_' ~ ":;---:, "+'.f-".'~ c--~_ '- ...A.J,....'- .(... ...
A . Ex is tin g Fe a t u res -' ::..~~.~~ ~~'; s--"-'~_'-' /cL<-f "-...: c........"
. ...... c\)c:u.A..>-"'~ '''--'1........<-
1. The boundar; iin;;(~ccu~ate in s~ale and
orientation) of the tract to be
subdivided.
2.
The location, widths and names of all
existing or platted streets or other
public ways within and adjacent to the
tract, existing permanent buildings.
railroads. rights-of-way and other
important features. such as abstract
lines, political subdivision or
corporation lines and school district
boundaries.
10
3. Existing sewer mains, water mains.
,-,'
drainage cul~~r.~~ or other underground
structures~~~~it~in the tract and
immediately adjacent thereto with pipe
sizes, grades and locations indicated.
4. Contours with intervals of two feet (2')
or less, referred to mean sea level
datum, by actual field survey.
5. The names of adjacent subdivisions
and/or the names of record owners of
adjoining parcels of unsubdivided land.
B. New Features
4.
5.
1.
The proposed name of the subdivision.
2.
North ~oint. scale, date and approximate
acreage of the proposed subdivision.
~ ""\ \ ""~ '
~ ~ \ \~~'
3.
~ .'--'
The names j ~ addresses ~" of the
subdivider and of the engineer, surveyor
or planner.
The tract designation and other
description according to the real estate
records of the city or county auditor
and recorder; also, designation of the
proposed uses of land within the
subdivision .&' ':' , ->..: . -. ::. _, .
\ ~....r ') \ "'-" 0 '-., '"
D._~." ': \. f'" ,____...r-- \~_ - - " e: "'t-.C:-=, '\ ~ . ...- _'"" _ " . \ ~'...: ,.:.: ,
All parcels of land \intended to be
dedicated for public use or reserved in
the deeds for the use of all property
owners in the proposed subdivision.
together with the purpose of conditions
or limitation of such reservations.
".
'" \ ~ 1\,
6. The layout, names and widths of proposed
streets, alleys and easements.
7. The layout, numbers, set-back lines and
approximate dimensions of proposed lots,
blocks, parks. etc.
8. Provision for the connection of streets
with other streets adjacent to the
subdivision and for extension of streets
to undeveloped property.
11
C. Utilities
A plan of the proposed water and sanitary
sewer mains and proposed drainage facilities,
including drainage areas. location of lines.
inlets, culverts. bridges. provisions for
discharging onto and crossing adjacent
properties and calculated runoff and points
of concentration.
D. Location Map
A location map of the proposed subdivision on
a scale of one inch to one thousand feet (1"
= 1,000') showing existing and proposed
streets and thoroughfares covering an area at
least one (1) mile outside the proposed
subdivision.
E. Cross-Sections
Typical cross-sections of
showing the width of
p? vemer"t and locc; tioI1) ~
~-~->--......JL.--' 't._".~ ~.'\.-._-. -~~:~~...._ -':-".'C'"
proposed streets
pavement, type of ^
width~i.d~:~~~~,~iS~' ..
t" .
F. Approval Block
The following notice shall
face of each preliminary
subdivider.
be placed on the
plat by the
"Preliminary Plat for Review Purposes Only"
The following certificate shall be placed on
the preliminary plat by the subdivider.
"Recommended For Approval"
,)".....
Chairman, Planning & Zoning Commission Date
"Approved for Preparation of Final Plat"
Mayor, City of Wylie. Texas
Date
G. Submission
The Planning & Zoning
furnished with three
preliminary plat along
Commission shall
(3) prints of
with a letter
be
the
of
12
transmittal stating briefly the type of
streets, drainage facilities, sanitary
facilities and water system at least fifteen
(15) days before the regular meeting date of
the Planning and Zoning Commission. Said
letter shall also delineate provisions for
perimeter developments of streets, alleys,
water. sewer and drainage.
H. Approval
The approval of the preliminary plat by the
city council shall be effective for a period
of one hundred eighty (180) days after the
approval date, unless reviewed by the city
council in the light of new or significant
information, which would necessitate the
revision of the preliminary plat. such
revision being subject to the same procedures
as the original preliminary plat.
~'\..~
"',;:
~
If a final plat for the subdivision, or a
portion thereof, has not been submitted, or
if a change in requirements has not occurred
which would affect the preliminary plat, at
the end of the one hundred eighty (180) days
after approval, then the city council will
declare the preliminary plat null and void,
unless the subdivider has, in writing,
requested and received an extension of time.
-, - .-.
. ~ ~
4.04 Final Plat
After approval of the preliminary plat by the
Planning and Zoning Commission and city council, a
final plat. prepared by a registered public
surveyor bearing his seal and the construction
plans prepared by a registered professional civil
engineer bearing his seal, shall be submitted to
the Planning and Zoning Commission.
i_
Six (6) direct prints and three (3) mylar prints
shall be filed with the city secretary at least
fifteen (15) consecutive calendar days prior to
the meeting of the Planning and Zoning Commission
at which action is requested. Planning and Zoning
Commission and the city council shall act on the
final plat within thirty (30) days from the date
such plat was filed with each body for their
approval. No plat will be considered by the city
as being filed until the prescribed filing fees
have been paid. The final plat may constitute all
or only a portion of the approved preliminary
13
." ...j
1 '
\.~
,
L
, ,
'.... ;:
plat, but any portion thereof shall conform to all
the requirements of these regulations.
If final plats are submitted for approval for
portions or sections of the proposed subdivision.
each portion or section shall carry the name of
the entire subdivision but shall bear a
distinguishing letter. number. or subtitle. Block
letters shall run consecutively throughout the
entire subdivision, even though such subdivision
might be finally approved in sections.
The Planning and Zoning Commission
recommend approval or disapproval
plat and forward it to the city
action taken by the city council
regardless of the previous action
and Zoning Commission.
will either
of the final
counc i 1. Any
shall be final,
by the Planning
~
c
.0 The final plat shall be officially approved and
dedications accepted by the city council when all
fees and expenses incurred have been paid and when
all requisit~s of the subdivision have been met~.
.:.~- -.,,~
" I '.> - , ~ l.}_.,:..
One of the final plats on reproducible material
shall be drawn on sheets measuring seventeen and
one-half (17-1/2) inches by twenty-three and three
quarters (23-3/4) inches. Two or more sheets may
be used providing self explanatory matching lines
are used to connect the subdivision parts. A
graphical scale shall be provided and all figures
and lettering shall be of such a size that if
reduced the information is readable and distinct.
.,
The final plat shall show or be accompanied by the
following information:
A. The boundary lines with accurate distances
and bearings, a metes and bounds description
of the boundary (error of closure shall not
exceed one (1) in ten thousand (10,000),exact
acreage and the exact location and width of
all existing or recorded streets intersecting
the boundary of the tract. One (1) copy of
the traverse closure sheet shall be enclosed.
B. True bearings and distances to the nearest
established street lines. official monuments
or subdivision corner. which shall be
accurately described on the plat. Municipal.
township, county or abstract lines shall be
accurately tied to the lines of the
subdivision by distances and bearings.
14
G.
H.
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K.
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C. An accurate location of the subdivision in
reference to the deed records of the county
which shall include the volume and page of
the deed of the property to be subdivided.
D. The exact layout including:
1. Street and/or alley names:
2. The length of all arcs. radii, internal
angles and points of curvature, length
and bearing of the tangents;
3. All easements for right-of-way provided
for public services or utilities and any
limitations of the easements; and,
4. All lot numbers and lines, with accurate
dimensions in feet and hundredths and
with bearings and angles to street and
alley lines to the nearest second.
E.
The accurate location, material
approximate size of all monuments.
and
F.
The accurate outline description of all
property that may be offered for dedication
for public use such as parks. etc., with the
purpose indicated thereon. and all property
that may be reserved by deed covenant for the
common use of the property owners in the
subdivision.
Building set-back lines.
Private restrictions.
Name of proposed subdivision.
"'" j" .'\ e-..
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Name)a~address,of the subdivider.
North Point, scale and date.
A certificatj,on. shall be made on the plat by
a registered<fcfnd'.Jsurveyor and the plall.! by a
r.e-g4.ster<>il professional ~-i-vil engi-necr, a..JHl
&oth be Fcgisterea in the State of Texas. to
the effect that the plat or pIano represents
a survey made by him or under his direct
supervision and that all monuments shown
thereon actually exist, and that their
location size and material are correctly
shown.
15
M. A certificate of ownership and dedication of
all streets. alleys, parks, and playgrounds
to public use forever. signed and
acknowledged before a Notary Public, by the
owner and lien holder of the land and a
complete and accurate description of the land
subdivided and the streets dedicated.
N. The following certificate shall be placed on
the plat, in a manner that will allow the
filling in of the certificate by the proper
party.
"Recommended for Approval"
Chairman. Planning & Zoning Commission
City of Wylie, Texas
'Approved for Construction
Date
Mayor, City of Wylie, Texas
Date
, Accepted'
Mayor, City of Wylie, Texas
Date
The undersigned, the City Secretary of the City of
Wylie. Texas, hereby certifies that the foregoing final
plat of the
subdivision or addition to the City of Wylie was
submitted to the City Council on the day of
19 and the Council, by formal
action, then and there accepted the dedication of
streets, alleys, parks easements, public places and
water and sewer lines as shown and set forth in and
upon said plat and said Council further authorized the
16
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Mayor to note the acceptance thereof by signing his
name as hereinabove subscribed.
Witness my hand this
19
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day of
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City Secretary
City of Wylie, Texas
o.
Certificate showing that all taxes and fees
have been paid on the tract to be subdivided.
P.
CONSTRUCTION PLANS
1.
Six (6) sets of plans and specifications
for water, sanitary sewer, paving and
drainage improvements prepared by a
registered professional civil engineer.
shall be approved and retained by the
city prior to any construction in the
subdivision.
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2.
->-
Construction plans and profiles shall be
drawn on sheets measuring twenty-four
(24) inches by thirtY-Six (36) inches
and shall include the following
information.
3.
A plan and profile of each street with
top of curb grades shown. Each sheet
shall include north point, scale, date
and bench mark description to sea level
datum. Unless otherwise approved by the
city, scales shall be one inch equals
twenty feet (1" = 20') horizontally and
one inch equals five feet (1" = 5')
vertically. Each pIau -Bhall sl!uw trte
~"1!aLUle of ~tre ~
~o~ ional civ' . ~repared
fl1e'-plans.
4.
The cross-section of
showing the width of
pavement, location and
and various slopes
sidewalks and drives.
proposed streets
roadways. type of
width of sidewalk
of earthwork,
5. A plan and profile of proposed sanitary
sewer with grades and pipe sizes
indicated and showing locations,
manholes, cleanouts, etc., and a plan.
17
and if required, a profile of the
proposed water distribution system
showing pipe sizes and location of
valves, fire hydrants, fittings, etc..
in conformance with the applicable
criteria presented in SECTION 6
IMPROVEMENTS. Unless otherwise approved
by the city. scales shall be one inch
equals one hundred feet (1" = 100')
horizonitally and one inch equals five
feet (1" = 5') vertically. ~
-s-h-e-w- t h-e 3 e a-l a 11\1 ~.i g ua L ur e-- 0 [ t-fre
-F-e-gT-st-e~d pro f e.s-sf-o-n-a 1 c i viI eng-i-ftee"'I'
w..h-o.-p F-ep-ar-e d~ h-e--p-la.n.s-. E a c h she e t
shall include north point, scale, date
and bench mark description to the mean
sea level datum.
6. A plan and profile of the proposed storm
sewers, showing hydraulic data and
gradients. pipe grades and sizes,
manholes, inlets, pipe connections,
outlet structures. etc., in conformance
with the criteria as shown in SECTION 6
IMPROVEMENTS. Unless otherwise approved
by the city, scales shall be one inch
equals twenty feet (1" = 20')
horizontally and one inch equals five
feet (1" = 5') vertically. ~
s-f:ra-l..l-!':nnw tl-Je sE'al and signature of Lh-e
-~g-isteTe-d-p-t:-()fess..i-O-no 1 c i vi 1 e 08 iRe er
w hu--Vre-p-are-d---t-h e --- -p-l-a-Il s . E a c h she e t
shall include north point. scale, date
and bench mark description to sea level
datum.
The approval of construction drawings by the
city council shall be effective for a period
of two (2) years after the approval date,
unless the subdivider has requested in
writing and received an extension of time.
Construction drawings which have expired
shall be resubmitted to the city for approval
before any construction is begun. The design
of the proposed improvements shall be based
on the construction requirements which are in
effect at the time of resubmittal.
Q. The final plat shall be recorded by the city
secretary in the office of the county clerk
of the county within thirty (30) days from
and after the date of final acceptance by the
city council; the subdivider shall. however,
pay to the city, in advance, the required
18
fees for filing of such plat by the county
clerk.
R. Payment of inspectional fees for inspecting
the public works construction during the
construction phase shall be due at the time
the City Council passes the "approved for
construction" paragraph. Said fee is set by
the City of Wylie's current fee ordinance and
should be referred to for the amount and
method of calculation. In no case shall any
work begin on any development until said fee
is received by the City of Wylie.
4.05 FINAL WARRANTY INSPECTION PROCEDURE
Not later than thirty (30) days prior to the end
of a given warranty period for any publicly
dedicated facilities which have been required by
this ordinance to be installed within a
subdivision and subsequently dedicated and
accepted by the City of Wylie, the City of Wylie
shall inspect those facilities and call for any
necessary repairs prior to the termination of the
warranty period. The results of this inspection
shall be kept by the City as a written record for
a period not less than five (5) years. The
results of this inspection, any repairs noted and
the subsequent action of the developer or
contractor concerned shall be part of this record.
Copies of this documentation will be delivered to
the developer and/or contractor concerned. This
notification and inspection procedure shall extend
the warranty period until all specified repairs
and inspections are completed.
SECTION 5. GENERAL PLAT REQUIREMENTS
All requirements pertaining to lot size, yard size,
dwelling size, lot coverage, height, parking, loading
and screening contained in the current zoning ordinance
of the city shall be adhered to for development under
this ordinance.
5.01 STREETS
A. The arrangement, character. extent, width.
grade and location of all proposed streets
shall conform to the general plan of the
community and their relationship shall be
considered to that of the existing and
planned streets, to topographical conditions,
to public convenience and safety and in their
19
appropriate relation to the proposed use of
the land to be served by such streets.
Private streets or drives are not acceptable
except in cases where such streets or drives
serve only one property owner. In such
cases, the property owner or developer may
elect to install a private street to his own
specifications without benefit of dedication
or acceptance by the City of Wylie. In such
cases, the city shall require that a
permanent public safety access easement be
granted on the final plat document original
mylars. In no case shall this option be
available if the proposed "private drive"
shall provide access for two or more property
owners.
B. Where such is not shown in the general plan
for the community, the arrangements of
streets in a subdivision shall:
1. Provide for the continuation of
appropriate projection of existing
principal streets in surrounding areas;
2. Conform to a plan for the neighborhood
approved or adopted by the city to meet
a particular situation where
topographical or other conditions make
continuation of or conformance to an
existing street impracticable; and,
3.
Be laid out
intersect, as
right angles.
so that
nearly as
they shall
possible, at
C. Residential streets shall be so laid out that
their use by through traffic shall be
discouraged.
D. Street jogs with centerline offsets of less
than one hundred twenty-five (125) feet shall
be avoided.
E. Street right-of-way widths shall conform to
the city's circulation plan as modified
herein and shall meet the following and the
requirements of Section 6.02.
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20
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Tvpe of Street
Right-of-Wav Widths
Type A
Type B
Type C
Type D
- Major Thoroughfare
Major Thoroughfare
C'olle'ctor
- R-e-srdent i'al
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-65' -
60'
50'
F. Half streets shall be prohibited. except
where necessary to the reasonable development
of the subdivision in conformance with the
other requirements of these regulations and
where the city finds it will be practicable
to require the dedication of the other half
when the street has already been provided
adjacent to an area to be subdivided; the
other remaining portion of the street shall
be platted within such subdivision. Where
part of a residential or collector street is
being dedicated along a common property line.
the first dedication shall be one-half (1/2)
on the proposed street right-of-way plus five
(5) feet.
G. Cul-de-sacs in residential additions shall
not be longer than six hundred (600) feet
from the nearest intersection and in
industrial areas they shall not exceed one
thousand (1000) feet from the nearest
intersecting street and there shall be
provided at the closed end a turn-around
having an outside roadway diameter of at
least eighty (80) feet and a street property
line diameter of at least one hundred (100)
feet.
H.
All streets shall be paved and the
shall conform to the SECTION
IMPROVEMENTS, of these regulations.
paving
6
I. Street grades shall be established regarding
topography, proposed land use and the
facilities in the area surrounding the land
to be subdivided. An absolute minimum grade
of three tenths percent (0.30%) will be
allowed on concrete streets; however. where
it is possible, a grade of five tenths
percent (0.50%) shall be used.
J.
Street name markers shall be
accordance with the prescribed
in use by the City of Wylie,
equal, as approved by the
installed in
type currently
or an approved
City Manager.
21
Street markers and the installation thereof
will be at the expense of the subdivider.
K. Residential lots shall not face arterial
streets or thoroughfares and driveways or
alley pavement accesses shall not be
permitted on arterial streets. Alleys shall
be provided alongside and rear lot lines on
arterial streets for rear entrance.
5.02 ALLEYS
A. Alleys shall be provided in commercial and
industrial districts and shall be paved with
reinforced concrete except that the city may
waive this requirement where other definite
and assured provisions are made for service
access, such as off-street loading, unloading
and parking consistent with and adequate for
the uses provided.
B.
Alleys shall be provided
areas when feasible and
reinforced concrete.
in all residential
shall be paved with
C. The minimum right-of-way width of an alley
shall be twenty (20) feet in industrial and
commercial areas and fifteen (15) feet in
residential areas. The alley turnouts shall
be paved to the property line and shall be at
least two (2) feet wider than the alley
paving at that point. The radii of the
turnouts for alleys intersecting
thoroughfares shall be fifteen (15) feet and
shall be ten (10) feet at intersections with
all other streets.
D. Alley intersections and sudden changes in
alignment shall be avoided but, where
necessary, lot corners shall be cut off at
least (15) feet along each tangent from the
point of intersection to permit safe
vehicular movements.
E. All alleys shall be paved and the paving
shall conform to SECTION 6 - IMPROVEMENTS of
these regulations.
F. Where driveways connect to alleys in
commercial, industrial or residential areas,
fences shall only be constructed along the
rear lot line of any lot to a point within
five (5) feet of a point where the driveway
would intersect the alley pavement at ninety
22
(90) degrees. Fences to be constructed along
any driveway or perpendicular to alleys shall
both be constructed within five (5) feet of
the rear lot line or alley easement line.
5.03 LOTS
A. All lots shall conform to the regulations as
set forth in the city's zoning ordinance.
B. Corner lots in residential areas shall be
wider than inside lots so as to allow an
appropriate set-back from both streets.
C. Each lot shall face onto a public street or a
private drive. except in a planned unit
development. Lots with street frontage at
both front and rear shall be avoided, except
when backing onto a highway or thoroughfare.
D. Side_lines of lots shall be approximately at
right angles to straight street lines and
radial to curved street lines.
5.04 EASEHENTS
A. Utility and drainage easements shall be
provided only at the rear of a lot or along a
side lot line and shall be at least fifteen
(15) feet wide.
B. Where a subdivision is bounded by a water
course, drainage way, channel or stream,
there shall be provided a storm water
easement or drainage right-of-way conforming
substantially to the lines of such water
course or of such width to provide for any
future anticipated construction, plus a
minimum of ten (10) feet on each side.
C. Where a subdivision contains a portion of a
flood plain, an easement shall be provided to
accomodate the 100-year flood.
5.05 BLOCKS
A.
The lengths, widths
shall be determined
following items.
and shapes of
with regard
blocks
to the
1.
Provision of adequate
suitable to the special
type of use proposed.
building sites
needs of the
23
2. Zoning requirements as to lot sizes and
dimensions.
3.
Needs for
circulation.
traffic; and,
convenient
control and
access,
safety of
4. Limitations of topography.
B. Where no existing subdivision controls, the
blocks shall not exceed one thousand two
hundred (1200) feet in length, except in
certain instances where topographical
features warrant special consideration.
These limits shall be exceeded only upon
specific approval by the city. Blocks longer
than six hundred (600) feet shall be avoided
in business districts.
5.06 MOBILE HOME PARKS AND MOBILE HOMES
Development of mobile home
mobile homes shall be in
provisions of the ordinance
Home Parks and Mobile Homes"
approval of the city planning
council.
parks for locating
accordance with the
regulating "Mobile
and shall meet the
commission and city
5.07 SURVEY MONUMENTS AND LOT MARKERS
A. Permanent Survey Reference Monuments
A concrete monument, six (6) inches in
diameter and twenty-four (24) inches long,
shall be placed at all boundary corners.
block corner, curve points and angle points.
A copper pin 1/4 inch in diameter embedded at
least three (3) inches in the monument shall
be placed at the exact boundary point. The
monuments shall be set at such an elevation
that they will not be disturbed during
construction and the top of the monument
shall be not less than twelve (12) inches
below the finished grade of the development.
B. Lot Harkers
Lot markers shall be 1/2 inch diameter,
reinforcing bar, eighteen (18) inches long or
approved equal and shall be placed vertically
at all lot corners flush with the ground or
below ground if necessary in order to avoid
being disturbed.
24
SECTION 6. - IMPROVEMENTS
6.01 STANDARD SPECIFICATIONS AND CONSTRUCTION DETAILS
All improvements proposed for any subdivision to
be developed under the jurisdiction of these
ordinances shall be furnished and installed by the
subdivider in accordance with the standard
specification and construction details of the City
of Wylie, Texas and the other applicable
specifications noted herein. or in the absence of
such specifications and details, to meet the
approval of the city. Reproducible standard
drawings may be obtained (when they become
available) from the city engineer by payment of a
fee to the City of Wylie in the amount stated in
the current Wylie Fee Ordinance.
The developer shall be responsible for all costs
associated with the final construction, testing
etc. connected with the construction of any
street, alley or roadway. Compaction and density
testing may be verified by any recognized testing
firm of the developers choosing with a copy of the
res~lt~ being transmitted to the City of Wylie's
G,.,~ dc' c-if fer c em e Il t d e par t men t .
6.02 STREET PAVING - CONCRETE
A. Concrete Strength Requirements
1. Concrete Curb and Gutter
Concrete curb and gutter shall be
constructed of a concrete batch design,
providing a twenty-eight (28) day
compressive strength of three ~
pounds per square inch (p.s.i.). 55~~
2.
Reinforced Concrete
Monolithic Curb
Pavements
and
Concrete pavement and monolithic curb
properly and continuously reinforced
shall be constructed of a concrete batch
design, providing the twenty-eight (28)
day compressive strength required in the
following Section B.
25
B.
E.)~
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to
PAVEMENT REQUIREMENTS
1.
Non-Collector Residential
Allev Construction
Street and
The subdivider shall. at his own
expense, pay for constructing all
collector ~treets and alleys in his
subdivision and one-half (1/2) of all
perimeter streets and alleys to include
the integral curb on the side nearest
the property line. I Where the proposed
subdivision is locat~d adjacent to a
sub-standard road or street and it is
deemed not feasible. by the City of
Wylie, to improve said road or street ~
the time of development of the
subdivisionu the developer shall pay to
the city a monetary amount equal to the
cost of improvements (including
excavation, sub-grade preparation,
paving~ drainage facilities, utility
adjustments-~'l'ind engineering) for said
road or streeta~ a condition precedent
to the approval o~ a~y Pl:t ~~~said
s~~~di vision. The ~ma'te of'" cos of
~~~'!1EE,5~_'y-em.int8::Jshall be etermined by
the city engineer with said estimate
being made available to the developer.
Said amount shall be placed by the city
into a fund labeled Street ImproveQent
Fund, and shall be specifically used for
the improvement of said road or street.
If improvement to said road or street
does not occur within a twenty (20) year
period from the date the money is so
placed on deposit with the city. said
money including any earned interest
thereon shall be returned to the
property owners of record at that time.
Should the city make said improvement
within the period specified then the
city is entitled to use all funds
including earned interest in order to
accomplish the required paving project.
Said earned interest shall be
considered to offset the cost of
inflation to a project. In no case
except the twenty (20) year default
provision made above, shall any
d~veloper be entitled to a refund of any
amount or portion thereof.
26
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The developer may, at his option.
execute an "authority to release
perimeter street improvements funds" for
the purpose of allowing the City of
Wylie to improve such streets by using
these funds for said improvements for
significant reconstruction of an
existing street to a standard of
improvement less than concrete. The use
of such funds shall not include normal
maintenance repairs. Such improvements
shall be accomplished in a manner and to
a level whiCh is at the sole discretion
of the City Council of the City of
Wylie. The City Council may also elect
not to use any of the funds, even if
released fot improvements and may elect
to retain said funds until the concrete
improvements specified in the City
standards can be accomplished. Should
the City Council elect, following the
developers release of funds, to make
improvements at standards less than
concrete, the remainder of the funds
will be retained and no assessment shall
be made to the property owners until
subsequent repairs or improvements are
needed following the ultimate
installation of the standard concrete
street. The election of this option
shall release the City of Wylie from the
twenty (20) year provision for non-
improvements described in the paragraph
above.
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A six (6) inch thic~~~ of four
thousand five hundred ~.juU) p.s.i.
reinforced concrete pavement on a
compacted subbase shall be required.
Said six (6) inch thickness will be
acceptable without performing additional
soils investigation or design
calculations. All steel reinforcing ,
shall be deformed No.3 bars on twenty- i
four inch (24") centers both ways. _J
Stabilization of the subgrade, six
inches (6") thick with six percent (6%)
hydrated lime by weight. shall be
required. Compaction of the lime
stabilization shall be 95% standard
proctor density.
~-J(~ ~\,~ \,.J ~.v~
27
2. Residential Collector Streets and/or
Streets and Allevs within Commercial-
Industrial Zones
For the purposes of this section and
section C "Paving Width Requirements" a
collector street should be considered to
be a type of street as defined in the
definition section of this document;
however, it may also be designated at
the time of pre-development conference
or preliminary plat. This provision is
necessary because of the constantly
changing traffic patterns within the
city and the effect of the development
process on existing traffic flow.
For the purpose of this section and
Section C "Paving Width Requirements". a
commercial-industrial zone street and
alley shall be defined as any street
which (1) is wholly contained within a
commercial or industrial zone (2)
borders on one side a commercial or
industrial zone or (3) leads directly
into or out of a commercial or
industrial zone. Commercial-industrial
zones include the zoning classifications
of retail, B-1, B-2 and industrial.
tl~V flL
~~e t1~
The subdivider shall, at his own
expense, pay for constructing all
collector streets and alleys in his
subdivision and one-half (1/2) of all
perimeter streets and alleys to include
the integral curb on the side nearest
the property line. Where the proposed
subdivision is located adjacent to a
sub-standard road or street and it is
deemed not feasible, by the City of
Wylie, to improve said road or street at
the tim~ of development of the
subdivision, the developer shall pay to
the city a monetary amount equal to the
cost of improvements (including
excavation, sub-grade preparation.
paving, drainage facilities, utility
adJustm~nts and engineering) for said
road or itreet as a condition precedent
tot h e a p pro v aT <Q f _-JU!L.E~~-~-.f2.I_ sa i d
subdivision. TheCestTmatem of-cos~f
said improvememts S~~~y
the city engineer with said estimate
being made available to the developer.
28
Said amount shall be placed by the city
into a fund labeled Street Improvement
Fund, and shall be specifically used for
the improvement of said road or street.
If improvement to said road or street
does not occur within a twenty (20) year
period from the date the money is so
placed on deposit with the city, said
money including any earned interest
thereon shall be returned to the
property owners of record at that time.
Should the city make said improvement
within the period specified then the
city is entitled to use all funds
including earned interest in order to
accomplish the required paving project.
Said earned interest shall be considered
to offset the cost of inflation to a
project. In no case except the twenty
(20) year default provision made above.
shall any developer be entitled to a
refund of any amount or portion thereof.
~\
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The developer may, at his option,
execute an "authority to release
perimeter street improvements funds" for
the purpose of allowing the City of
Wylie to improve such streets by using
these funds for said improvements for
significant reconstruction of an
existing street to a standard of
improvement less than concrete. The use
of such funds shall not include normal
maintenance repairs. Such improvements
shall be accomplished in a manner and to
a level which is at the sole discretion
of the City Council of the City of
Wylie. The City Council may also elect
not to use any of the funds, even if
released for improvements and may elect
to retain said funds until the concrete
improvements specified in the City
! standards can be accomplished. Should
/ the City Council elect, following the
developers release of funds. to make
improvements at standards less than
concrete. the remainder of the funds
(will be retained and no assessment shall
be made to the property owners until
subsequent repairs or improvements are
needed following the ultimate
~'nstallation of the standard concrete
street. The election of this option
hall release the City of Wylie from the
29
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c~ r J cI ~~. '{ \ ~ J
,j
twenty (20) year provision for non-
improvements described in the paragraph
above.
In no case shall the developer be
responsible for construction or payment
in lieu of construction of any perimeter
street to a width or thickness greater
than those specified under the standards
for thoroughfares.
Collector streets and alleys. as defined
by this section, shall be designed and
constructed with eight (8h~ch of four
thousand five hundred (~~O) p.s.i.
reinforced concrete pavement on a
compacted subbase. All steel
reinforcing shall be deformed No.3 bars
on twenty-four inch (24") centers both
ways.
Stabilization of the subbase with a six- ~
inch (6") thickness of six percent E-6"io) 7/6
hydrated lime by weight will be
required. Compaction of the lime
stabilization shall be to 95% standard
~l1 pro c tor den sit Y .
<-.1-->-->--~
3. Ma;or Thoroughfare and Commercial-
Industrial Collector Streets
On roadways, adjacent to the proposed
subdivision, that are designated to be
city thoroughfares. the subdivider shall
be required to construct. at his own
expense, one-half (1/2) of the street
section with one (1) integral curb on
the side nearest the property line.
The subdivider shall. at his own
expense, pay for constructing all
collector streets and alleys in his
subdivision and one-half (1/2) of all
perimeter streets and alleys to include
the integral curb on the side nearest
the property line. Where the proposed
subdivision is located adjacent to a
sub-standard road or street and it is
deemed not feasible, by the City of
Wylie. to improve said road or street at
the time of development of the
subdivision, the developer shall pay to
the city a monetary amount equal to the
cost of improvements (including
30
tJ
H~/f'J..-.
P ./
cJ
~J \~ /
, (
\,
excavation, sub-grade preparation,
paving, drainage facilities. utility
adjustments and engineering) for said
road or street as a condition precedent
to the approval 9f .... any plat for said
subdivision. Thg-estim~rff:;~ of
sa i dim pro v em en t s Snat-l--lre--lh::t"ermTn e d by
the city engineer with said estimate
being made available to the developer.
Said amount shall be placed by the city
into a fund labeled Street Improvement
Fund. and shall be specifically used for
the improvement of said road or street.
If improvement to said road or street
does not occur within a twenty (20) year
period from the date the money is so
placed on deposit with the city, said
money including any earned interest
thereon shall be returned to the
property owners of record at that time.
Should the city make said improvement
within the period specified then the
city is entitled to use all funds
including earned interest in order to
accomplish the required paving project.
Said earned interest shall be considered
to offset the cost of inflation to a
project. In no case except the twenty
(20) year default provision made above,
shall any developer be entitled to a
refund of any amount or portion thereof.
The developer may, at his option,
execute an "authority to release
perimeter street improvements funds" for
the purpose of allowing the City of
Wylie to improve such streets by using
these funds for said improvements for
significant reconstruction of an
existing street to a standard of
improvement less than concrete. The use
of such funds shall not include normal
maintenance repairs. Such improvements
shall be accomplished in a manner and to
a level which is at the sole discretion
of the City Council of the City of
Wylie. The City Council may also elect
not to use any of the funds, even if
released for improvements and may elect
to retain said funds until the concrete
improvements specified in the City
standards can be accomplished. Should
the City Council elect, following the
developers release of funds, to make
31
improvements at standards less than
concrete, the remainder of the funds
will be retained and no assessment shall
be made to the property owners until
subsequent repairs or improvements are
needed following the ultimate
installation of the standard concrete
street. The election of this option
shall release the City of Wylie from the
twenty (20) year provision for non-
improvements described in the paragraph
above.
In no case shall the developer be
responsible for construction or payment
in lieu of construction of any perimeter
street to a width or thickness greater
than those specified under the standards
for thoroughfares.
Thoroughfares shall be designed and
constructed with an eight-inch (8")
thickness of four thousand five hundred
(4,500) p.s.i. reinforced concrete
pavement on a compacted subbase. All
steel reinforcing shall be deformed No.3
bars at twenty-four inch (24") centers
both ways.
Stabilization of the subbase with a six-
inch (6") thickness of six percent (6%)
hydrated lime by weight will be
required. Compaction of the lime
stabilization shall be to 95% standard
proctor density.
~ 4D
~ ll/v!/~
~. PAVING WIDTH REQUIREMENTS
~I 1. Residential Streets. Collector Streets
and Allevs
J p"rA. f Residential street paving shall be a
/I.~') AJ . t d/"/A ~~~~~~m me~;ur~~en~~~:~:n f ~~~ i~~:~ ~~
f i i'>) I,JU J
" r{/6' L , () ( "[ l,l
"~p~
~
Collector or commercial/industrial
street paving shall be a minimum of
thirty-six feet (36') in width. measured
between the faces of curbs, except that
the width for collector streets in
industrial and commercial areas must be
a minimum of forty-four feet (44') in
32
width. measured between the faces of the
curbs.
Alley paving shall be ten (10) feet wide
in residential areas and sixteen (16)
feet wide in commercial and industrial
areas. Alley turnouts shall be paved to
the property line and shall be at least
two (2) feet wider than the alley paving
at that point. Paving radius where
alleys intersect residential and
collector streets shall be ten (10) feet
and where alleys intersect thoroughfare
streets the radius shall be fifteen (15)
feet.
2. Ma;or Thorou~hfares
The location for the proposed major
thoroughfares and their respective
pavement widths shall conform to the
Circulation Section of the city's
Comprehensive Plan Report. June 1980 and
all future updates and amendments as
passed and adopted by ordinance by the
City Council of the City of Wylie.
The following minimum pavement widths
are, therefore. set by this ordinance
for the construction of thoroughfares as
follows:
Type A
Hinimum Right-
of-Way Width
I C>
J-e'(j ,
Minimum Pavement
Width Between Faces
of Curbs . .J -'
3c' tJ,..
Two ~ Traffic ir.v--
,i~
Lanes divided by ~
a 15' median.
'z...
Four~' Traffic
Lanes.
Thoroughfare
Classification
Type B
Type C
76
...6-5""
IS ---r
60'
36'
Note: The minimum width of a median adjacent
to a left turn lane shall be five (5)
feet.
33
3.
Street Returns
. \~ ~; a .
\f.. (,.
~ ~lV
The minimum radius for all street
returns shall be twenty feet (20').
Returns for driveways on residential
streets shall be ten feet (10'),
commercial and industrial driveway
returns shall be a minimun of ten feet
(10') and a maximum of twenty feet (20')
except in special cases.
D. Miscellaneous
1. Reinforcing Steel
Steel for street and alley paving shall meet
ASTM designation A 15, A 16 or A 408 and be
deformed bars.
2. Sawed Dummv Joints
Sawed dummy transverse joints shall not be
greater than 20' - 2" apart and as required
by the city engineer at intersections.
Longitudinal sawed dummy joints shall be
required in all pavements where the concrete
is poured in a continuous width of thirty
(30) feet or more. The longitudinal dummy
joint shall be at a one-third (1/3) point of
the width or as directed by the city
engineer.
3. Expansion joints shall be placed at distances
no greater than six hundred (600) feet and
shall be constructed in accordance with the
City of Wylie standard. Construction joints
shall be constructed in accordance with the
expansion joint standard.
Sawed expansion joints shall have
twenty-four (24) inch centers
acceptable to the city
Construction joints shall
reinforcing bars continuous
joint.
dowels at
that are
engineer.
have the
through the
4. All sawed dummy joints, expansion joints or
any other break. crack or interruption in the
continuous paving surface shall be sealed.
prior to final acceptance by the City of
Wylie. with an approved crack sealant
material. Said material shall be of a
34
flexible asphaltic rubberized substance. All
interruptions in the paving surface shall be
sealed completely to prevent the entry of
above surface water into the base material
area.
5. Longitudinal Pavement Slopes
The minimum longitudinal
pavement slopes shall be as
Section 5.01. I.
standard alley
set forth in
The minimum
follows:
longitudinal slopes
are as
MAXIMUM
TYPE OF STREET SLOPE
Type A - Hajor Thoroughfare 6%
Type B - Hajor Thoroughfare 6%
Type C - Collector 8%
Type D - Residential 10%
Maximum grades for alleys shall be 8% within
thirty (30) feet of its intersection with a
street and 14% elsewhere.
6. Transverse Pavement Slopes
The transverse pavement slope for all non-
divided streets shall consist of a parabolic
curve from the pavement center line (which
height shall be four (4) inches above the
gutter elevation) to the gutter. For divided
streets the transverse slope shall be as
required by the city engineer.
7. Lime Stabilization
Hydrated lime shall be spread uniformly over
the soil to be treated and sprinkled to the
proper moisture content. The soil. lime and
water shall be mixed until a homogeneous
product is obtained that is free of clods and
lumps. The mixture will then be immediately
rolled to the required compaction.
35
-_.~.~.....- ." .... l' ~,,~
6.03 Sidewalks
Concrete sidewalks shall have a width of not less
than four feet (4') and a thickness of not less
than four inches (4") and shall be constructed of
two thousand (2,000) p.s.i. concrete on both sides
of all streets and thoroughfares within the
subdivision. Sidewalks shall be constructed one
foot (1') from the property line within the street
or thoroughfare right-of-way and shall extend
along the street frontage including the side of
corner lots and block ends. Construction of
sidewalks adjacent to curb in residential areas
will be considered only where driveway entrances
are constructed from the rear of lots on both
sides of the street for the full length of the
block. In these instances, the sidewalks shall be
five (5') wide. The available one foot area
between the property line and the rear edge of the
sidewalk shall be the location of the required
sewer cleanout. The area between the front edge
of the sidewalk and the curb shall be the proper
location for the water meter box.
Sidewalks in commercial areas shall be a minimum
width of five feet (5') or extend from the back of
the curb to the building line as required by the
city.
Sidewalks in industrial areas and planned
developments will be as required by the city.
All concrete for sidewalks shall be placed on two-
inch (2") sand cushion and shall be reinforced
with 6x6 No. 10 gauge welded wire fabric.
Longitudinal slope of sidewalks shall be that of
the curb adjacent to the sidewalk. The transverse
slope of the sidewalk shall be 1/4 inch per foot
starting at the back of the curb. The maximum
ground slope from the edge of the sidewalk on the
property line side shall not exceed eleven percent
(11%). If it does exceed eleven percent (11%) a
retaining wall shall be provided on the property
line that is acceptable to the city engineer.
Sidewalks shall be constructed by the individual
home builder and shall be in accordance with the
city approved plans.
36
6.04
Storm Sewers
A. General
1. Plans, profiles and specifications shall
be prepared for storm sewer improvements
to be constructed and shall show the
locations, sizes. grades. hydraulic
gradients and other details for the
proposed pipe, inlets, manholes
culverts, outlet structures and other
appurtenances. Each sheet of plans and
profiles shall bear the seal and
signature of the registered professional_
civil engineer who prepared them.
2. The subdivider shall pay all of the cost
associated with storm drainage system
improvements involved in the development
of his subdivision. Included in these
costs shall be any necessary offsite
improvements. connection extensions,
acquisition of easements. testing and
costs associated with looping or
carry through within or outside of the
development. Design and cost figures
should include any requirement, for
extending available service from one
beginning point on the property through
and to a connecting point for adjacent
properties.
In certain cases, solely at the
discretion of the City of Wylie, the
City may elect to participate in a
portion of the cost for over-sizing. No
such cost participation shall be valid
without written agreement prior to
construction.
a.
An enclosed
provided in
quantity of
water runoff
hundred (200)
storm sewer shall be
all areas where the
the accumulated storm
does not exceed two
c.f.s.
b. In drainage courses where the
accumulated storm water runoff is
more than two hundred (200) c.f.s.
and less than five hundred (500)
c.f.s.. either an enclosed storm
sewer system or a concrete lined
channel shall be constructed.
37
c. In drainage courses where the
accumulated storm water runoff is
more than five hundred (500)
c.f.s., the drainage improvements
may be either an enclosed storm
sewer, a concrete-lined channel. or
an earthen channel. Earthen
channels shall be designed
according to the criteria as set
fourth herein for open channel
sections.
d. Developers may opt on the
preliminary plat to submit to the
city staff a design for storm
drainage channels with reinforced
concrete bottoms tied into
reinforced vertical side walls. If
such design is approved and proven
to be of sufficient capacity to
handle the necessary storm drainage
then the developer may request a
decrease in width of dedicated
storm drainage easement.
3. The design of storm drainage
improvements in the City of Wylie shall
be based on flood discharges determined
by the Rational Method. The equation
for calculating storm water flows in
this manner is:
Q = CIA where
Q is the storm water flow at a given
point, measured in cubic feet per
second;
C is the co-efficient equal to the
ratio that the peak rate of runoff
bears to the average rate of
rainfall;
I is the average intensity of
rainfall for a period equal to the
time of flow from the farthest
point of the drainage area to the
point of concentration of the storm
flow at the design point;
A is the area. in acres, tributary to
the design point.
B. Runoff Co-efficient
38
~
efiJ
"(\ )
~~.f-~ TYPE OF
,: j . FACILITY
e~\
{ t\
The runoff co-efficient. which considers the
slope of the terrain, the character of the
land-use. the length of overland flow and the
imperviousness of the drainage area, shall be
determined from the ultimate land development
as shown on the Comprehensive Plan Report of
the City of Wylie. The minimum runoff co-
efficient for the appropria~e land uses shall
be as follows:
Commercial Areas
Industrial Areas
Residential Areas
Apartment Areas
Park Areas
Churches & Schools
0.90
0.70-0.90
0.45-0.60
0.70-0.80
0.35-0.40
0.50-0.90
C.
"
,,-'.
Rainfall In tensi t V - FreQ uenc V v.- ",.......u
~ '
--------
The rainfall intensity - frequency curves,
which are shown on Plate 1, are plotted from
data published by the U. S. Department of
Commerce Weather Bureau, Technical Paper No.
40.
The intensity, I, in the formula Q = CIA, is
determined from those curves by arriving at a
time of concentration and adopting a storm
frequency upon which to base the drainage
improvements.
1. Time of Concentration
The time of concentration at a design
point consists of the inlet time of the
farthest point in the system plus the
flow time from that point to the design
point. The inlet time consists of the
overland flow time plus the gutter flow
time required for the storm water to
move from the farthest point
contributing to inlet point of the
syste:n.
2. Storm FreQuencv
The storm drainage improvements in the
City of Wylie shall be designed on the
storm frequencies shown in the following
table.
DESCRIPTION OF AREA
TO BE DRAINED
HAX. TIHE OF
CONCENTRATION
(minutes)
DESIGN
FREQUENCY
(years)
39
*Storm Residential. Commercial 30 25
Sewers and Industrial
** Any type of area less 30 25
Culverts. than 100 acres
Bridges,
Channels &
Creeks
*** Any type of area 45 25
Culverts, greater than 100
Bridges. acres but less than
Channels 1,000 acres
& Creeks
Culverts, Any type of area greater 60 25
Bridges than 1,000 acres
Channels
& Creeks
* When the maximum time of concentration or
area to be drained is exceeded, the design
shall be based on a fifty (50) year
frequency.
** When the maximum time of concentration or
area to be drained is exceeded, the design
shall be based on a one hundred (100) year
frequency.
*** Whenever, in a storm sewer system, an inlet
is located at a low point so that flow in
excess of the storm sewer capacity would be
directed onto private property, the design
frequency shall be increased beyond twenty
five (25) years. If the inlet location is
such that overflow could cause damage or
serious inconvenience. it may be desirable to
increase the design frequency to as much as
one hundred (100) years.
D. Area
The area used in determining
"Rational Equation" shall be
subdividing the map of the
drainage areas within the basin
water runoff to the system base
and ground topography.
flows by
calculated
development
contributing
upon street.
the
by
into
storm
alley
E. Spred of Water
40
During the design storm, the quantity of storm
water that is allowed to collect in the streets
before being intercepted by a storm drainage
system is referred to as the "spread of water".
In determining the limitations for carrying storm
water in the street, the ultimate development of
the street shall be considered. The use of the
street for carrying storm water shall be limited
to the following:
SPREAD OF WATER
Major thoroughfares (divided) - one (1) traffic
lane on each side to remain clear.
Major thoroughfares (not divided)
traffic lanes to remain clear.
two (2)
Collector streets - one (1) traffic lane to remain
clear.
Residential streets - six inch (6") depth of flow
at curb, or no lanes completely clear.
Curves are provided on Plate 3 for determining the
spread of water for certain gutter slopes, gutter
discharge and pavement crown. Also provided are
nomographs for determining the capacity of gutter
flow (Plates 4 and 5) and a curve for determining
the curb inlet opening length (Plate 6).
F. Storm Sewer Design
Storm water in
in the streets
carried away in
capacity shall
Equation--
excess of that allowed to collect
shall be intercepted in inlets and
a storm sewer system. Storm sewer
be calculated by Manning's
Q = 1.486 AR 2/3 S 1/2; where,
n
Q is the discharge in cubic feet per second;
A is the cross-sectional area of flow in square
feet;
R is the hydraulic radius in feet;
S is the slope of the hydraulic gradient in
feet per foot; and.
n is the coefficient of roughness (n=.013 for
concrete pipe).
In the design
elevation of
sewer shall
of the storm sewer system the
the hydraulic gradient of the storm
be a minimum of one and one-half feet
41
(1.5') below the elevation of the adjacent street
gutter.
Storm sewer pipe sizes shall be so selected that
the average velocity in the pipe will not exceed
fifteen feet (15') per second nor be less than
three feet (3') per second.
Storm sewer
culvert pipe
Class III.
pipe shall be
conforming to
reinforced concrete
ASTM Designation C76
G. Open Channel Design
Storm water runoff in excess of that allowed to
collect in the streets in developed areas and
runoff in undeveloped areas may be carried in open
channels (not in the streets right-of-way). Open
channel capacity shall be calculated by Manning's
Equation and roughness coefficients and maximum
mean velocities.
Tvpe of Lining
Roughness
Coefficient
"n"
Naximum
Permissible
Mean Velocity
Earth (Bermuda Grass)
Earth (Non-vegetated)
Concrete linea------.,
Wea the red rc..,-,~. k.....
0.035
0.030
0.015
0.030
8 ft. per sec.
5 ft. per sec.
15 ft. per sec.
12 ft. per sec.
.--
Open channels shall be constructed with a
trapezoidal cross-section and shall have side
slopes no steeper than 4:1 in earth and 1.5:1 when
lined with concrete.
Earth open channels must receive special approval
by the city and must be sodded with Bermuda grass
to the satisfaction of the city.
The subdivider shall dedicate a right-of-way on
all earthen and concrete-lined channels of
sufficient width to provide for excavation of the
open channel of proper width, plus ten foot (10')
width on each side to permit ingress and egress
for maintenance or as required by the city.
42
H. Culvert Design
At locations of creek crossings with proposed
roadway improvements, it is sometimes necessary to
receive and transport storm water under the
roadway in culverts. The quantity of flow shall
be determined by the Rational Method and the
capacity of the culvert shall be calculated by
Manning's Equation.
Design of culverts shall include the determination
of upstream backwater conditions as well as
downstream velocities and flooding conditions.
Consideration shall be given to the discharge
velocity from culverts and the following
limitations are allowed.
CULVERT DISCHARGE
VELOCITY LIMITATIONS
Culvert Discharging
Onto
Maximum Allowable
Velocity (f.p.s.)
Earth
Sod Earth
Paved Apron
Riprap Apron
Shale
Rock
6
8
15
12
10
12
Generally, all culverts shall be designed with a
free outfall and the following head losses shall
govern the design of the culvert.
1. Frictional Head Loss
h = S L. Where
f f
S = Slope of hydraulic gradient in feet per foot
f and
L = Length of culvert in feet.
2. Head Loss Due to Change in Velocity
h = V 2
v 2
V 2, where
1
V = Velocity in culvert;
2
V = Velocity in channel above culvert; and
1
43
g = Acceleration due to gravity.
3. Head Loss at Upstream Entrance to Culvert Due to
Entrance and Change in Section.
h
= V
2
2g
2. where V
1
e
is equal to or less than
feet per second.
six
h = V
e 2
2 V
-0.5 1
29
2, where V is greater than six
1
feet per second.
J.-. 6t;1. :::::'; j --,
rr JJ,- iRE.
6.06 WATER SYSTEM
)
/
f
\
l
Water systems shall have sufficient number of
outlets and shall be of sufficient size to furnish
adequate domestic water, to furnish fire
protection to all lots and to conform with the
city's Comprehensive Plan Report.
A.
In zoning districts, SF-I, SF-2, 2F and MH,
the minimum size of water main shall be six
inch (6") diameter. The distribution system
shall be gridironed with minimum size six
inch (6") diameter mains at intervals not to
exceed one thousand (1000)feet. Where
intervals between "cross connecting" mains
must exceed one thousand (1000) feet, where
dead-ends must exist, (or where in the
opinion of the city they are needed), eight
inch (8") diameter or larger mains shall be
installed.
//~The subdivider shall pay all of the cost
( associated with water system improvements
involved in the development of his
subdivision. Included in these costs shall
be any necessary offsite improvements,
connection extensions. acquisition of
easements. testing and costs associated with
looping or carry through within or outside of
the development. Design and cost figures
should include any requirement. for extending
available service from one beginning point on
the property through and to a connecting
point for adjacent properties.
!
In certain cases, solely at the discretion of 1/
the City of Wylie. the City may elect to I
participate in a portion of the cost for ~
44
over-sizing. No such
shall be valid without
prior to construction.
cost participation
written agreement
B.
In cul-de-sacs
(300) feet in
not required.
used.
of less than three hundred
length where a fire hydrant is
four inch (4") mains may be
C. Eight inch (8") and larger mains shall be
installed in all streets in zoning districts.
MF, R, B-1. B-2, I and PD, with minimum size
eight inch (8") intersecting mains every six
hundred feet (600'). Where dead-ends must
exist, eight inch (8") or larger mains shall
be installed. The minimum limits set forth
in the above shall not be exceeded except
upon the specific approval by the city
engineer, city building official and the fire
chief, but in no event shall these
requirements be less than minimum required by
the State Board of Insurance or the Fire
Prevention and Engineering Bureau of Texas.
D. All water mains in re~aatial area~ shall be
constructed at least four l~eet behind the
c~orth or east- side of the street
or-ifi--an easement unless otherwise approved
by the city. In commercial and industrial
areas, the mains shall be located in
accordance with the requirements of the city.
E. The ductile iron pipe shall have a single
rubber gasket joint. shall have a cement
mortar lining of the "Enameling" type or
approved equal and shall have a minimum earth
cover of forty-two (42) inches. Water mains
fourteen (14) inch and larger may be either
ductile iron pipe, thickness Class 50
minimum. with cement mortar lining or
reinforced concrete steel cylinder pipe.
Class 150 minimum. Ductile iron pipe shall
be required in all bores, in unstable soil
conditions (expansive clays. unstable
subsoil). in or near creeks or where lines
must be installed at shallow depths (less
than 30").
The ductile iron pipe shall be centrifugally
cast in metal molds in accordance with the
applicable specifications of ANSI A21.S (AWWA
C151) and Federal Specification WW-P-421c.
The joint details shall be in accordance with
45
the applicable specifications of ANSI A21.11
(A W\V A C 111) .
Prior to approval of plans and
specifications, the subdivider shall perform
a soil survey to establish the corrosive
characteristics of the soil at, and along,
the alignment of the proposed water mains.
If the corrosive characteristics of the soil
are found to be excessive, then an approved
polyethylene encasement or wrapping of
ductile iron pipe shall be installed to
protect the pipe.
Polyvinyl chloride (PVC)
installed for water mains in
utility system.
pipe may be
the public water
1. PVC Pi pe
PVC pipe shall be new, manufactured in
the United States of America and shall
conform to the current specifications of
AWWA C900. PVC pipe with cast iron
outside dimensions and with rubber ring
joints. PVC water pipe shall be listed
by Underwriters Laboratories and
approved for use in cities and towns of
Texas by the State Board of Insurance.
The rigid PVC pipe shall bear the seal
of approval (or "NSF" mark) of the
National Sanitation Foundation Testing
Laboratory for potable water pipe.
Provision must be made for contraction
and expansion of each joint with a
rubber ring and an integral thickened
bell as part of each joint. Pipe and
fittings must be assembled with a non-
toxic lubricant. Pipe shall be made
from NSF approved class 12454-A or B PVC
compound conforming a minimum ASTM resin
specification D1784. PVC pipe shall be
Class 150 (DR 18) and meet the physical
dimensions as shown on the following
list.
Nominal
Size
(inches)
Outside
Diameter
(inches)
Class 150 (DR 18)
Min. Wall Thickness
(inches)
4
6
8
4.08
6.90
9.05
0.343
0.493
0.646
46
PVC pipe shall be designed for a minimum
150 p.s.i. water pressure. plus a 35
p.s.i. surge allowance. Service
connections to PVC pipe shall not be
made by direct tapping for service
lines; a double strap brass tapping
saddle with stainless steel bolts shall
be used to tap service lines.
2. PVC Pipe Special Embedment
PVC pipe shall be placed on a four (4)
inch foundation layer of crushed rock or
rounded gravel bedding material with a
size range of 3/8 inch to 5/8 inch.
The trench shall be backfilled with a
minimum of six (6) inches of sand on the
sides and twelve (12) inches (loose)
over the top of the pipe and
consolidated to a minimum of 90 percent
standard proctor density. This is basic 7
- Class "B" as defined by ASCE Manual
NO. 37 and latest edition AWWA C900.
Final backfill is to conform to Section ·
W.4.16.1. or Section W.4.16.2. The
Class "B" embedment material is further
defined as follows:
a. 95% of material passing 3/4" screen
b. 95% of material retained on No.4
screen
~
Tracer tape. blue in color, similar to
Terra Tape "D" DETECTABLE, as supplied
by Griffolyn Co., Inc., Houston, Texas
shall be installed in the backfill
material over top of the PVC-non
metallic pipe in accordance with the
manufacturer's recommendations.
F. Fittings shall be either gray of ductile cast iron
with mechanical joints or single rubber gasket
slip joint and shall be cement-lined and coated
inside and out with a seal-coat of bituminous
material, unless the pipe material is pretensioned
or pre-stressed concrete steel cylinder, in which
case, special fittings shall be furnished. All
gray or ductile cast iron fittings shall conform
to the applicable standards and specifications of
ANSI. latest edition.
47
G. Gate valves shall conform to American Water Works
Association Specification C500, latest edition.
Valves shall be designed for a minimum water
working pressure of 150 pounds per square inch.
Gate valves shall have a clear waterway equal to
the full nominal diameter of the valve and shall
be opened by turning to the left. Each valve
shall have the maker's initials, pressure rating
and year in which manufactured, cast in the body.
All valves buried in the ground shall be provided
with castiron valve boxes of proper dimensions to
fit over the valve bonnets and to extend to such
elevation at or slightly above the finished street
grade or ground line, as approved by the city.
Tops shall be complete with covers and shall be
adjustable. Valve boxes shall be set vertical and
concentric with the valve stem. Any valve box
which has so moved from its original position as
to prevent the application of the valve key shall
be satisfactorily reset by the developer at his
own expense. A concrete pad of the dimensions.
3'-0" x 3'-0" x 6", shall be poured around all
valve boxes, unless otherwise directed by the
city.
H. Fire hydrants shall conform strictly to AWWA
Standard Specifications for Fire Hydrants for
Ordinary Water Works Service. C502 latest edition,
except for changes or additions specifically
outlined as follows:
1. Fire hydrants shall be placed on block
corners or near the center of the block to
place all of every lot within a radius of
five hundred (500) feet in residential areas,
but under no circumstances shall a hose lay
of more than six hundred (600) feet be made
from the fire hydrant to cover all of every
lot within the su bd i vi si on /cft-- tract under
development. Where fire dt~s are placed
in the in t e r i 0 r 0 f the 0 elL. thy s hall b e
located in alignment with a pr erty line.
2. Fire hydrants shall be located in commercial
and industrial areas so that all of every lot
shall be within a radius of three hundred
(300) feet. but under no circumstances shall
a hose-lay of more than four hundred (400)
feet be made in order to adequately afford
fire protection to the building or buildings.
3.
All fire hydrants shall
nozzle and two (2) hose
have one (1) pumper
nozzles with the
48
city's standard threads. shall have a main
barrel valve opening of not less than five
(5) inches and shall be placed on connecting
mains of not less than six (6) inches in
diameter. Six (6) inch gate valves shall be
placed on all fire hydrant leads.
4. All fire hydrants shall be painted white,
using a minimum of two coats of an approved
epoxy paint followed by the top being painted
in accordance with the color code below:
Water Fire
Main Hydrant ./
Size Color \0 .~
+-- \
(inches) Code I
, . ' ,', ~.'
- ),..., " v
.~
4 \vhi te ~<,.
\12' r"
\
6 Red
.
"
,1
8 Blue ('
\ cj
\
10 Green
12 & larger Yellow
5. The operating nut shall be designed to
prevent seepage of rain or sleet and the
accumulation of dust around the revolving
nut. The operating nut shall conform to the
standards now in use by the city. The
hydrant valve shall open by turning to the
left.
6. The hydrant top or bonnet shall be free
draining and of a type that will maintain the
operating mechanism in readiness to use under
freezing conditions. It shall be so designed
as to make tampering difficult and shall be
provided with convenient means to afford
lubrication to insure ease of operation and
the prevention of wear and corrosion.
7. The body of the hydrant shall be equipped
with a breakable flange or breakable cast-
iron flange bolts just above the grade-line.
8. All hydrants shall be of such design as will
permit their extension without excavating in
case of future grade changes.
9.
The complete
that when
hydrant shall be of such design
the hydrant barrel is broken
49
through traffic collision, it may be replaced
without excavating or breaking the pavement.
The barrel and operating mechanism shall be
so designed that in case of accident, damage
or breaking of the hydrant above or near the
grade level. the main valve will remain
reasonably tight against leakage or flooding.
10. Changes in shape or size of the waterway
shall be accomplished by means of easy
curves. The junctions of hose or pumper
nozzles with the barrel shall be rounded to
ample radii. Exclusive of the main valve
opening, the net area of the waterway of the
barrel and foot piece of the smallest part
shall be not less than 150 percent of that of
the net opening of the main valve.
11. Hydrants shall be provided with an automatic
and positively operating, non-corrodible
drain or drip valve so as to drain the
hydrant completely when the main valve is
shut. A drain valve operating by springs or
gravity is not acceptable.
12. Operating stems whose threads are not located
in the barrel or waterway shall be made of
genuine wrought iron or steel and shall be
bronze bushed where passing through the
stuffing box. Operating threads must be
sealed against contact with the water at all
times regardless of open or closed position
of main valve. All operating stems shall be
coupled opposite the break flange with a
breakable coupling or coupled in such a way
as to part without breaking.
13.
Unless otherwise specified
hydrants shall be furnished
seals.
by
with
the
"0"
city.
ring
14. The hydrant head shall be constructed so that
it may be rotated to face the nozzles in any
desired direction. The developer shall
rotate the fire hydrant in such a direction
to best serve the city.
15. Hydrants shall close with the pressure and
must have a bronze cap not to seal the bottom
end of stem threads against contact with
water.
16. The developer shall furnish drawings with
cocrplete detailed dimensions of the hydrant
50
proposed for the subdivision. The city
engineer and fire marshall shall then accept
or disapprove the proposed fire hydrant.
17. Fire hydrants shall be placed at all
locations shown in the plans. Each hydrant
shall be set upon a slab of stone or concrete
not less than four inches (4") thick and not
less than one (1) square foot of surface
area. Where solid rock exists in the bottom
of the trench and same is excavated to the
proper depth to form a foundation for the
hydrant. the slab of stone or concrete above
specified may be omitted.
The hydrant shall be set perpendicular and to
the proper depth and shall be carefully and
substantially blocked against firm trench
walls using 2.000 p.s.i. concrete as herein
specified.
There shall be placed around the base of the
hydrant not less than seven (7) cubic feet of
sound broken stone or clean gravel or other
suitable material to ,provide reservoir
capacity so that the hydrant will completely
drain when closed.
18. The above mentioned fire hydrants in
residential, commercial, and industrial
tracts of real estate located in the city of
Wylie shall be installed and operable prior
to the erection of any building in which any
combustible material is used as determined by
the fire marshall of the city of Wylie.
Texas.
19. The owner of any commercial or industrial
property contemplated for development under
this ordinance on which fire hydrants and
water mains shall provide easements to the
city~ whereby, the fire, police and water
utilities department of the city shall have
ready ingress and egress to, from and across
such property to any location on such
property when necessary to extinguish a fire
or to prevent the occurrence of a fire or to
maintain, service and inspect such fire
hydrants and water mains that may be
installed or when such access to and from
said property is essential to the
preservation of life or property.
51
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~~ ~ The subdivider shall pay all of the cost
c ~~ associated with sewer system improvements involved
~ 0 in the development of his subdivision. Included
~ 'J J in these costs shall be any necessary offsite
~ ~ improvements, connection extensions, acquisition
i of easements. testing and costs associated with
~'i~. looping or carry through within or outside of the
~ ~~~ development. Design and cost figures should
~ .., t .
~~~ 1nclude any requirement, for extending available
. ~,~,;' service from one beginning point on the property
~~ ~.~through and to a connecting point for adjacent
~ (,~Jj properties.
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J.
The term "residential property" within the meaning
of this ordinance shall mean any tract of land
developed for the purpose of single family or two-
family domestic living, but not excluding
educational or religious institutions. The term
"commercial tract" within the meaning of this
ordinance shall mean any tract of business or non-
residential property and residential uses of
including, but not limited to, multi-family
complexes, residential attached, condominiums.
religious, light and heavy industry and all other
classifications of properties other than single
family residential; however, nothing herein
contained shall be construed as limitations or
repeal of the definitions set forth in the city's
fire prevention code.
"-
All changes in direction of water
special appurtenance shall be
undisturbed trench walls with
concrete in such a manner as to
of the pipe or appurtenance.
mains, plugs and
blocked against
2.000 p.s.i.
prevent movement
A full
of any
size
main.
valve shall be placed at the dead end
All pipe. fittings. valves, services, embedment
materials. testing procedures and other facilities
related to the water system improvements shall be
furnished and installed in conformance with the
applicable specifications of A.S.T.M., A.W.W.A.,
and A.N.S.I., latest editions or other regulations
of the local. state and federal agencies.
SANITARY SEWERS
In certain cases, solely at the discretion of the
City of Wylie. the City may elect to participate
in a portion of the cost for over-sizing. No such
cost participation shall be valid without written
agreement prior to construction.
52
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A. MATERIALS
Sanitary sewer mains shall be constructed of PVC
sewer pipe which meets or exceeds approved AWWA
stanc;lJI.El~c in diame ter s up to 16" and plastic / _ :-
polrurethane pipe of the Spiro lite type oIj'. 1.'C"~7C,/
equivalent in diameters of 16" and above shall be, I
the City standards. In certain cases. with prior
approval. the City will consider the use of cement
lined bituminous coated ductile iron pipe or
polyethylene lined iron pipe.
~S-(i/\ (_"~4:';
As approved by the city. sanitary sewer mains may
also be constructed of polyvinyl chloride (PVC)
pipe conformin~ ..,,,1;0 l_h~, specifications of ASTH D t-'~-"
3034. SDR 35./10't' equal. Joints for the PVC pipe _
and fittings shall be compression rubber gasket ~v
joints. The bell shall consist of an integral
wall section with factory installed ring securely
locked in bell groove to provide positive seal
under all installation conditions. Fittings and
accessories shall be manufactured and furnished by
the pipe supplier. or approved equal and shall
have bell and/or spigot configuration identical to
that of the pipe. Connections shall be made with
a fabricated fitting. Field glued connections are
not allowed. When PVC pipe passes through a
manhole wall, asbestos cement sleeves with a
rubber ring joint shall be used to provide a
positive water tight connection.
The encasement, embedment and backfill
requirements for PVC pipe and ductile iron pipe
shall conform to the standard details and
specifications of the city of Wylie. Texas.
B. Minimum Size Main
The minimum diameter of sewer main shall be eight
inches (8"). Six-inch (6") diameter sewer mains
may be acceptable only for short distances (not to
exceed 400 feet) and only in locations approved by
the city. when the main is not to be extended.
Minimum diameter for force mains shall be four
inches (4").
53
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Location
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c.
tr ~N'
Wherever feasible, the sewers shall be located in
the alleys or easements and shall have a minimum
of five (5) feet to six and one-half (6-1/2) feet
_~epth f!:_om___.gEound ~urface to the invert. . H
1)'(1 '..u"-{'c ,)( ;.(.....~_ -- n-e~-s-a-FY, th.e-rmay, be placed along the centerlJ.ne
, ~,':"'r" ..-t...: c...; 0 f the s t r e e t . ",
~r/h'C', ,.
D. Alignment and Grades
All sewers shall be laid in straight alignment
where possible with a uniform grade between the
manholes. In those cases where horizontal
curvature must be utilized to serve a particular
area. the minimum radius of curvature shall be one
hundred feet (100'). Grades and appurtenances of
sanitary sewers shall conform to the requirements
of the Texas Department of Health and the
following are the minimum slopes which will be
allowed; however. slopes greater than these are
desirable.
Sanitary
Sewer-Diameter
Minimum Slope in Feet
Per 100 Feet
4 inch (service lines)
6 inch
8 inch
10 inch
12 inch
15 inch
18 inch
21 inch
24 inch
27 inch
30 inch
36 inch
1.000
0.500
0.400
0.280
0.220
0.150
0.120
0.100
0.080
0.067
0.058
0.046
E. Performance Tests
Prior to the acceptance. newly constructed
sanitary sewers shall be subject to leakage tests.
The leakage outward or inward (exfiltration or
infiltration) shall not exceed two hundred (200)
gallons per nominal inch of the pipe diameter per
mile per twenty-four (24)/hours for any section of
the s y s t em. 11 &--,}o)A ;- b:-..._<>, ,'-.- 0/::-
F. Lift Stations
All lift stations shall be designed and
constructed with two or more sewage pumps and the
stations shall be capable of pumping the design
54
maximum flow with the largest pump out of service.
Detailed design data, plans and specifications of
the pumps shall be submitted to the city engineer
prior to the purchase and installation of the
pumps.
Whenever a city operated or constructred major
lift station is available for service to the
property, the developers shall pay all appropriate
fees, prior to service connection, and shall at
his own expense extend whatever lines and manholes
which may be necessary for connection to the
closest. city approved. connection point.
G. Force Mains
Force mains may be ductile iron or polyvinyl
chloride (PVC) and shall be designed with a
cleansing velocity of at least two (2) feet per
second which shall be maintained at minimum flow.
Where necessary, automatic air relief valves shall
be placed at high points in the force main to
prevent air locking.
Ductile iron pipe shall have Class 50
thickness. rubber gasket joints and
mortar lining with a seal coat of
material or a polyethylene lining.
minimum
a cement
bituminous
Polyvinyl chloride (PVC) force mains
the requirements for water mains as
Section 6.06, paragraph F.1 and
adequate embedment.
shall meet
described in
shall have
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H. Manholes
Manholes shall be of precast concrete ASTM C-76
pipe and be placed at points of change in
alignment. grade, or size of sewer, the
intersection of sewers and the end of all sanitary
sewer mains that will be extended at a later date.
Maximum manhole spacing for sewers with straight
alignment and uniform grades should be determined
so as to assure continuous operation based on
available cleaning equipment. The maximum manhole
spacing shall be as detailed in the "Design
Standards" below.
Manholes not set to have the ring encased in
street or alley pavement, the ring shall be set in
a six inch (6") thick reinforced concrete pad that
shall extend at least fifteen inches (15") outside
the ring.
55
Manholes in creek areas or flood plains shall be
extended at least two feet (2') above the twenty-
five (25) year flood level or as required by the
city.
DESIGN STANDARDS
Maximum Distance
Sewer Pipe Size Manhole Diameter Between Manholes
6" 4'-0" 400 ft.
8" 4'-0" 650 ft.
10" 4'-0" 800 ft.
12" 4'-6" 900 ft.
15" 4'-6" 1.000 ft.
18" 4'-6" 1.100 ft.
21" 5'-0" 1,200 ft.
24" 5'-0" 1,300 ft.
30" 5'-0" 1,500 ft.
36" 6'-0" 1,500 ft.
I. Cleanouts
Standard cleanouts shall be constructed at the
ends of all sanitary sewer mains that may not be .
extended in th~ f~~-1..re. 1F CI~.J~ 1D-f =-! ...... (......,.J~ -f{~.~ (
"-_ ~ ,..:..... sJ(-4.LI- '/'"< . 7, I''''.....~ -f-4 ~."'-"l ft...J.( la.t.. ~...:.... ;l s:........ ~~""
-t1~ (v.-+-~ ~ (. f o....iJ.. "tV). :; \.ab.") k .3 -0" fRo.r. :. - o' 'SJ-"--z...
Installation Procedures .
J.
All pipe, manholes. cleanouts, embedments
materials, testing procedures and other
improvements associated with the installation of
the sanitary sewerage system shall be furnished
and constructed in accordance with the applicable
specifications of A.S.T.M.. A.W.W.A. and A.N.S.I.,
latest edition and the regulations of the local.
state and federal agencies.
6.08 UTILITY SERVICES
A. All services for utilities shall be made available
for each lot in such a manner so as to eliminate
the necessity for disturbing the street and the
alley pavement, curb. gutter, sidewalks and
drainage structures when connections are made.
B. The subdivider shall provide separate service
lines for water and sewerage to each lot or point
of metering.
C.
All taps for potable water connections
made only with a brass double strap
saddle.
shall be
tapping
56
D.
Water service
fourths (3/4)
provided with
with a final
(1-1/2) feet.
lines shall be a minimum of three-
inch type "K" copper and shall be
a corporation at the main and a curb
cover not to exceed one and one-half
E. Sanitary sewer service lines shall have a minimum
diameter of four (4) inches. shall meet the same
requirements for sanitary sewers described above,
shall be constructed from the main to the lot
property line using wyes and necessary bends and
shall have a minimum final cover at the property
line of four (4) feet where possible.
F. A sanitary sewer service line one-way cleanout
toward main shall be placed on each service line
at the property line to facilitate maintenance.
G. The subdivider shall place a suitable marker at
the point where said service lines are stubbed out
so that these lines can be easily located for
connection by the city. Suitable markers shall be
"\'i" for water and "S" for sewer stamped in top of
curb or edge of pavement if no curb is
constructed. Letters shall have a minimum height
of two (2) inches and a minimum width of two (2)
inches. All water and sewer service lines shall
be accurately located on the "construction record
drawings" to be furnished to the city of Wylie.
H.
The subdivider shall make arrangements with
other appropriate utility companies for
extension of their respective utility lines
service to and within the addition and for
costs or refunds of such cost.
all
the
and
any
I.
The use of underground electrical services
transmission lines is encouraged for
subdivisions where feasible.
and
all
6.09 STREET LIGHTING
Street lighting shall conform to the latest edition of
the Illumination Engineering Society Handbook. Round
tapered standards with bracket arms shall be used and
lighting levels. as recommended, shall be provided for
very light traffic in residential areas. medium traffic
on collector streets and heavy traffic on
thoroughfares.
Initial cost of installation of street lighting shall
be borne by the subdivider.
57
\\ ..
.t
,
'\F
~.
One of the sheets provided by the developer in the
final platting process shall indicate the location of
proposed street lights and the anticipated illumination
arcs that such street lights shall provide.
,
""\
6.10 RECORD DRAWINGS (AS BUILT PLANS)
Prior to the acceptance of the subdivision and within
thirty (30) days of the completion of the subdivision,
the engineer for the developer shall submit to the city
a complete set of reproducible construction drawings
twenty-four (24) by thirty-six (36) inches of the
paving, drainage, water and sanitary sewer improvements
with all changes made in the plans during construction
and containing on each sheet an "As Built" stamp
bearing the signature of the engineer and the date.
Within ten (10) days of the receipt of the "Record
Drawings". the city engineer shall make a
recommendation for acceptance or non-acceptance of the
subdivision to the city council and a determination of
review cost and the receipt of the required maintenance
bond.
No final acceptance of the subdivision will be made by
the city council until these requirements have been
made to the satisfaction of the city.
SECTION 7 - FILING FEES AND CHARGES
7.01 A subdivider and/or developer is hereby required
to pay the current fees, as established by the
city council through a separate ordinance, when
any plat is tendered to the city secretary for
consideration by the Planning & Zoning Commission.
Each of the required fees and charges shall be
paid in advance and no action by the planning and
zoning commission. any official or employee of the
city shall be valid until the fee or fees shall
have been paid to the city official designated to
receive said fee or fees.
7.02 The fee shall be charged on all plats regardless
of the action taken by the planning and zoning
commission and whether or not the city council
approves or disapproves the plat.
7.03 Before commencing construction, the developer
shall pay a development inspection fee as
specified by the City of Wylie's fee ordinance.
No construction or development work may commence
until such fee has been paid in full for the
entire development or for the phase which is under
construction. This fee is paid to cover the cost
58
of inspections made during the construction of the
public works facilities which are anticipated to
be dedicated to the City of Wylie upon completion
and final acceptance. Such fee does not cover any
of the cost associated with the testing or
laboratory work which may be required of the
developer in order to establish that such
construction does meet city specifications.
SECTION 8 - MAINTENANCE BOND
The subdivider shall furnish a good and sufficient
maintenance bond or put in escrow an amount as detailed
in the city's fee ordinance to indemnify the city
against any repairs which may become necessary to any
part of the construction work performed in connection
with the subdivision, arising from defective
workmanship or materials used therein. for a full
period of one (1) year from the date of final
acceptance of each phase of the project. Final
acceptance of a subdivision or phase of a subdivision
will be withheld until said maintenance bond is
furnished to the city.
8.01 FINAL WARRANTY INSPECTION PROCEDURE
Not later than thirty (30) days prior to the end
of a given warranty period for any publicly
dedicated facilities which have been required by
this ordinance to be installed within a
subdivision and subsequently dedicated and
accepted by the City of Wylie, the City of Wylie
shall inspect those facilities and call for any
necessary repairs prior to the termination of the
warranty period. The results of this inspection
shall be kept by the City as a written record for
a period not less than five (5) years. The
results of this inspection, any repairs noted and
the subsequent action of the developer or
contractor concerned shall be part of this record.
Copies of this documentation will be delivered to
the developer and/or contractor concerned. This
notification and inspection procedure shall extend
the warranty period until all specified repairs
and inspections are completed.
SECTION 9 - EXTENSION TO EXTRATERRITORIAL JURISDICTION
9.01 The subdivision ordinance of the city of Wylie,
Texas as it now exists or may hereafter be
amended, is hereby extended to all of the area
lying within the extraterritorial jurisdiction of
the city of Wylie, Texas and the rules and
regulations within said subdivision regulations
......
59
ordinance governing plat. subdivisions of land and
construction of utilities shall be applicable to
such area within said extraterritorial
jurisdiction from and after the date of final
passage of this ordinance.
9.02 No person, corporation. partnership or other
entity shall subdivide or plat any tract of land
within the extraterritorial jurisdiction of the
city of Wylie, Texas. except in conformity with
the provision of this subdivision regulations
ordinance.
SECTION 10: OTHER REQUIREMENTS
10.01
CHANGES AND VARIATIONS:
A. These rules and regulations are the standard
requirements of the City of Wylie. Texas. A
suspension of any of these rules and
regulations may be granted by the City
Council. upon a showing that there are
special circumstances of conditions affecting
the property in question, that enforcement of
the provisions of this ordinance will deprive
the applicant of a substantial property right
and that such suspension. if granted, will
not be materially detrimental to the public
welfare or injurious to other property rights
in the vicinity.
B. The Wylie Zoning Ordinance provides for
separation of residential areas from
commercial or industrial areas by the
erection of a sight barrier fence up to six
feet (6') in height. The final plat for a
proposed subdivision, in cases where there
will be a separation of residential property
from commercial or industrial property, shall
indicate upon the final plat the location and
height of proposed fences to be installed.
10.02 PENALTY
Any person, firm or corporation who shall violate
any of the provisions of this ordinance or who
shall fail to comply with any provision hereof
shall be guilty of a misdemeanor and. upon
conviction. shall be subject to a fine not to
exceed two hundred dollars ($200.00) and each day
that such violation continues shall constitute a
separate offense and shall be punishable
accordingly.
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CITY OF WYLIE
RAINFALL INTENSITY CURVES
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CITY
TIME OF CONCENTRATION
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PLATE
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CITY
OF
WYLIE
SPREAD OF GUTTER FLOW