§ 4.03. Submittal.

The preliminary plat shall be prepared as follows:

A.

General.

1.

Thirty copies of the preliminary plat submittal shall be provided to the city.

2.

The submittal shall include all fees associated with the preliminary plat.

3.

The preliminary plat shall be at a 1" = 100' scale or larger on a 24" × 36" sheet size (folded to 8½" × 11" when submitted to the city).

4.

Include the name of the proposed development, the name and address of the developer and the engineer or surveyor responsible for the design or survey, tract designation, and other descriptions according to the abstract and survey records of Tarrant County, Texas.

5.

Include the proposed name under which the subdivision is to be recorded. The name shall not have the same spelling as, or be pronounced similar to, the name of any other subdivision located within the city or within five miles of the current city limits.

6.

Include the name of the contiguous subdivision, the location of contiguous lots, the name of owners or contiguous parcels of unsubdivided land, and an indication of whether contiguous properties are platted and filed of record.

7.

Include a vicinity map showing location of tract by reference to existing streets or highways.

8.

Include conditions adjacent to the tract affecting design of the subdivision including such information as may be available from field observation, aerial photographs and available maps.

9.

Include the date of preparation, the scale of the drawing, and a north arrow.

10.

The following notice shall be placed on the face of each preliminary plat:

"PRELIMINARY PLAT FOR REVIEW PURPOSES ONLY"

11.

The following certificates shall be placed on the preliminary plat:

THE PLANNING AND ZONING COMMISSION OF SAGINAW, TEXAS ON (date ____________ / ____________ / ____________ , ____________ ) VOTED AFFIRMATIVELY TO RECOMMEND CONDITIONAL APPROVAL OF THIS PRELIMINARY PLAT, SUBJECT TO CONDITIONS ENUMERATED IN MINUTES OF THIS DATE.

	/s/         BY: CHAIRMAN

	/s/         ATTEST: CITY SECRETARY

THE CITY COUNCIL OF SAGINAW, TEXAS ON (date ____________ / ____________ / ____________ , ____________ ) VOTED AFFIRMATIVELY TO CONDITIONALLY APPROVE PREPARATION OF A FINAL PLAT SUBJECT TO CONDITIONS ENUMERATED IN MINUTES OF THIS DATE.

	/s/         BY: MAYOR

	/s/         ATTEST: CITY SECRETARY

12.

The preliminary plat shall name the responsible entity for the operation and maintenance of any building, park, equipment, pools, plantings, lawns or other legal interests, if it is proposed that they are to be shared by owners of the real property within the subdivision.

B.

Property information.

1.

Provide the location of existing blocks, lots, building lines, water courses, ravines, bridges, culverts, present structures and any pertinent natural features in the area affected. Principal dimensions and all significant information in regard to property, immediately adjacent on all sides, shall be shown.

2.

Provide the tract designation and other description according to the real estate records of the city or county assessor and recorder; also designation of the proposed uses of land within the subdivision.

3.

Include primary control points or descriptions, and ties to such control points to which all dimensions, angles, bearings, block numbers and similar data shall be referred.

4.

Include subdivision boundary lines, accurate in scale and indicated by heavy lines, of the total area proposed for subdivision and the computed acreage of the total area. Bearing and length of each boundary line shall be shown and description by metes and bounds of the subdivision perimeter shall be supplied separately on 8½" × 11" or 8½" × 14" paper.

5.

Include the location and dimensions of all existing and proposed right-of-ways, alleys, reservations, easements or other public right-of-ways within the proposed subdivision, intersecting or contiguous with its boundaries or forming such boundaries. All existing, or recorded, and proposed residential lots, parks, public areas, permanent structures within or contiguous with the proposed subdivision shall be shown. All right-of-ways shall conform to the comprehensive master plan.

6.

Include front building setback lines on all lots and sites. Side yard building setback lines shall be shown at street intersections and crosswalks.

7.

Include the location of city limit lines, the outer border of the city's extraterritorial jurisdiction, and zoning district boundaries, if they traverse the subdivision, form part of the boundary of the subdivision, or are contiguous to such boundary.

8.

Include the gross area of the subdivision, the proposed number of residential lots and area of the individual lots (in tabular format), and the approximate area of parks and of other non-residential uses.

9.

A number or letter shall be used to identify each lot or site, and block.

C.

Streets.

1.

Indicate all existing and proposed streets within and abutting the proposed subdivision. All streets shall conform to city design criteria and the comprehensive master plan. All street widths shall be dimensioned from face-to-face of curb.

2.

When the preliminary plat includes curved streets, the radius of the curve shall be shown. For lots facing on curved streets, the chord length of the lot at the front building setback line shall be shown.

D.

Traffic studies.

1.

The purpose of this section shall be to establish policies governing traffic flow and safety on street facilities within the city limits of the city. The purpose of these policies is to protect the general health, safety and welfare of the public by reducing traffic congestion, improving traffic safety and flow, and ensuring that traffic to be generated from the proposed development can be adequately and safely served by the existing and future street system.

2.

Threshold analysis: All proposed developments are required to submit the city trip generation threshold analysis worksheet, included in appendix F, prepared by a licensed professional engineer in the state with experience in transportation engineering to determine if the development is expected to generate:

a.

One thousand or more vehicle trips per day, or

b.

One hundred or more vehicle trips in the peak direction (i.e. inbound or outbound) during the site's peak traffic hour (typically a.m., p.m., or Saturday peak).

Unless approved otherwise, trip generation rates shall be based on the most recent edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual.

If the proposed development exceeds one or more of the above criteria, a traffic impact analysis (TIA) shall be required to be submitted with the preliminary plat in accordance with the requirements detailed in the following section. If none of the above criteria are exceeded, the threshold analysis shall be submitted with the preliminary plat for verification. The city reserves the right to require a TIA for developments that do not exceed the threshold analysis requirements, but may impact a sensitive area or issue, or where there may be a known public concern.

3.

Traffic impact analysis (TIA):

a.

Requirements. Prior to the commencement of a TIA, an initial discussion with the city engineer is required to establish the requirements and scope related to the TIA. The city engineer will provide guidance regarding the following:

• Peak periods for analysis (typically a.m., p.m., or Saturday peaks);

• Time periods for analysis (typically existing year, opening year of major phase(s), and buildout year);

• Intersections for analysis (typically all site access drives and all signalized and major unsignalized intersections within 1 / 2 mile of the site); and

• Background traffic growth rate(s) for horizon year(s) (typically three to five percent per year, compounded annually).

Depending upon specific site development characteristics, a sight distance analysis, queuing analysis, or turn lane storage analysis may also be required.

The purpose of the study is to determine whether the existing and planned thoroughfare system can accommodate the impact of the proposed development. If the design level of service cannot be maintained, mitigation improvements shall be required to accommodate the development. To achieve consistency between each study, the following standards shall apply:

• Design level of service:

The minimum acceptable level of service (LOS) within the city shall be defined as LOS "C" in the design hour(s) for all study links and intersections.

LOS "D" may be permitted by the city engineer for interim conditions at locations where LOS "C" cannot be achieved without major capacity improvements.

• Trip generation:

The city's standard for trip generation rates shall be those found in the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual.

Alternative trip generation rates may be accepted on a case-by-case basis if the applicant can provide current supporting data substantiating that the development significantly differs from the rates published in the ITE Manual. Approval from the city engineer is required to use alternative rates.

Trip reductions for pass-by trips and/or internal capture shall not be permitted without the prior approval of the city engineer.

b.

Methodology. The TIA shall include the general information detailed below. It should be noted that this methodology is not intended to be all inclusive, but should be used as a guideline during TIA preparation.

• Site location/study area — include a description of the size, general features, and location of the site — including a site plan and map of the study area relative to the surrounding area;

• Existing zoning and development — include a description of the existing development on the site and any impact it would have based on the proposed development;

• Proposed development — include a description of the proposed development for the site, land areas, assumed floor area ratios (FAR), and proposed intensities (i.e. square footage, number of units, etc);

• Thoroughfare system — provide a description, speeds, and map of existing or planned thoroughfares and traffic control devices within the study area;

• Existing traffic volumes — summarize traffic counts performed for major thoroughfares and intersections within the study area;

• Projected traffic volumes — summarize assumptions made in determining horizon year(s) background traffic projections for the thoroughfare system;

• Trip generation — summarize trip generation rates and projected trip generation for the site for applicable peak periods for each horizon year;

• Trip distribution and assignment — provide summary, tables, and figures to detail the assumptions made in performing trip distribution and traffic assignment — it is recommended that a figure be provided showing distribution and assignment for each site driveway and study intersection;

• Capacity analysis — identify capacity analysis technique used and provide peak hour capacity analysis at each of the study area links and intersections for existing and horizon year traffic conditions;

• Evaluation of recommended improvements — detail any recommended improvements required for the study area to accommodate the proposed development and provide additional capacity analysis worksheets where applicable; and

• Traffic signal evaluations — provide traffic signal warrant analysis where applicable — including the approximate timeframe required for installation;

In order to present the information listed above, it is recommended that the study include the following exhibits:

• Vicinity map.

• Site plan.

• Existing lane use assignments and traffic control devices.

• Existing traffic volumes (for each peak period).

• Projected site traffic distribution percentages.

• Projected peak hour site traffic volumes (for each peak period).

• Horizon year(s) lane use assignments and traffic control devices.

• Projected horizon year(s) traffic volumes (for each peak period).

• Summary of recommended improvements.

c.

Preparation and review. The TIA must be prepared and submitted in accordance with all of the guidelines in this ordinance. The TIA shall be prepared and sealed by a licensed professional engineer in the state with experience in transportation engineering. The applicant shall submit three copies of the TIA for review. In addition, all electronic files used as part of the traffic analysis (i.e. Synchro, HCS, etc) shall be provided.

Additional requirements and/or analysis may be necessary to comply with the guidelines of the Texas Department of Transportation (TxDOT) for developments adjacent to TxDOT facilities. It shall be the applicant's responsibility to coordinate TIA requirements and review with TxDOT, if applicable to the proposed development.

E.

Drainage.

1.

The preliminary plat shall include topographical information including contour lines on a basis of five-foot intervals in terrain with a slope of five percent or more and on a basis of one foot intervals in terrain with a slope of less than five percent. All elevations shall be on U.S. Coast and Geodetic Survey datum or referenced to a city benchmark on the same datum. The datum used shall be specified on the drawing.

2.

A preliminary drainage plan shall be provided, describing the contributing drainage to and within the proposed subdivision. The submittal shall include the area, slope and type of development in the contributing area.

3.

The preliminary drainage plan shall include the locations of existing and proposed inlets, storm sewer mains, outfalls, culverts, and bridges as applicable to the development. All drainage must be planned in accordance with the comprehensive master plan and meet the requirements of the drainage design section of this ordinance. The best interest of the immediately adjacent properties shall be considered at this stage of the development.

4.

Indicate the location, dimension, description, and flowlines of existing drainage structures and the location, flowlines, and floodplain boundaries of existing watercourses within the subdivision and/or contiguous tracts.

5.

Include the width of floodplain, drainage and other easements on both the preliminary drainage plan and the preliminary plat.

F.

Public utilities.

1.

The preliminary plat shall include all existing sanitary sewers, water mains, gas mains, electric and telephone lines, culverts, and any other underground structures or utilities within the tract and immediately adjacent thereto with pipe sizes and locations indicated.

In the event water mains and sanitary sewers are not on or adjacent to the tract, indicate the direction, distance, and size of the destination mains, including invert elevations of the sewer lines.

2.

Include the size and location of all proposed water distribution mains, including fire hydrants.

3.

Include the size and location of all proposed sewer mains, including manholes.

4.

The preliminary plat shall conform to design criteria and the comprehensive master plan.

G.

Park dedication. The preliminary plat shall show all areas proposed for park dedication in accordance with the park master plan.