The regulations of this article establish standards governing the development of property within the jurisdiction of the City of Huntsville. These standards are intended to:

1. 10.101.A
   Provide for the protection of the public health, safety and welfare;
2. 10.101.B
   Promote the orderly growth and development of the City and its extraterritorial jurisdiction; and
3. 10.101.C
   Ensure the timely and coordinated provision of required transportation improvements, utilities and other facilities and services to new subdivisions and developments.

The City’s Standards, Specifications and Design Criteria are hereby incorporated by reference as if fully set forth in this Development Code. All infrastructure and improvements constructed or modified must comply with applicable Standards, Specifications and Design Criteria.

1. 10.201.A
   Survey monuments;
2. 10.201.B
   Streets within the development and improvements to existing streets that border the development that are required for safe and adequate access to the development;
3. 10.201.C
   Sidewalks;
4. 10.201.D
   Water supply and wastewater systems;
5. 10.201.E
   Surface drainage and storm sewers;
6. 10.201.F
   Stormwater management facilities;
7. 10.201.G
   Utilities;
8. 10.201.H
   Traffic control signs and street signs;
9. 10.201.I
   Street lights; and
10. 10.201.J
    Any other on- or off-site infrastructure or public improvements required by this Development Code.

Streets within developments must conform to the arrangement, width and location indicated on the transportation plan and the Comprehensive Plan. In addition, the street system must be laid out and designed with due regard for topography and drainage and to:

1. 10.401.A
   Create an integrated system of lots, streets, and infrastructure that provides for efficient movement by all lawful modes of transportation, both within the development and to and from adjacent development;
2. 10.401.B
   Provide for the efficient movement of through traffic by providing an interconnected network of streets in order to avoid isolation of development areas and over-reliance on major roads; and
3. 10.401.C
   Be uncomplicated, so that emergency services, public services, and visitors can find their way to their intended destinations.
4. 10.401.D
   The developer shall provide a street system within the development with at least one point of access to a public street adjacent to the development; provided, however, that developments that are designed to contain one hundred and fifty (150) dwelling units or more shall provide at least two points of access to adjacent public streets.

1. 10.402.A
   Streets must have a right-of-way width that will safely accommodate the transportation (vehicular, pedestrian and bicycle) improvements and street cross-sections needed to provide appropriate, safe and adequate access to the subject development, in accordance with the City’s Standards, Specifications and Design Criteria.
2. 10.402.B
   When a proposed development has frontage on an existing constructed public street, right-of-way must be dedicated and improved to meet the requirements of this Development Code. For existing constructed streets on which a proposed development has frontage, the applicant must:

   1. 1.
      Dedicate a minimum of 50% of the required right-of-way width as measured from the centerline of the existing street right-of-way;
   2. 2.
      Install all required sidewalks; and
   3. 3.
      Provide a minimum of 50% of the street cross-section required in Sec. 10.403, full depth to the current construction standards, and install it to the right-of-way centerline.
3. 10.402.C
   Right-of-way dedication and street required widening of existing constructed streets, to the current construction standards, must extend for the full length of road frontage of the property under development and must conform to the standards of this Development Code.

1. 10.403.A
   General

   Street cross-sections are comprised of the following 3 major components: (1) finished street; (2) pedestrian zone; and (3) optional boulevard treatment. Varying the design of these components allows for implementation of a context-sensitive street network and enables transportation designs that better relate to differences in environmental conditions and land use/development patterns.

1. 10.501.A
   Arterial and Collector Streets

   Sidewalks are required to be installed by the owner of the subject property whenever development occurs on a lot with frontage on an arterial street or on a collector street.  Unless the subject property is within 100' of an existing sidewalk, sidewalks are not required to be constructed along existing non-curbed streets except as adjacent to the following roadways:

   1. ◾
      Bearkat Boulevard, from Highway 19 to Bobby K Marks Drive;
   2. ◾
      Martin Luther King Jr. Drive, from Essex Boulevard to FM 2821;
   3. ◾
      Avenue M, from 8th Street to FM 247;
   4. ◾
      University Avenue, from 7th Street to FM 247;
   5. ◾
      FM 247, from Avenue M/University Avenue to FM 2821; and
   6. ◾
      Montgomery Road, from IH 45 S to Veterans Memorial Parkway.
2. 10.501.B
   Local Streets

   Sidewalks are required to be installed by the owner of the subject property whenever development occurs on a lot with frontage on a local street, provided that sidewalks are not required for construction of a detached house or two-unit house unless one or more of the adjacent properties have an existing sidewalk.  Sidewalks are not required to be constructed along existing non-curbed streets except as adjacent to the following roadways:  

   1. ◾
      Avenue M, from Josey Street to IH 45 S.
3. 10.501.C
   Other Areas

   The Planning Commission is authorized to require installation of sidewalks in other locations recommended by the City’s adopted sidewalk master plan

4. 10.501.D
   Low Density Residential Subdivisions

   Alternate trail/sidewalk construction is allowed for subdivisions in the MR district.  Developer is required to provide length of trails/sidewalks equivalent to twice the centerline length of rads within the boundary of the subdivision.

1. 10.601.A
   Except as otherwise expressly allowed under this section, developers are responsible for providing domestic water service from a public water system to properly serve each lot within a development and for ensuring that existing or new water system facilities meet required demand for domestic water use and fire protection at the required pressure.
2. 10.601.B
   The water distribution system required under this section includes all pumping station facilities, elevated storage tanks, fire hydrants and other appurtenances required to adequately serve the area being developed.
3. 10.601.C
   The required system improvements include the extension of (off-site) water mains to the development, the installation of water mains (including fire hydrants) to serve all lots within the development and the extension of water mains to the perimeter of the development (to allow for future system extensions into adjacent areas).

1. 10.602.A
   The Planning Commission is authorized to allow the use of individual private wells or community water systems meeting the design requirements of the Texas Commission on Environmental Quality when the Planning Commission determines that connection to the City water system is not feasible.
2. 10.602.B
   In approving alternative water supply systems, the Planning Commission is authorized to require the provision of permanent utility easements and temporary construction easements for the future extension City water system improvements.

All water systems must be designed and constructed in accordance with the City’s Standards, Specifications and Design Criteria and applicable design criteria of the Texas Commission on Environmental Quality (See Title 30 of the Texas Administrative Code).

Irrigation water supply wells are prohibited in the city limits.

1. 10.701.A
   Except as otherwise expressly allowed under this section, developers are responsible for providing City wastewater (sanitary sewer) service to properly serve each lot within a development and for ensuring that existing or new wastewater system facilities meet required demand for wastewater service.
2. 10.701.B
   The wastewater collection system required under this section includes all lift stations, force mains and appurtenances required to adequately serve the area being developed.
3. 10.701.C
   The required system improvements include the extension of (off-site) sewer mains to the development, the installation of sewer mains to serve all lots within the development and the extension of sewer mains to the perimeter of the development (to allow for future system extensions into adjacent areas).

1. 10.702.A
   The developer must install individual service connections ("taps") for each principal building in a development at the time of construction of required wastewater improvements. Buildings containing 2 or more dwelling units must have individual service connections for each dwelling unit, provided that buildings containing 3 or more dwelling units may provide a common connection system from the building.
2. 10.702.B
   Each wastewater service connection may serve only one building; no sharing or common use of service connections is allowed by multiple buildings.

1. 10.703.A
   If the City wastewater system is not within a distance of 1,000 feet of the development, temporary alternative sewage treatment systems may be approved. Such systems must meet the design requirements of the Texas Commission on Environmental Quality.

The developer of residential lots must dedicate land for neighborhood parks, open spaces or recreation areas at locations designated in the Comprehensive Plan or other City-approved locations at a rate of one acre per 100 dwelling units or 10% of the development’s land area (as shown on the preliminary plan), whichever is less. The developer may dedicate the area in stages if the development contains 2 or more phases. The developer shall identify the area marked on the final subdivision plat as “DEDICATED FOR NEIGHBORHOOD PARK, OPEN SPACE OR RECREATION AREA PURPOSES.”

Public streets must comply with the following street name regulations:

1. 10.1201.A
   If a new street is a direct or logical extension of an existing street, the existing street name must be used.
2. 10.1201.B
   Names of new streets that are not extensions of existing streets may not duplicate any existing street name in the City or county.
3. 10.1201.C
   Street name suffixes such as place, court, circle and loop must be used on streets that are cul-de-sac or loop streets.
4. 10.1201.D
   Suffixes such as highway, freeway or expressway may be used only on designated highways or freeways falling under the jurisdiction of the Texas Department of Transportation.
5. 10.1201.E
   Street name prefixes such as North, South, East and West may be used to clarify the general location of the street, provided that such prefixes must be consistent with the existing and established street naming and address numbering system of the general area in which the street is located.
6. 10.1201.F
   Alphabetical and numerical street names may not be used for new streets unless the street is a direct extension of an existing street with that name.

Private street names are subject to the same regulations that apply to public streets and the following additional regulations:

1. 10.1202.A
   The developer must provide signs for all private streets; the signs must comply with the size, height and material standards of the City.
2. 10.1202.B
   Private streets must be designated as “lanes” and the suffix “PRIVATE” must be an integral part of any private street sign (Example: SCENIC LANE (PRIVATE)).
3. 10.1202.C
   Private street signs must be brown.
4. 10.1202.D
   No private street name may be changed without approval of the City.
5. 10.1202.E
   No private street sign may be installed without the approval of the City.
6. 10.1202.F
   The City is authorized to remove, without notice, any private street sign that does not comply with the provisions of this section or that is installed within the right-of-way of a public street.

1. 10.1401.A
   Easements must be provided as necessary to accommodate utilities, drainage facilities (surface or subsurface), best management practices, pedestrian access, emergency vehicle access or other required improvements.
2. 10.1401.B
   No structure, foundation, slab sign or other permanent improvement may be placed within any easement required under this Development Code without written permission from the City Engineer.

1. 10.1402.A
   Utility easements must be provided in sufficient width and it such locations as required by the City or approved franchised utility provider.
2. 10.1402.B
   The developer must place or construct all new utilities within required utility easements or street rights-of-way, as approved by the City franchised utility provider.
3. 10.1402.C
   Utility easements are required adjacent to all streets and must be at least 10 feet in width along both sides of the street. Placement, arrangement and depth of utilities within such easements must be in accordance with the Standards, Specifications and Design Criteria.
4. 10.1402.D
   Utility easements that are not adjacent to streets must be least 20 feet in width for utility construction, service and maintenance.
5. 10.1402.E
   With the approval of the City Engineer and the applicable public utility, utility easements may vary from these requirements.

1. 10.1403.A
   Easements for storm drainage facilities must be provided at locations containing existing or proposed open drainage channels and enclosed drainage systems. The required width of drainage easements must be based on a drainage study and drainage calculations or other criteria submitted by the developer and approved by the City Engineer.
2. 10.1403.B
   Storm drainage easements with a minimum width of 20 feet must be provided for existing and proposed enclosed drainage systems. The City Engineer is authorized to require additional easement width if such additional width is necessary to accommodate the drainage system and provide ingress and egress for maintenance operations.
3. 10.1403.C
   Storm drainage easements along existing or proposed open drainage channels must have a width that encompasses the required channel plus at least 20 feet on each side of the channel to provide ingress and egress of maintenance equipment; to provide clearance from fences and space for utility poles; to allow maintenance of the channel bank; and to provide adequate slopes necessary along the bank.

Developers are responsible for having surveys conducted and survey monuments installed in accordance with all requirements and procedures established by the City Engineer and the Professional and Technical Standards of the Texas Board of Professional Land Surveying (Title 22, Part 29, Chapter 663B of the Texas Administrative Code).

All easements, rights-of-way and lands to be dedicated to the City, by deed or express grant, must be depicted on a survey plat and described by a metes and bounds description. Such descriptions must be tied to physical monuments of record related to the boundary of the affected area and referenced to the coordinate system described in Sec. 10.1503 unless otherwise approved by the City Engineer.

All surveys and plats must be referenced to the City of Huntsville Mapping Control Network. This network is referenced to the Texas Plane Coordinate System of 1983, Central Zone, as defined in V.T.C.A. Natural Resources Code § 21.076 unless otherwise approved by the City Engineer.

1. 10.1504.A
   All property or boundary corners, angle points and points of curvature or tangency must be monumented or referenced by corner accessory monumentation carried out by a registered professional land surveyor.
2. 10.1504.B
   All monuments must:

   1. 1.
      Be set at sufficient depth to retain a stable and distinctive location;
   2. 2.
      Be of a size and material, that in the surveyor's judgment, will best ensure that the monuments will withstand the deteriorating forces of nature;
   3. 3.
      Include a cap or marker identifying the responsible registrant, firm or associated employer;
   4. 4.
      Include a notation on the applicable plan or plat that the corner was either found or set and a description of its physical characteristics; and
   5. 5.
      Be left exposed for field inspection by the City.
3. 10.1504.C
   The City Engineer may not accept new street construction or other public improvements until all required monuments and ties are provided.
4. 10.1504.D
   Except as allowed by §12.708.E, all required monuments must be in place before filing a final plat.

The developer is responsible for maintaining all required infrastructure and public improvements until final acceptance of such improvements by the City or until responsibility for maintenance is transferred by legal agreement to a property owner’s association.

1. 10.1602.A
   Establishment

   If a property owners association is assigned responsibility for the maintenance and control of streets, open space, recreational facilities, or any other common areas and facilities within a subdivision, that property owners association must have legal authority to maintain and exercise control over the common areas and facilities, including the power to compel contributions from residents or property owners to cover their proportionate share of the costs associated with the maintenance of the common areas and facilities.

2. 10.1602.B
   Scope and Documentation

   [Based on Development Code section: 505]

   1. 1.
      Instruments establishing a property owners association must be submitted before approval of a final plat.
   2. 2.
      The association instrument must address at least the following:

      1. a.
         Provide for the operation and financing of the association.
      2. b.
         Create an administrative vehicle to manage those elements shared in common and to enforce standards;
      3. c.
         Establish a system of interlocking relationships binding each owner to all other owners for maintaining and preserving what is owned and used in common;
      4. d.
         Specific identification of what is owned and by whom;
   3. 3.
      The City must review the proposed instruments to ensure that the property owners association has clear legal authority to maintain and exercise control over the common areas and facilities, including the power to compel contributions from residents and property owners to cover their proportionate share of the costs associated with the maintenance of the common areas and facilities.