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HomeMy WebLinkAbout05-02-05 ZBA Agenda PacketTOWN OF WESTLAKE, TEXAS ZONING BOARD OF ADJUSTMENT AGENDA MAY 29 2005 7:00 P.M. TOWN HALL BOARD ROOM 2650 J. T. OTTINGER ROAD 1. CALL TO ORDER. 2. REVIEW AND APPROVE MINUTES OF MEETING HELD DECEMBER 13, 2004. 3. CONSIDER A REQUEST FOR A VARIANCE TO SECTION 18 -2 OF THE CODE OF ORDINANCES REGARDING REQUIREMENTS FOR SEPTIC TANK SYSTEMS AND ALTERNATE DISPOSAL SYSTEMS BY PETE AND LISA STEGER, OWNERS OF LOT 8 IN THE STAGECOACH HILLS ADDITION, KNOWN AS 5932 JANET COURT. 4. ADJOURNMENT. CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 2650 J.T. Ottinger Road, Westlake, Texas, on Friday, April 29, 2005, at 5:00 p.m. under the Open ings Act, Chapter 551 of the Texas Government Code. "-d Je Dwinnell, TRMC, CMC, Town Secretary TOWN OF WESTLAKE, TEXAS MINUTES OF THE MEETING OF THE ZONING BOARD OF ADJUSTMENT December 13, 2004 Present: Don Redding, Chairman Bill Frey, Member Fred Held, Member Larry Sparrow, Member Trent Petty, Town Manager Stan Lowry, Town Attorney Ginger Crosswy, Town Secretary Absent: Buddy Brown, Member Item #1: Chairman Redding called the meeting to order at 6:46 p.m. by announcing a quorum. Item #2: Review and approve the minutes of the meeting held on September 27, 2004. There was a motion by Mr. Frey, seconded by Mr. Sparrow, to approve the minutes as presented. There was no discussion and the motion carried unanimously. Item #3: Conduct a public hearing and take any appropriate action regarding an application filed by Scott and Kelly Bradley to extend a variance to the time restrictions on a temporary structure located at 10 Paigebrooke Lane. Mr. Bradley told the Board he intends to use the structure as a personal office and construction office until the time his house is finished and it will be moved at that time. The public hearing was opened at 6:50 p.m. and since no one wished to address the Board on this issue was immediately closed. There was a motion by Mr. Sparrow, seconded by Mr. Held, to approve a two year extension to this variance. There was no further discussion and the motion carried unanimously. Item #4: There was a motion by Mr. Held, seconded by Mr. Frey, to adjourn. There was no discussion and the motion carried unanimously. The meeting was adjourned at 6:51 p.m. Approved by the Zoning Board of Adjustment on , 2004. Don Redding, Chairman ATTEST: Ginger Crosswy, Town Secretary ❑■ MEMO TO: Honorable Chairman and Members of the Board of Zoning Adjustment FROM: Trent Petty, Town Manager SUBJECT: Called Meeting of May 2, 2005 DATE: April 26, 2005 RE: Consideration of a Variance to the Town's Septic Tank Regulations Item Consider a variance to Section 18 -2 of the Code of Ordinances regarding requirements for septic tank systems and alternate disposal systems. Background: Pete and Lisa Steger have purchased Lot 8 in the Stagecoach Hills Addition (5932 Janet Court) and have applied for a variance to the Code of Ordinances regarding septic tank systems. Stagecoach Hills has no sanitary sewer service and each lot is served by a septic tank. The existing homes in the subdivision were built under the Tarrant County health code before the subdivision was annexed into Westlake. New homes however must comply with the provisions of Section 18 -2 or be granted a variance in order to build. Section 18 -2 of the Code of Ordinances, specifically Paragraph (a)(l)e, requires drain fields for septic systems to have an 80 -foot setback from all property lines. The subject lot is approximately 3/a acre in size and measures approximately 156.5 feet wide by 208.5 feet deep. An 80 -foot setback from side -to -side leaves no room for a septic tank drain field. Essentially, the subject lot is unbuildable under the Town's septic tank regulations. The applicant is requesting that the Board grant a variance to the Town's regulations and permit this lot to be improved in compliance with Tarrant County Health Department septic system rules. The required drain field setback from the property line is 5 feet under health department rules. This allows an area of approximately 10,000 square feet in which to install a septic system including additional area to expand the drain field area by 100% if the need arises. The proposed building pad would be approximately 5,000 square feet in compliance with the Town's code. In addition, the applicant has agreed to install an aerobic system that is superior to a conventional septic system. This is an action item for the Board and a favorable vote of four (4) members is required to grant this variance. Staff is preparing an amendment for Board of Aldermen consideration that would provide a permanent solution to platted lots in Westlake that meet this same hardship. Attachments Variance Application and accompanying documents ORDINANCE NO. 215 AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS, ADOPTING CERTAIN REGULATIONS PERTAINING TO THE USE OF SEPTIC SYS'T'EMS AND ALTERNATIVE DISPOSAL SYSTEMS WHEN BUILDING OR DEVELOPING IN WESTLAKE; PROVIDING A SEVERABILITY CLAUSE; AND DECLARING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake has had prepared and adopted a Master Water and Wastewater System Study for the Town; and WHEREAS, the Board of Aldermen believes that surface water and the treatment of sewage through a regional wastewater treatment system is in the best interests of the Town as the Town develops; and WHEREAS, the Town also realizes that certain properties may be developed or structures constructed at a time when it is not economically feasible to provide water from a surface water supplier and /or treat sewage through a regional wastewater treatment system; and WHEREAS, the Board of Aldermen believes that it is in the public interest to adopt certain regulations concerning the use of septic systems or alternative disposal systems when such systems are used in residential construction so that the public health and welfare of the citizens will be protected; NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE TOWN OF WESTLAKE, TEXAS THAT: SECTION 1. The requirements for septic systems contained on Exhibit "A" and the requirements for alternative disposal systems contained on Exhibit "B" be and the same are hereby adopted as the Town's requirements for the use of septic. systems and /or alternative disposal systems in the Town of Westlake. SECTION 2. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held unconstitutional by a court of competent jurisdiction, such holding shall not affect the validity of the remaining portions of this Ordinance. SECTION 3. This Ordinance shall become effective upon its passage and approval. PASSED AND APPROVED on this the �day of May, 1994. SCOTT BKADLEY, MAY TOWN OF WESTLAKE, XAS Ordinance No. Septic System Ordinance Page Two (2) ATTEST: GER WHI E, TOWN SECRETARY VED AS T L GAL FORM: `1 PA L C. ISHAM, TOWN ATTORNEY SEPTIC SYSTEM AND REQUIREMENTS 1. Drainfield soil must be sandy or silty sand soil classification to a minimum depth of 42 inches. Drainfield soil must not be impacted by either residual or seasonal water tables. 2. Maximum Percolation Rate of 20 minutes per one inch. 3. Designate drainfield area on plat for primary drainfield and two reserve fields. Primary and reserve fields shall be sized to handle a minimum of four bedroom home in accordance with Tarrant County Standards. 4. Provide a distribution box to allow alternate use of primary and reserve drainfields. 5. Drainfields shall be set back 80 feet from all property lines, and 100 feet from any drainage easement, water course, water well, or spring. 6. The lot shall have a minimum 5,000 square foot buildable area outside of all drainfields, easements and building setbacks. 7. Initial construction shall include construction of the primary drainfield and one reserve drainfield. 8. System shall be permitted for one year by Town and renewed annually by Town of Westlake. At renewal time, Town Engineer shall review existing records, inspect the facility and note any corrective actions necessary for continued use. Annual inspection fee shall be $150.00 with additional inspections billed at an hourly rate to cover Town of Westlake's administrative and consulting costs. EXHIBIT "A" ALTERNATE DISPOSAL SYSTEM (When soil conditions indicate that septic systems are not feasible) 1. Treatment system must be approved by the State and meet all requirements of the State of Texas for land application of treated sanitary sewage. 2. Design flow shall be a minimum 500 gallons per day for up to three bedroom, two and one -half bath home, with an additional 100 gallons of capacity required for each additional bedroom and each additional bathroom. 3. Land application shall not exceed an average rate of 0.03 gallons per square foot per day nor a maximum rate of .045 gallons per square foot per day. 4. Land application discharge field shall be designed on the plat and set back a minimum of 50 feet from any property line and 100 feet from any drainage easement, water course, water well or spring. Discharge fields shall have a maximum slope of three percent in any direction, and a minimum area of 20,000 square feet. 5. The lot shall have a minimum of 5,000 square foot buildable area outside of all easements, building setbacks, and land application discharge fields. 6. System must provide an additional pre - treatment tank which will store a minimum of two days design flow. 7. Copies of required inspection reports shall be sent to the Town of Westlake. S. System shall be permitted for one year by the Town of Westlake and renewed annually. At renewal, the Town Engineer shall review required inspection reports, inspect the facility, and note any corrective actions necessary for.continued use. Owner or operator misuse of system may warrant more stringent private inspection, reporting to Town, and reinspection by the Town Engineer prior to renewal of the permit. Annual inspection fee shall be $150.00 with additional inspections billed at an hourly rate to cover the Town's administrative and consulting costs. ATTACBIVJOE T 11 B " Hardship Variance My wife and I would like to apply for a variance to the current septic ordinance of 80 feet from the property line. We have purchased Lot 8 of Stagecoach Hills with the intention of building our home. We have come to find that the current ordinance would prohibit us from doing so, making this lot unbuildable. This platted subdivision was established in the early 1970's prior to becoming part of the Town of Westlake. This lot is landlocked in the subdivision and there is no surrounding property available to allow this lot to meet the current standard. Virtually all of the current houses in the subdivision, in fact all the homes adjacent to this property, have leach field septic systems which do not meet the current standard. I am requesting a variance to the Tarrant County Standard which is five (5) feet from the property line (See Exhibit attached). Once our request is accepted, we will be willing to install a state -of -the -art aerobic system which is generally considered more advanced than the leach systems currently in use in the subdivision. We will comply with any reasonable request from the town engineer regarding the installation and location of said system. j Table X. Minimum Required Separation Distances for On -Site Sewage Facilities. TII " Scwge Trwtnrcnt Srril Absntli.n scrcr Pipe Widr Walettighl )uiuts Surace Applkaliuu (I.Agc of Stray Arco) t)rtp In ib` FROM Tints or ilo"ng systarrs. & Unhfwl Evaptaraaspiratiuu Tanks F.'r birds Bcd,. 50 IM 511 1SU do ISO ISO YUhlir Wars W.41" to to Public Walef %u lira, 1(r Ito 10 In 1110 � 100 50 20 1011 ' Wcfisaad t U wd Gsltms I U i ltl private Wat" Line IU' to M at Cononrko to .v unun No scpaiati.m divar-M Wclls (Plosarr: Connoted or Cmnited 10 xr q.N(l 211 S(1 50 too IL a rws u c Ccnxnscd ur V OUIM 50 to Wate rlable it Waurtable a less 71tan 100 ft. 25 when K.s0.1 Stutatnn Plaids. Lshts Rivcrs, (baits 7S, I.YI) (Scunda.y 2O - ricrtmenl A i0 75 wlca R.atl.l (W;� Soowutary �t-notmrat R (M,M" Fiore Norma Pbol Elevatim ;O [)rsint.x�tirai) - 50 1)isin(axiw - SO and Wrier tsrd)-. Sall Wasw Bodice Hi Tide (la No Scparatiw lhsurices No scpuaaoa Dislances Roawdittioal.■nildittRs.Surfaoc S 5 5 Cxeupt. 7r Except': Prtrleny lines - S hgaorncmasls. Properly lbw. 5 Pntpaty liras - Swrouruay Pools - 25 Baaewoub. Swimming Pools, and bdrer Suwlwa l D 25 to when It,t 0.1 0 25 S ZS rvbav R1O.1 Skrpes What Seep& racy taccur 44ILV J 1rrPP319 nay nr n:gaueJ low rra fa•parrawt daWairesl 15U 1011 when R,c0.1 E liaturalsee 5tl 150 ISO Whar R.w 1 elating so S0 =A4q4AJC1)' 1. Alldistaoces --"'a feel, unless otherwise i 1Jica lLvi. tt:r 29U of this title (eclarine ki Water Ilygmwur) W tht5C scparatiori dlSlariOCS, stx CINP fnim the o.mhem l lvaldr (rrmty line to Ur rec Ke one Furadditinna) inkx(0ti011 Of RYlf,llr5 than 75 foot fnr.r the banks lit the Nu"aS. MY Itio, Fri", a Sihirtal Kt s rrs JtncasUtaui 9. NoOSSF wry he instolkd elra..i 4. Drip rrrigPlim lints way nob be placed uridr foundiunru. tiR' ="' r I Hj) Wikt Ify yr lie local a5 puMIC hit) Qi IAl S. 6. hu CgoLump should CC 31�d"'( Patine waue lindwaX ,., by c!1 niL Lil Separatkm disinwr maybe iedrecd to ld ILYI ahm sprinl:k-1 uperatirrr a rnntwlkd by c"ntmrrcril lirnrr Ste ,- 1 The following information is required to process your Tarrant County Residential and Non- Residential On -Slte Sewage Facility application: 1. A site evaluation of the proposed disposal field area. 2. A completed application signed by the owner of the property. If the developerlbuilder still owns it at the time of application, they are the owner and must sign the form. 3. Fees - Two hundred and sixty dollars ($260.00) which covers application, assessment, plan review, two inspections and state mandated fee. - ', pre omr w u_rt' 4. If the property is in the Extra - Territorial Jurisdiction (ETJ) of a city exercising its authority (Fort Worth, Mansfield, Haslet) you must include clearance documentation from the city.* At this point the information will be reviewed, the site inspected and the minimum system requirements established. If the site is acceptable for a standard septic system you will receive a specification sheet detailing the minimum tank capacity and drain field size. If the site is unacceptable for a standard system you will be notified of the need to install an alternative system. There are many different types of alternative system and a list of common ones will be provided. Property Approved for a Standard Svstem: A design must be submitted showing the following: a. Property lines and dimensions (properties of several acres - just show distance to the closest line). b. Proposed location of dwelling (including driveways, decks, and other permanent structures). e. Proposed location of septic system including tanks and drainfield showing dimensions and setbacks. d. Proposed location of well(s), if applicable. (Include wells on adjacent property if within 100 feet). e. The 50- and 100 -year flood elevation if present on the property. A scale drawing is preferred, if not it must be representative and accurate. This drawing may be completed by the proposed installer (this includes homeowners, provided no -one is compensated for any work done on the system). Property Requiring an Alternative Svstem: Alternative systems must be designed by a Registered Professional Sanitarian or Registered Professional Engineer. Any alternative system proposing surface discharge, e.g., sprinklers, low pressure emitters, must also have the following documentation: (1) A copy of a service contract that lasts for two years and (2) A notarized affidavit indicating that a surface discharge system is on the property and that a service contract for the system must be in force and renewed as needed for the life of the system. A separate S 14.00 fee for the Tarrant County Clerk is required for filing affidavits. Rev. MM'061 All Systema Upon review of the submitted materials, the plan will either be approved or denied. If denied, the applicant will be notified and the reasons given. If approved, the plan will be stamped and initialed. A copy of the stamped design will be given to the installer. The stamped diagram is the permit to construct. Any Installation that is done without a stamped diagram in place wilt be considered illegal. Notification for inspections must be made at least 24 hours in advance of requested inspection. Inspections must be performed within five working days of the request. At the time of the inspection, tanks must be set with all connections made, trenches/beds dug and leveled with rock if applicable, distribution piping laid, and backfill material must be on site. Alarms, pumps, filters and other required equipment must be installed to allow testing for proper operation. Electrical hookups must be complete. If additional inspections are required due to problems with the construction, a fee of $75.00 is required. Upon completion of the system inspection(s) a permit to operate is issued. There may be conditions associated with the permit to operate and these conditions must be met. If you are building within a City, you should check with the city staff as to the availability of connection to a central sewer system. If connection is possible then a permit cannot be issued for a new or repaired on -site system. * If you are unsure if your property is in the Extra - Territorial Jurisdiction of an applicable city, our staff has maps and will gladly assist you. For further information about ETJ issues, contact the following departments: o Fort Worth - Department of Development 392 -8030 o Mansfield - Planning Department 473 -9371 o Haslet - City Secretary 439.5931 11 Y U HAVE ANY QUESTIONS OR NEED FUR RER KFORMIATION, PLEASE CONTACT OUR OFFICE B FORE YOU TAKE ANTX ACTION. CALF (817) 3 1 -4960. Rev. 02/23/04 TARRANT COUNTY PUBLIC HEALTH DEPART_VIEN'T ENVIRONMENTAL HEALTH PROMOTION 1101 S Main Street, Suite 2300, Fort Worth, TX 76104 -4802 (817)321 -4960 FAX(817)321 -4961 http: //health.tarmtcounty,cc)m System # Received Receipt # Check * or CLsh Affidavit J RESIDENTIAL On -Site Sewage Facility Application This application is valid for one year from the date the fees are received New ❑ Repair ❑ Other ❑ MAPSCO # Site address Inside the City limits of or Unincorporated area ❑ Site description: Size of property - # of Acres Subdivision name Lot # Block # Phase OR Survey Tract Abstract Property Owners Name: Mailing Address: City State Zip Telephone # Building Information Number of Bedrooms Number of Occupants Living Area Square Footage Single Family Z) Multifamlly ❑ Water Saving Devices Installed❑ Water Source. Private Well ;11 Public Supply ❑ Name Installer Phone Reg. # I understand that a property designed and constructed sewage disposal facility may malfunctlOn If not maintained or used properly. Due to the many variables involved. a system cannot be guaranteed. The licensing authority shell irspect to confirm the system meets design standards. The property owner is ultimately responsible for assur ng the correct operatic^ and maintenence of the system In accordance with the specific requirements of the type of system used. Furthermore. I, the undersigned. hereby grant access to the property, for purposes of inspecting the on -site sewage disposal system, to representatives of the Torrent County Publlc Health Department. Property Owner's Signature .. - - -. Date --- ____ -- ---- ____.r - -- -For office use only - -r6- - --- -_ Initials Data Action •.......N.,. TARRANT COUNTY HEALTH DEPARTMENT '.''•'..:. *. :.'r ENVIRONMENTAL HEALTH PROMOTION 1101 S Main Street, Suite 2300, Fort Worth, TX 76104 -4802 (817)321 -4960 FAX(817)321 -4961 http: //health.tarrantcounty.com W RESIDENTIAL On -Site Sewage F This application Is valid for one year from the date the fees are New O Repair ❑ Other ❑ MAPSCO # Site address Inside the City limits of or Unincorporated area ❑ Site description: Size of property - # of Acres Subdivision name System # Received Receipt k Check 0 or Cash Affidavit 0 Lot # Block # Phase OR Survey Tract Abstract Property Owners Name: Business Name: Mailing Address: C ity State Zip Telephone # System Use: Type of Activity (offee, churcm, menuf■ctuhrQ, etc.) Will any wastewater come from manufacturing or industrial processes: no D yes O Maximum number of employees (or people using system) per day: Estimated water use in gallons per day: single day maximum gpd Weekly average gpd monthly average gpd Water Source: Private Well D Public Supply O Name Installer Phone Reg. # I understand that a properly designed and constructed sewage disposal facility may malfunction If not maintained or used properly. oue to the many variables Involved, o system cannot be guaranteed. The licensing authority small inspect to confirm the system meets design standards. The property owner is ultimately responsible for assuring the correV,,operation and maintenance of the system in accordance with the specific requirements of the type of eyetern used, Furthormore, I, the undersigned, hereby grant access to the property, for purposes of Inspecting the on -else sewege disposal system, to representatives of the Torrent County Public Health Department. Property Owners Signature Date ----- - - - - -- -For office use Action Inftlalt Date AFFIDAVIT TO THE PUBLIC THE COUNTY OF TARR.ANT STATE OF TEXAS CERTIFICATION OF OSSF REQLMUNG MAINTENANCE According to Texas Commission on Environmental Quality Rules for On -Site Sewage Facilities, this document is filed in the Deed Records of Tarrant County, Texas. The Texas Health and Safety Code, Chapter 366 authorizes the Texas Commission on Environmental Quality (TCBQ) to regulate on -sits sewage facilities (OSSFs). Additionally, the Texas Water Code (TWC), $ 5.012 and § 5.013, gives the TCEQ primary responsibility for implementing the laws of the State of Texas relating to water and adopting rules necessary to carry out it powers and duties under the TWC. The TCEQ, under the authority of the TWC and the Texas Health and Safety Code, requires owner's to provide notice to the public that certain types of OSSFs are located on specific pieces of property. To achieve this notice, the TCEQ requires a deed recording. Additionally, the owner must provide proof of the recording to the OSSF permitting authority. This deed certification is not a representation or warranty by the TCEQ of the suitability of this OSSF, nor does it constitute any guarantee by the TCEQ that the appropriate OSSF was installed. - II An OSSF requiring a maintenance contract, according to 30 Texas Administrative Code § 285.91(12) will be installed on the property descnbed ae: Legal Dnc- iption: Address: The property is owned by: This OSSF must be covered by a continuous maintenence contract. All maintenance on this OSSF must be performed by an approved maintenance company, and a signed maintenance contract must be submitted to the Tarrant County l?ablic Health Department within 30 days after the property has been tawferred. The owner will, upon any sale or transfer of the above - described property, request it transfer of the permir for the OSSF to the buyer or new owner. A copy of the planning materials for the OSSF can be obtained from the Ta.-art County Public Health Department. WT NESS BY HAND(S) ON THIS DAY OF SWORN TO A..ND SUBSCRMED BEFORE ME ON THIS Notary's Signature: Notary's Name Printed: My Commission Expires: Forward to: Tarrant County Health Department Environmental Health. Division 1101 S Main Street; Suite 2300 Fort Worth, Texas 76104 -4802 Signature of owner (5) DAY OF Notary Public, State of Texas ON -SITE SEWAGE FACILITY (OSSF) ADDITIONAL REQUIRVvMNTS A -D RN-FORMATION: Upon any sale or transfer of this property, give this documentation to the new owner and request a transfer of the permit to operate a surface application system to the buyer or transferee. A maintenance contract with an approved maintenance company is required for all aerobic systems with surface discharge, and any�other disposal system requiring Class I quality effluent. MAINTENANCE AND MANAGEMENT PRACTICES: 1. An OSSF should not be treatcd as if it were a normal city sewer system. 2. The excessive use of in -sink garbage grinders'and grease discarding should be avoided. In -sink garbage, grinders can cause a rapid buildup of sludge or scum resulting in a requirement for more frequent cleaning and possible system failure. 3. Do not use the toilet to dispose of cleaning tissues, cigarette butts, or other trash. This disposal practice will waste water and also impose an undesired solids load on the treatment system. 4. Septic tanks shall be cleaned before sludge accumulates to a point where it approaches the bottom of the outlet device. If sludge or scum accumulates to this point, solids will leave the tank with the liquid and possibly cause clogging of the perforations in the drainfield line resulting in sewage surfacing or backing up into the house through the plumbing fixtures. S. Do not build driveways, storage buildings, or other structures over the treatment units (tanks) or the disposal field. 6. Chemical additives, or the so- called enzymes, are not necessary for the operation of a septic tank. Some of these additives may even be harmful to the tank's operation. 7. Soaps, detergents, bleaches, drain cleaners, and other household cleaning materials will very seldom affect the operation of the system. However, moderation should be exercised in the use of such materials. S. It is not advisable to allow water softener back flush to enter into any portion of the OSSF. 9. The liquid from the OSSF is still heavily laden with bacteria. The surfacing of this liquid constitutes a hazard to the health of those that might come into contact with it. WATER CONSERVATION MEASURES/PRACTICES: 1. (A) Showers usually use less water than baths. Install a water saving shower head that uses less than two and 112 gallons per minute and saves both water and encrgy. 2. (B) If you take a tub bath, reduce the level of water,in the tub from the level to which you customarily fill it to. 3. (C) Leaky faucets and faulty toilet fill -up mechanisms should be repaired as quickly as possible. 4. (D) Check toilets for leaks that may not be apparent. Add a few drops of food coloring to the tank. Do not flush. If the color appears in the bowl within a few minutes, the toilet fill or ball -cock valve needs to be adjusted to prevent water from overflowing the stand pipe or the flapper at the bottom of the toilet tank needs to be replaced. S. (E) Reduce the amount of water used for flushing the toilet by installing one of the following: a new toilet (1.6 gallon flush); a toilet tank dam; or filling and capping one -quart plastic bottles with water and sand (usually one is all that will fit in smaller toilet tanks) and lowering them into the tank of the existing 3.5 gallon or larger toilet. Do not use bricks since they may crumble and cause damage to the fixture. 11-300 GPC.2222 Page 62 SUCHAPTER H: TREATMENT AND DISPOSAL OF GREY WATER 1285.80,1285.81 1285.80. Treatment and Disposal of Greywater. New construction or alteration to an existing greywater conveyance, treatment, storage or disposal system outside of a structure or building must comply with this chapter and any established requirements of the permitting authority. Any new construction or alteration to an existing greywater reuse or reuse conveyance system associated with a structure or building must comply with requirements of the State Board of Plumbing Examiners. §285.81. Criteria for Discharge of Laundry Greywater. Wastewater from residential clothes washing machines, otherwise known as laundry greywater, mey be discharged directly onto the ground surface under the following conditions. (1) The disposal area shall not create a public health nuisance. (2) Surface ponding shall not occur in the disposal area. (3) The disposal area shall support plant growth or be sodded with vegetative cover. NO (4) The disposal area shall have limited access and use by residents and pets. y (5) Laundry greywater that has been in contact with human or animal waste shall not be discharged on the ground surface and shall be treated and disposed of according to §285.32 and §28533 of this title (relating to Criteria for Sewage Treatment Systems and Criteria for Effluent Disposal Systems, respectively). (6) Laundry greywater shall not be discharged to the area if the soil is wet. (7) The use of detergents that contain a significant amount of phosphorus, sodium. or boron should be avoided, (9) A lint trap shall be required at the end of the discharge line. page 12 anufactured housing communities, where spaces are rented or leased; or is as required in §285.4(c) of this title I engineer. OSSF planning materials shall be .nd signature) as follows, unless otherwise cture not exempted by Texas Civil Statutes, tent systems that require secondary treatment aterials for standard treatment or disposal live director shall review and respond to initial .bed in §285.32(d) and §285.33(d)(6) of this ria for Effluent Disposal Systems, naterials. After favorable review by the Os tray be reviewed and approved by the editions exist for which the planning materials terials for proprietary treatment or disposal Ill be submitted to the executive director for y the executive director before the systems can after the effective date of these rules. Cluster ling Chapter 331 of this title (relating to o5!�;,r P A- I e s.. Page 13 (b) Maintenance company. (1) At least one individual in the company shall hold either an Installer 11 license or a Clams 1) or higher wastewater operator license. (A) That individual shall also be certified by the manufacturer for the system being maintained. Effective 180 days after the effective date of these rules, the manufacturer shall certify the individual only after the individual has attended a training class approved by the executive director and comducted by the manufacturer. (R) That individual shall also be trained by the professional engineer or professional unitarian responsible for pru -tiring the planning materials, if perfortning required maintenance on an OSSF that is professionally designed as a non - standard system. (2) The maintenance company and the individual certified by the manufacturer will be responsible fcrr fulfilling the requirements of the maintenance contract_ (c) Maintenance contracts. OSSFs required to have maintenance contracts are identified in 1285.91(12) o this tale. The OSSF shall he maintained and tested by the maintenance company holding a maintenance contract. (1) Contract provisions. The OSSF maintenance contract shall, at a minimum (A) list items that art; covered by the contract; (A) specify a time frame in which the maintenance company will visit the property in response to a complaint by the property owner regarding the operation of the system; (C) specify the name of the irAvidual employed by the maintenance company who is -certified by the manufacturer of the system. (D) identify the fmquency of routine maintenance and the frequency of the required testing and reporting; and (E) identify who is responsible for maintaining the disinfection unit. (2) Contract submittals. Unless excepted by paragraph (4) of this subsection, a copy of the Signed maintenance contract shall be provided by the owner to the permitting authority before the authorization to construct is issued. Before the current contract expires, the owner of an OSSF is required to have a new maintenance contract signed. A copy of a new contract shall be submitted to the permitting authority at least 30 ' zr� 051 ®5 0.�,° •Q�J�� E.P. _5932 _JANET _COURT —�— (60' R.O.W. W /ASPH. PVM'T.) Gov �a ov ^,6 (RIGHT —OF —WAY AGREEMENT P. o VOL. 7031, PAGE 2213) ^ot- WM 156.5' TO F A F��a " HORTON DRIVE G 4� -- S 5x7 E --- X156.29' C, M. 18" OAK `0 ^r 12" OAK 1 FIR 3/4 ( \ X . OAK C.M. ,ao \ �`'� TWO FIR 5/8 O THREE 6" OAKS \ 10" OAKS m PROP. CONC 3 12" OAKS TWO \ TWO 102 50' BLDG LINE 55.00. 0 40.00' W 0 +� 63.5' L(j 0 PROP. F.P. =102.0 PROP. F.F. =102.8 37.83' 00 N N 9 9 N PROPOSED BRIt'K, ° RESIDENCE LOT 9 II PROPOSED LOT % �1A o x DRNE \ '� x9`°. 9e 18" OAK � 8" OAK O L0 I ---9;' l N 0 °o \ > 9S\ LOT 8 \ 00 a 32,617 SQ. FT. ���� Z of z \ 0.749 ACRES x ,PIP x a 00 �jj't �G1ST FgFO is s •� �\ ETON M. S. ..... °..�... 4019 ° Z o�.y® G I \ eep UT EASM'T� — — — — — — �.0 �1 PED. 7",-: 90'00'00 W 30' EASM'T. 156,50 ��a0� ® —ELEC. SIR 5/8 Cb TRANS. VOL. 5517, PG. 465 � D.R. /T.C.T. �o` SIR 5/8 x Note: Note: C.M. Denotes Controlling Monuments. I have: examined the Flood Insurance Rate Map for Tarrant Basis of Bearing according to the Plat County, Texas, Community Panel No. 48439CO180, Suffix H, recorded in Vol. 388 -66, Page 53, D.R./T.C.T. Map Effective Date: Aug. 02, 1995, Zone "X ", and it appears that no part of the subject property lies in any special flood hazard area. S AND GRADING PLAN Legal Description of Lain!: LL�T 8 Being Lot 8, Stagecoach Hills Addition, an addition to Tarrant STAGECOACH HILLS County according to plat recorded in Volume 388 -66, Page 53, Deed Records, Tarrant County, Texas. I, M.S. City of Westlake, Tarrant County, Tx. (STEVE) KEETON, a Registered Professional Land Surveyor, hereby certify that the foregoing Plat was compiled KEETON SURVEYING COMPANY from an accurate survey made _.4n._.the ground under my personal supery ion, ansd t 64e are o encroachments, conflicts, H.B. KEETON M.S. "STEVE" KEETON or protrusio ''e C X0'4 hown. REGISTERED PROFESSIONAL LAND SURVEYORS 2037 DALWORTH STREET GRAND PRAIRIE, TEXAS ✓` PHONE: (972) 641 -0843 FAX: (972) 647 -0154 E –MAIL- ksc401 90sbcg lobal. net M.S. ('Steve) Keetoln- Registe_red Professional Land Surveyor DATE: SCALE: FILE: Registration No. 4019 3/4/2005 1 " =30' ST- 8— Topo.dwg e� STA.1 /D: /#2 -2004 PROJECTS /STAGECOACH HILLS